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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549


FORM 10-K



ý

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2001

OR

o TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

Commission file number 0-21937

CERUS CORPORATION
(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction of
incorporation or organization)
  68-0262011
(IRS Employer Identification No.)

2411 Stanwell Dr.
Concord, California

 

94520
(Address of principal executive offices)   (Zip Code)

(925) 288-6000
(Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:
None

Securities registered pursuant to Section 12(g) of the Act:
Common Stock, par value $.001 per share
(Title of Class)

        Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes  ý     No  o

        Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  ý

        The approximate aggregate market value of the common stock held by non-affiliates of the registrant, based upon the $47.03 closing price of the common stock reported on the Nasdaq National Market on February 28, 2002, was $476,468,361.

        As of February 28, 2002, there were 15,754,460 shares of the registrant's common stock outstanding.

        Portions of the registrant's definitive proxy statement to be issued in connection with its 2002 annual meeting of stockholders are incorporated by reference to Part III of this report.





TABLE OF CONTENTS

 
   
  Page
PART I

Item 1.

 

Business

 

3
Item 2.   Properties   36
Item 3.   Legal Proceedings   36
Item 4.   Submission of Matters to a Vote of Security Holders   36

PART II

Item 5.

 

Market for the Registrant's Common Equity and Related Stockholder Matters

 

36
Item 6.   Selected Financial Data   37
Item 7.   Management's Discussion and Analysis of Financial Condition and Results of Operations   38
Item 7A.   Quantitative and Qualitative Disclosures About Market Risk   43
Item 8.   Financial Statements and Supplemental Data   43
Item 9.   Changes in and Disagreements with Accountants on Accounting and Financial Disclosure   43

PART III

Item 10.

 

Directors and Executive Officers of the Registrant

 

43
Item 11.   Executive Compensation   43
Item 12.   Security Ownership of Certain Beneficial Owners and Management   44
Item 13.   Certain Relationships and Related Transactions   44

PART IV

Item 14.

 

Exhibits, Financial Statement Schedules and Reports on Form 8-K

 

44

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PART I

         This report contains forward-looking statements. These forward-looking statements are based on Cerus Corporation's current expectations about its business and industry, and include, but are not limited to, statements concerning Cerus' plans or expectations concerning development and commercialization of its current product candidates; conduct of clinical trials of its product candidates; regulatory approvals; its ability to address certain markets; manufacturing and supply for its clinical trial and commercial requirements; reliance on a third party for a marketing, sales and distribution capability; and evaluation of additional product candidates for subsequent clinical and commercial development. In some cases, these statements may be identified by terminology such as "may," "will," "should," "expects," "plans," "anticipates," "believes," "estimates," "predicts," "potential" or "continue" or the negative of such terms and other comparable terminology. In addition, statements that refer to expectations or other characterizations of future events or circumstances are forward-looking statements. These statements involve known and unknown risks and uncertainties that may cause Cerus' or its industry's results, levels of activity, performance or achievements to be materially different from those expressed or implied by the forward-looking statements. Factors that may cause or contribute to such differences include, among others, those discussed under the captions "Business," "Risk Factors" and "Management's Discussion and Analysis of Financial Condition and Results of Operations." Forward-looking statements not specifically described above also may be found in these and other sections of this report. Cerus undertakes no obligation to update any forward-looking statements to reflect events or circumstances after the date of this report.

        Helinx is a trademark of Cerus Corporation. INTERCEPT Blood System, INTERCEPT Platelet System, INTERCEPT Plasma System, INTERCEPT Red Blood Cell System and INTERSOL are trademarks of Baxter International, Inc.


Item 1. Business

Overview

        Cerus Corporation is developing medical systems and therapeutics based on its proprietary Helinx technology for controlling biological replication. Cerus' most advanced programs are focused on systems to enhance the safety of blood products used for transfusion. The INTERCEPT Blood Systems, based on the company's Helinx technology, are designed to inactivate viruses, bacteria, other pathogens and white blood cells. Cerus also is pursuing therapeutic applications of Helinx technology to treat and prevent serious diseases.

        Cerus is developing the INTERCEPT Platelet System, INTERCEPT Plasma System and INTERCEPT Red Blood Cell System with its development and commercialization partner, Baxter Healthcare Corporation. The INTERCEPT Blood Systems are intended to target and inactivate blood-borne pathogens, such as HIV and hepatitis B and C, as well as harmful white blood cells, while leaving intact the therapeutic properties of the blood components. The INTERCEPT Blood Systems inactivate a broad array of pathogens and have the potential to reduce the risk of transmission of pathogens for which testing is not completely effective or is not currently performed. Cerus believes that the INTERCEPT Blood Systems also have the potential to inactivate new pathogens before they are identified and before tests are developed to detect their presence in donated blood. An estimated four million units of platelets, seven million units of fresh frozen plasma and 37 million units of red blood cells are transfused annually in the United States, Western Europe and Japan.

        Cerus and Baxter have submitted regulatory applications seeking CE Mark approval in Europe and marketing approval in Australia and Canada and have begun the regulatory submission process in the United States for approval of the INTERCEPT Platelet System. In addition, the companies are preparing the U.S. regulatory submission for approval of the INTERCEPT Plasma System, which will be followed by a CE Mark application for this product. The INTERCEPT Red Blood Cell System is in pivotal Phase III clinical trials in the United States. Cerus' allogeneic cellular immune therapy (ACIT)

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program, designed to improve the outcome of bone marrow transplantation procedures through use of T-cells treated with the Helinx technology, is in Phase I clinical trials. Cerus' Epstein-Barr Virus (EBV) cellular vaccine program is in pre-clinical development.

        Cerus is conducting product development and commercialization activities with Baxter pursuant to agreements for the development, manufacturing and marketing of the INTERCEPT Blood Systems. These agreements provide for Baxter and Cerus to generally share development expenses, for Baxter's exclusive right and responsibility to market the systems worldwide and for Cerus to receive a share of the gross profits from the sale of the systems.

        Cerus was incorporated in California in 1991 and reincorporated in Delaware in 1996.

Industry Background

        Blood Supply Market.     Blood transfusions are required to treat a variety of medical conditions, including anemia, low blood volume, surgical bleeding, trauma, acquired and congenital bleeding disorders and chemotherapy-induced blood deficiencies. Worldwide, over 90 million whole blood donations occur each year. Approximately 40-50 million of those donations occur in North America, Western Europe and Japan, the primary geographical markets for the INTERCEPT Blood Systems.

        Whole blood is composed of plasma, the liquid portion of blood containing essential clotting proteins, and three cellular blood components: platelets, red blood cells and white blood cells (leukocytes). Platelets are essential to coagulation, while red blood cells carry oxygen to tissues and carbon dioxide to the lungs. White blood cells play a critical role in immune and other defense systems, but can cause harmful transfusion-related immune reactions in, or transmit disease to, transfusion recipients.

        Blood collection centers periodically experience shortages of critical blood components due to temporary increases in demand, reduced donor availability during holiday periods and the limited shelf life of cellular blood components. To efficiently allocate the limited available blood supply and to optimize transfusion therapy, essentially all donated blood is separated into platelets, plasma and red blood cells. These blood components are obtained either by manually processing donor units of whole blood or by apheresis, an automated process by which a specific blood component is separated and collected from the donor's blood while the other components are simultaneously returned to the donor.

        Patients requiring transfusions typically are treated with one or more specific blood components required for their particular deficiency, except in cases of rapid, massive blood loss, in which whole blood may be transfused. Platelets often are used to treat cancer patients following chemotherapy or organ transplantation. Red blood cells frequently are administered to patients with trauma or surgical bleeding, acquired chronic anemia or genetic disorders, such as sickle cell anemia. Plasma used for transfusions is stored in frozen form and is referred to as fresh frozen plasma, or FFP. FFP generally is used to control bleeding. Plasma also can be separated, or "fractionated," into different products that are administered to expand blood volume, fight infections or treat diseases such as hemophilia.

        Blood Supply Contaminants.     A primary goal of every blood collection center is to provide blood components for transfusion that are free of viruses, bacteria and other pathogens. Despite improvements in donor screening and in the testing and processing of blood, patients receiving blood transfusions still face a number of significant risks from blood contaminants, as well as adverse immune and other transfusion-related reactions induced by white blood cells. Viruses, such as hepatitis B (HBV), hepatitis C (HCV), human immunodeficiency virus (HIV), cytomegalovirus (CMV) and human T-cell lymphotropic virus (HTLV), can present life-threatening risks. In addition, bacteria, the most common agents of transfusion-transmitted disease, can cause complications, such as sepsis, which can result in serious illness or death. Many other agents can transmit disease during transfusion, including the protozoa that cause malaria and Chagas' disease.

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        Infectious pathogens are not the only cause of adverse events arising from the transfusion of blood components. White blood cells present in a blood unit can multiply after transfusion, mounting a potentially fatal graft-versus-host immune response against the recipient. Similarly, alloimmunization, an immune response that can develop from repeated exposure to transfused white blood cells, can significantly reduce the efficacy of subsequent transfusions. Moreover, white blood cells themselves may harbor and transmit bacteria and infectious viruses, such as HIV, CMV and HTLV.

        Emerging and unidentified pathogens also present a threat to the blood supply, a problem illustrated by HIV. It is estimated that HIV was present in the blood supply for at least seven years before it was identified as the causative agent of AIDS and at least eight years before a test was commercially implemented to detect the presence of HIV antibodies in donated blood. During those years, many transfusion recipients were infected with the virus, including approximately 70% of patients with severe hemophilia. In addition, new variants of HIV and other viruses, such as hepatitis G, have been identified. Transfused blood is not routinely tested for these emerging viruses, despite the potential risk to transfusion recipients.

        The risk of transmission of pathogens from an infected donor is compounded by a number of factors. If a unit of blood contains an infectious pathogen, dividing the blood into its components may expose three or more patients to the pathogen in that unit. Blood products are commonly pooled from several donors to form a single therapeutic dose, which increases the recipient's risk of infection. Similarly, patient populations that require frequent transfusions, such as patients with cancer, suppressed immune systems, congenital anemias and kidney and liver disorders, experience a heightened risk of infection due to multiple donor exposures.

        Current Approaches to Address Blood Supply Contamination.     Public awareness of the significant rates of hepatitis, HIV and other viral transmission from blood transfusions has led to expanded efforts to improve the safety of the blood supply. For many years, the only approach available to reduce the risk of transmission of diseases was donor screening interviews. In addition to required donor screening, diagnostic tests have been developed to detect the presence of certain infectious pathogens known to be transmitted in blood. However, there remain a number of other blood-borne pathogens for which tests are not routinely administered, and for many of these, no tests have been developed.

        Although donor screening and diagnostic testing of donated blood have been successful in reducing the incidence of transmission of some of these known pathogens, these methods have significant limitations. Tests are currently performed for only a limited number of blood-borne pathogens. Moreover, current methods of testing are not completely effective, which can lead to the release of contaminated blood into transfusion inventory. Most tests used in blood centers in the United States are intended to detect antibodies directed against a pathogen or surface antigens. All tests currently in use by blood centers can fail if performed during the "infectivity window," that is, early in the course of an infection before agents appear in detectable quantities. Nucleic acid testing for HIV and hepatitis C is mandatory in blood centers in Europe, and is used by most blood centers in the United States. Although nucleic acid testing is more effective at detecting specific pathogens in earlier stages of infection in a donor, it does not close the infectivity window completely. For example, a transfusion recipient in the United States recently became infected with HIV from a blood transfusion for which nucleic acid testing failed to detect the virus. Furthermore, nucleic acid testing, like other testing currently performed on donated blood, provides limited benefit as it is effective only for specific viruses for which the testing is performed. In addition, tests for viral infection may be ineffective in detecting a genetic variant of the virus that the test was not developed to detect. For instance, certain strains of HIV, such as Subtype O, sometimes are not detected in standard HIV tests. Finally, there are no current tests available to screen effectively for many emerging pathogens, and testing cannot be performed for pathogens that have yet to be identified. As a result of these limitations, a number of infectious pathogens still pass into the blood supply.

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        In light of these continuing concerns, many patients have attempted to mitigate the risks of transfusion through "autologous donation," which is the donation of the patient's own blood for anticipated future use, or, where autologous donation is impracticable, through the designation of donors such as family members. Although autologous donations eliminate many risks, the blood collected is still subject to the risk of bacterial growth during storage and is rarely available in emergency situations or when a patient is chronically ill. In addition, the statistical incidence of infected units from designated donor blood has been found to be as high as in random donor units.

        Blood centers and health care providers have initiated additional procedures in an effort to address pathogen transmission issues. For example, platelet apheresis is sometimes used to limit donor exposure from pooled, manually collected platelets. In addition, blood centers may quarantine single donor plasma apheresis units until after the infectivity window has elapsed, followed by confirmatory retesting of the donor, if the donor is available, to help verify the safety of the donated plasma. However, quarantining plasma is expensive, and inventory is difficult to manage. Moreover, a quarantine cannot be used with platelets and red blood cells because these components have shelf lives that are shorter than the infectivity window related to antibody production. No commercial processes are currently available to eliminate pathogens in platelets and red blood cells. Two pathogen inactivation methods are used commercially for FFP: treatment with solvent-detergent and methylene blue, which is used in Europe. Because the solvent-detergent process pools hundreds of units of plasma, the potential risk of transmitting pathogens not inactivated by the process is increased. Methylene blue has not been shown to be effective in the inactivation of intracellular viruses and bacteria.

        Some blood centers are currently using gamma irradiation to inactivate white blood cells. This nonspecific method has a narrow range of efficacy: insufficient treatment can leave viable white blood cells in the blood, while excessive treatment can impair the therapeutic function of the desirable blood components being transfused. White blood cell depletion by filtration decreases the concentration of these cells in transfusion units, but does not inactivate or completely eliminate white blood cells or inactivate the immunological functions of the cells not removed by the filtration process.

        Economic Costs of Blood Supply Contamination.     In economically developed countries, many of the tests and inactivation measures described above are mandated by regulatory agencies, resulting in a safer and more uniform blood supply, but also significantly increasing costs of processing and delivering blood products.

        Moreover, the development and widespread implementation of testing for many unusual or low-incidence pathogens is not cost-effective or practical. For example, the development of tests to detect the presence of all forms of harmful bacteria would be extremely expensive. As a result, the only test regularly conducted to detect the presence of bacteria is the test for the bacterium that causes syphilis.

        The continuing risk of transmission of serious diseases through transfusion of contaminated blood components from both known and unknown pathogens, together with the limitations of current approaches to providing a safe blood supply, have created the need for a new approach to pathogen inactivation that is safe, easy to implement and cost-effective. Cerus believes that such an approach should be effective in inactivating a broad spectrum of clinically significant pathogens, preserve the therapeutic properties of the blood components and be safe for use.

INTERCEPT Blood Systems and Helinx Technology

        Cerus and its development and commercialization partner, Baxter, are developing INTERCEPT Blood Systems to prevent the transmission of infectious diseases through blood transfusions. The INTERCEPT Blood Systems employ Cerus' proprietary nucleic-acid targeting Helinx technology. Cerus has conducted studies that have demonstrated the ability of the Helinx technology to inactivate a broad

6



array of viral, bacterial and parasitic pathogens that may be transmitted in blood transfusions. Cerus believes that the mechanism of action of its Helinx technology provides the potential to inactivate many new pathogens before they are identified and before tests are developed to detect their presence in the blood supply. Because INTERCEPT Blood Systems are designed to inactivate rather than merely test for pathogens, the systems also have the potential to reduce the risk of transmission of pathogens that would otherwise remain undetected by testing.

        Helinx technology prevents the replication of DNA or RNA, which is present in viruses, bacteria and other pathogens. Therapeutic blood components (platelets, FFP and red blood cells) do not contain nuclear DNA or RNA—the targets for the Helinx technology. When Cerus' proprietary inactivation compounds are combined with the blood components for treatment, they cross bacterial cell walls or viral membranes and move into the interior of the nucleic acid structure. When subsequently activated by an energy source, such as light, the compounds bind to the nucleic acid of the viral or bacterial pathogen, preventing replication of the nucleic acid. This process prevents infection because a virus, bacteria or other pathogen must replicate its DNA or RNA to proliferate and cause infection. The Helinx compounds react in a similar manner with the nucleic acid in white blood cells, inhibiting the activity that is responsible for certain adverse immune and other transfusion-related reactions. These compounds are designed to react with nucleic acid only during the pathogen inactivation process and not after the treated blood component is transfused.

        INTERCEPT Blood Systems are being designed to integrate into current blood collection, processing and storage procedures. Furthermore, Cerus believes that the use of INTERCEPT Blood Systems, in addition to eliminating the need to implement costly new testing procedures, could potentially lead to a reduction in the use of certain costly procedures that are currently employed in blood component transfusions, such as gamma irradiation, CMV testing and white blood cell filtration.

Cerus Strategy

        Cerus' objective is to develop medical systems and therapeutics that provide safer and more effective treatment options to patients. The INTERCEPT Blood Systems, based on the company's Helinx technology, are designed to inactivate viruses, bacteria, other pathogens and harmful white blood cells in blood components for transfusion. Cerus also is pursuing therapeutic applications of Helinx technology to treat and prevent serious diseases. Cerus' strategy incorporates the following key elements:

        Establish INTERCEPT Blood Systems as the Standard of Care.     Domestically, the target customers for the INTERCEPT Blood Systems are the approximately 105 community blood center organizations that collect approximately 85% of blood in the United States. There is an even greater concentration among blood centers in foreign countries. Baxter has a significant marketing presence in these blood centers in the United States and abroad. In addition, Cerus has developed strong relationships with prominent transfusion medicine experts in a number of these centers as well as in the broader medical communities worldwide. Cerus intends to work with these experts to encourage support for the adoption of the INTERCEPT Blood Systems as the standard of care.

        Use Strategic Alliances.     Cerus has received significant development funding from Baxter, and intends to leverage Baxter's manufacturing, marketing and distribution expertise and resources. Cerus believes that Baxter's established position as a manufacturer and leading supplier of devices, disposables and other products related to the transfusion of human blood products can provide Cerus with access to an established marketing, sales and distribution network. The INTERCEPT Blood Systems are being designed to integrate into Baxter's current product line and into current blood collection, processing and storage processes. Cerus has also entered into a collaborative agreement with, and received development funding from, the Pharmaceutical Division of Kirin Brewery Co., Ltd. to develop and market products for stem cell transplantation based on Cerus' Helinx technology. Under

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this agreement, Cerus and Kirin will jointly develop the products. Kirin will market any approved products resulting from the collaboration in the Asia-Pacific region, including Japan, China, Korea and Australia, and Cerus will receive a specified share of product revenue. Cerus retains all marketing rights in the rest of the world, including the United States and Europe. Cerus intends to continue to develop its products together with partners that can provide direct funding and manufacturing, marketing and distribution resources and expertise.

        Protect and Enhance Proprietary Position.     Cerus believes that the protection of its proprietary technologies is important to its business prospects and that its intellectual property position may create competitive barriers to entry into the blood component treatment market. Cerus currently holds issued and allowed patents covering a number of fundamental aspects of its Helinx technology and its blood component treatment system technology. Cerus intends to continue to pursue its patent filing strategy and to vigorously defend its intellectual property position against infringement.

        Leverage Expertise and Helinx Technology.     Cerus is using its broad expertise in nucleic acid chemistry to develop additional products, beyond the INTERCEPT Blood Systems. Cerus believes that its nucleic acid-targeting Helinx technology has potential application in a number of health and research-related fields, such as bone marrow transplantation, cancer, cellular vaccines and hematologic and proliferative disorders.

Product Development

        Cerus is developing treatment systems to inactivate infectious pathogens and harmful white blood cells in platelets, FFP and red blood cells and to improve the outcomes of bone marrow transplantation procedures. Cerus has incurred research and development expenses of $48.2 million, $34.8 million and $22.5 million for the years ended December 31, 2001, 2000 and 1999, respectively. The following table identifies Cerus' product development programs:

Program

  Therapeutic Indication
  Cerus Product
In Development

  Development
Status

  Partner
Platelets   Surgery, cancer chemotherapy, transplantation, bleeding disorders   INTERCEPT Platelet System   Regulatory applications for CE Mark approval in Europe and for marketing approval in Australia and Canada submitted; regulatory application process underway in the United States   Baxter

Plasma (FFP)

 

Surgery, transplantation, bleeding disorders

 

INTERCEPT Plasma System

 

Phase IIIa and IIIb clinical trials completed; Phase IIIc clinical trial enrolling patients

 

Baxter

Red Blood Cells

 

Surgery, transplantation, anemia, cancer chemotherapy, trauma

 

INTERCEPT Red Blood Cell System

 

Phase III clinical trials enrolling patients

 

Baxter

Allogeneic Cellular Immunotherapy (ACIT)

 

Allogeneic bone marrow transplant to treat leukemia and lymphoma

 

T-Cells Treated with the Helinx Technology

 

Phase I clinical trials

 

Kirin

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        Clinical Trial Design.     Cerus conducts clinical trials using several designs. In a controlled study, treated and untreated blood components are administered to subjects who are randomly assigned to either a test group or a control group, and the results are compared. In a cross-over study, each subject receives both treated and untreated blood components in random order. To avoid bias in reporting side effects, studies are usually blinded. In a single-blind study, subjects are not told whether they are receiving treated or untreated blood components. In a double-blind study, neither the subject (patient) nor the investigator (physician) knows whether the subject is receiving treated or untreated blood components.

Platelet Program

        Platelet Usage and Market.     Platelets are cellular components of blood that are an essential part of the clotting mechanism. Platelets facilitate blood clotting and wound healing by adhering to damaged blood vessels and to other platelets. Platelet transfusions are used to prevent or control bleeding in platelet-deficient patients, such as those undergoing chemotherapy or organ transplantation. Transfusion units of platelets are obtained either by combining the platelets from four to six whole blood donations (pooled random donor platelets), or in an automated procedure in which a therapeutic dose of platelets is obtained from a single donor (apheresis or single donor platelets). A principal motivation for platelet apheresis is to limit donor exposure from pooled, manually collected platelets. Platelet transfusions may also require additional testing and processing procedures. Cerus believes that the INTERCEPT Platelet System may reduce the need for many of these procedures and associated costs.

        Cerus estimates the production of platelets in 2001 to have been 1.9 million transfusion units in North America, 1.3 million transfusion units in Western Europe and 0.7 million transfusion units in Japan. In the United States, based on a study of six blood centers conducted in October 1998 on behalf of Cerus, the estimated base cost for a transfusion unit of apheresis platelets ranges from approximately $400 to $550, and the estimated base cost for a transfusion unit of random donor platelets ranges from approximately $170 to $330. These estimates include donor screening and diagnostic tests, such as those for HIV, HTLV, HBV and HCV. Blood centers may also charge up to $210 per unit for additional procedures, such as gamma irradiation and CMV screening. The frequency of use and additional charge for each procedure vary widely.

        INTERCEPT Platelet System.     The INTERCEPT Platelet System uses Cerus' Helinx compound, amotosalen (formerly S-59), which is a synthetic small molecule from a class of compounds known as psoralens. The selection of amotosalen was based on an extensive analysis of the compound's safety, its ability to inactivate pathogens and harmful white blood cells and the preservation of platelet and plasma coagulation factor function following treatment with amotosalen.

        When illuminated, amotosalen undergoes a specific and irreversible chemical reaction with DNA and RNA. This chemical reaction renders a broad array of pathogens and cells incapable of replication. A virus, bacteria or other pathogenic cell cannot cause an infection if it cannot replicate. A similar reaction with the nucleic acid in white blood cells inhibits the activity that is responsible for certain adverse immune and other transfusion-related reactions. Studies conducted by Cerus with pre-clinical models have indicated that, following transfusion, the amotosalen and, following illumination, its breakdown products are rapidly metabolized and excreted. As a further safety measure, the INTERCEPT Platelet System employs a removal process designed to reduce the amount of residual amotosalen and breakdown products following treatment.

        Cerus and Baxter have designed the INTERCEPT Platelet System for use in the blood center. The system consists of a disposable processing set, containing the amotosalen compound and a compound absorption device (CAD), and an illumination device to deliver light to trigger the inactivation reaction. The system involves the collection of the platelets, as normally performed, with two-thirds of the plasma replaced by a platelet additive solution, called INTERSOL, followed by transfer of the platelets

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through a pouch containing the amotosalen compound into a container. The mixture of platelets, amotosalen and INTERSOL is then illuminated for approximately three to five minutes. Following the CAD treatment, which takes approximately four to six hours, the platelets are transferred to the final storage container.

        Development Status.     In Europe, Cerus has completed its 103-patient Phase III EuroSPRITE clinical trial with pooled random donor platelets, collected using the buffy coat process, and two ancillary clinical trials—a 20-patient clinical trial to qualify the system for its commercial configuration and a 40-patient clinical trial to extend qualification of the system to platelets collected by Baxter's apheresis collection system. A CE Mark application for marketing approval of the INTERCEPT Platelet System has been submitted. Regulatory applications for marketing approval in Australia and Canada have also been submitted. In the United States, Cerus has completed its 671-patient Phase III SPRINT clinical trial with platelets collected by Baxter's apheresis collection system. Cerus has begun the regulatory application process for approval of the INTERCEPT Platelet System in the United States.

        Pathogen Inactivation Studies.     Laboratory and non-primate animal model studies conducted by Cerus have indicated the efficacy of the INTERCEPT Platelet System for the inactivation of a broad array of viral, bacterial and parasitic pathogens transmitted through blood transfusions, including HIV, CMV, HTLV, model hepatitis viruses, 17 strains of bacteria and the parasite that causes Chagas' disease. A pre-clinical study conducted by Cerus in collaboration with the National Institutes of Health demonstrated that platelet concentrates contaminated with high levels of hepatitis B virus or hepatitis C virus, and treated with the INTERCEPT Platelet System, did not transmit the viruses to susceptible animals. Cerus has tested these pathogens at and above concentrations that it believes may be present in contaminated platelet concentrates. Similar laboratory studies have indicated inhibition of white blood cell activity, including the inhibition of synthesis of certain proteins associated with adverse immune reactions. In addition, three studies conducted by Cerus have indicated that use of the platelet pathogen inactivation system prevented graft-versus-host disease in two pre-clinical mouse models.

        Pre-Clinical Safety Studies.     Cerus has successfully completed a comprehensive series of pre-clinical safety studies for the INTERCEPT Platelet System. Completed safety studies of amotosalen and the INTERCEPT Platelet System include acute toxicology, three-month tolerability, general pharmacology, reproductive toxicology, genotoxicity, carcinogenicity, phototoxicity and absorbance, distribution, metabolism and excretion (ADME) studies. Results from each of these studies have consistently demonstrated a very strong safety profile for the INTERCEPT Platelet System.

        Clinical Trials.     In March 1996, Cerus completed a Phase Ia single-blind, randomized clinical trial in 23 healthy human subjects divided between two sites. This study used a cross-over design in which all subjects received both treated and untreated platelets. The study compared the proportion of transfused platelets circulating in the first hours after transfusion (post-transfusion recovery) and the length of time the transfused platelets circulate in the recipient's bloodstream (lifespan) of a small volume of five-day-old treated and untreated platelets. Under current FDA regulations, platelets may not be stored for more than five days after collection from the donor. This pilot study was conducted without the use of the CAD, which was evaluated in Phase IIa.

        In September 1996, Cerus completed a Phase Ib single-blind, randomized, cross-over clinical trial in 10 healthy human subjects. This study compared the tolerability and safety of photochemically treated platelets processed with the CAD with untreated platelets. This second study involved the transfusion of full therapeutic doses of platelets given at the maximum tolerable transfusion rate. No adverse events attributable to transfusion with the treated platelets were reported. Post-transfusion levels of amotosalen in plasma and clearance of amotosalen were measured. These clinical data, together with Cerus' pre-clinical data, reflected acceptable safety margins and cleared the INTERCEPT Platelet System for a Phase IIa clinical trial.

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        In November 1996, Cerus completed a Phase IIa clinical trial designed to measure the post-transfusion platelet recovery and lifespan of photochemically treated platelets processed with the CAD and stored for five days. This study was conducted in 16 healthy subjects from the Phase Ia study to permit comparisons with prior results. In Cerus' Phase IIa clinical study report, the average post-transfusion recovery of five-day-old platelets treated with Cerus' platelet pathogen inactivation system was lower than that of the untreated five-day-old platelets. Although this difference was statistically significant, the average post-transfusion recovery was within the range of average recoveries reported in most published studies funded by NIH and Baxter, as well as in a number of other studies reported in the scientific literature. These published studies used currently approved processing and storage systems. In addition, in Cerus' clinical study, the average lifespan of treated platelets was shorter than that of untreated platelets. Although this difference was statistically significant and the average lifespan was lower than the range of average untreated platelet lifespans reported in the published studies referred to above, the average lifespan was within the distribution of ranges of untreated platelet lifespans reported in such studies. Post-transfusion recovery and lifespan of five-day-old standard platelets varies widely, even in healthy individuals. As a result, there is no established regulatory or clinical standard for post-transfusion recovery and lifespan of platelets. The clinical investigators reported no adverse events attributable to transfusion with the treated platelets.

        In July 1997, Cerus completed a Phase IIb clinical trial in 15 healthy subjects available from the Phase IIa clinical trial to assess the combined effect of treatment with the INTERCEPT Platelet System and gamma irradiation on post-transfusion platelet recovery and lifespan. The mean platelet recovery and life span data collected in Phase IIb were consistent with those of the IIa study, and fell within the range of published studies of currently approved platelet concentrates. The clinical investigators reported no adverse events attributable to transfusion with the treated platelets. Cerus believes, based on discussions with the FDA, that the post-transfusion recovery and lifespan of platelets following treatment with the INTERCEPT Platelet System are clinically acceptable.

        In November 1998, Cerus completed a Phase IIc clinical trial in 42 platelet-deficient patients. The Phase IIc trial was initially designed as a double-blind, randomized, cross-over study in which double dose platelet transfusions were given to platelet-deficient patients and post-transfusion platelet count increment and bleeding time correction were measured. To increase its experience in patients prior to a Phase III trial, Cerus amended the Phase IIc protocol to include patients for whom platelet count increment, but not bleeding time correction, would be measured and to add a second site to evaluate the system with platelets collected using alternate automated collection equipment. Based on the results from this study, the FDA cleared Cerus to proceed into a Phase III clinical trial. The Phase IIc clinical trial, given its small size, was of limited statistical power.

        In August 2000, Cerus completed its European Phase III EuroSPRITE clinical trial of treated pooled random donor platelets in 103 patients requiring platelet transfusions. The study was conducted in four European countries. The random donor platelets were collected using the buffy coat process, which is the predominant method used in Europe to prepare platelet concentrates. The trial was a double-blind, randomized, controlled study designed to assess the therapeutic efficacy of platelets treated with the INTERCEPT Platelet System.

        The trial had two primary endpoints: corrected count increment and platelet count increment, each one hour after transfusion. The corrected count increment measures the increase in the patient's platelet count after a platelet transfusion, corrected for transfusion platelet dose and the patient's blood volume. For this measure, one hour after transfusion, the performance of treated platelets was similar to that of the untreated platelets. The platelet count increment, which measures the platelet count increase without correcting for dosage or blood volume, is influenced by the platelet dose the patient receives. In this study the platelet dose per transfusion of treated platelets was approximately ten percent lower than that of untreated platelets. A preliminary analysis of the EuroSPRITE data showed the resulting platelet count increment one hour after transfusion of treated platelets was statistically

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lower than that after transfusion of untreated platelets. However, both the platelet dose per transfusion and the platelet count increment one hour after transfusion were within the typical therapeutic range reported in medical literature for untreated platelets and considered clinically acceptable. Additional statistical analysis presented at the meeting of the American Society of Hematology in December 2000 showed comparable efficacy of INTERCEPT platelets to that of control platelets and the preservation of platelet performance and function following pathogen inactivation with the INTERCEPT Platelet System.

        Secondary endpoints for the study included multiple factors relevant to clinical efficacy and safety. The results for two important indicators of clinical efficacy, the number of patients with a major bleeding episode and the number of red blood cell transfusions, were comparable for the treated and untreated patients. Similarly, the time between platelet transfusions, the total platelet dose per patient and the number of adverse events were similar between the two groups. Both the platelet count increment and the corrected count increment measured 24 hours after transfusion, while statistically lower than those following the transfusion of untreated platelets, were within the typical therapeutic range reported in the medical literature for untreated platelets. No serious adverse events were directly attributed to the use of the INTERCEPT Platelet System.

        Cerus has completed a 20-patient clinical trial in Europe to qualify the system for its commercial configuration. Cerus also has completed a 40-patient clinical trial in Europe to extend qualification of the system to platelets collected by Baxter's apheresis collection system.

        In March 2001, Cerus completed its United States Phase III SPRINT clinical trial. The randomized, controlled, double-blind 671-patient clinical trial was designed to evaluate the therapeutic efficacy and safety of INTERCEPT platelets. In the trial, platelet transfusions were administered to reduce the risk of bleeding during severe thrombocytopenia and to treat active bleeding. The primary endpoint of the study was comparison of the proportion of patients with moderate bleeding following platelet transfusion with either INTERCEPT platelets or platelets that had not been treated with a pathogen inactivation process. The data showed that the proportion of patients with moderate bleeding between the patients who received INTERCEPT platelets and control groups was statistically equivalent and within 1% of each other, achieving the trial's primary endpoint of a less than 12.5% difference between the two groups.

        The study also evaluated a number of secondary endpoints comparing INTERCEPT platelets to untreated platelets. Severe bleeding and duration of platelet support were not statistically different between the groups. The trial data also demonstrated that INTERCEPT platelets were associated with a statistically lower percentage of transfusion reactions than untreated platelets. Evaluation of other secondary measures of platelet count increment (measurements of post-transfusion platelet count increase) and number of platelet transfusions per patient showed a statistical difference between the INTERCEPT platelets and the untreated group, but these differences did not affect the primary trial goal of demonstrating equivalence in the proportion of patients with moderate bleeding between the two groups. Adverse events and serious adverse events were not statistically different between the groups and were consistent with expectations in the seriously ill patient population undergoing intensive chemotherapy.

        The Phase III United States SPRINT trial was designed to assess the therapeutic efficacy of platelets treated with the INTERCEPT Platelet System for platelets collected by Baxter's apheresis collection system. In order to obtain FDA approval of the INTERCEPT Platelet System for use in treating pooled random donor platelets, Cerus will need to complete development of an additional configuration of its platelet system and conduct additional clinical studies. Additionally, because of the risk of bacterial growth, current FDA rules require that pooled platelets be transfused within four hours of pooling, and, as a result, most pooling occurs at hospitals. The INTERCEPT Platelet System is intended to permit storage of platelets for five days after treatment and pooling by the blood center,

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which would reduce hospital costs associated with the pooling process. In order for the INTERCEPT Platelet System to be effectively implemented at blood centers for use with pooled random donor platelets, the FDA-imposed limit on the time between pooling and transfusion will need to be lengthened or eliminated for INTERCEPT platelets.

FFP Program

        FFP Usage and Market.     Plasma is a noncellular component of blood that contains coagulation factors and is essential for maintenance of intravascular volume. Plasma is either separated from collected units of whole blood or collected directly by apheresis. The collected plasma is then packaged and frozen to preserve the coagulation factors. The frozen plasma is then designated for use as FFP or made available for fractionation into plasma derivatives. FFP is the primary source of blood clotting factors and is used to control bleeding in patients who have clotting factor deficiencies, such as patients undergoing transplants or other extensive surgical procedures, patients with chronic liver disease or certain genetic clotting factor deficiencies, and to treat certain diseases that require plasma exchange therapy.

        Cerus estimates the production of FFP in 2001 to have been 2.5 million transfusion units in North America, 2.0 million transfusion units in Western Europe and 2.3 million transfusion units in Japan. Based on a study of six blood centers conducted in October 1998 on behalf of Cerus, the estimated base price of a 250 ml transfusion unit of FFP in the United States ranges from approximately $26 to $55. In comparison, donor retest procedures have a $56 to $110 added cost per transfusion unit, and solvent detergent pathogen inactivation has been designated for reimbursement for outpatients by the Health Care Financing Administration at a rate of $169 per transfusion unit. A typical therapeutic transfusion consists of four transfusion units of FFP.

        INTERCEPT Plasma System.     The pathogen inactivation system for FFP uses the same psoralen compound and illumination device and a CAD similar to that being used with the INTERCEPT Platelet System. The INTERCEPT Plasma System is designed to be compatible with plasma collected either manually or by apheresis. In the INTERCEPT Plasma System, untreated plasma is transferred to a disposable container with amotosalen. The mixture of amotosalen and plasma is then illuminated for approximately three minutes. The treated plasma then undergoes a removal step, which uses the CAD to reduce the amount of residual amotosalen and amotosalen breakdown products, and is transferred into the final storage container and frozen in accordance with standard protocols.

        Development Status.     The INTERCEPT Plasma System currently is in Phase III clinical trials in the United States.

        Pathogen Inactivation Studies.     Laboratory studies conducted by Cerus to date have indicated the efficacy of the INTERCEPT Plasma System for the inactivation in FFP of a broad array of viral pathogens transmitted through blood transfusion. A pre-clinical study conducted by Cerus in collaboration with the National Institutes of Health demonstrated that FFP contaminated with high levels of hepatitis B virus or hepatitis C virus, and treated with the INTERCEPT Plasma System, did not transmit the viruses to susceptible animals. Cerus has conducted laboratory studies indicating the efficacy of the INTERCEPT Plasma System for the inactivation of the parasite that causes Chagas' disease. Because of the mechanism of action of the INTERCEPT Plasma System, Cerus believes that the system also inhibits white blood cell activity. Although bacterial contamination in FFP is typically not as significant a problem as in platelets, Cerus believes that the INTERCEPT Plasma System will inactivate bacteria at the levels typically found in FFP. To date, Cerus has conducted no studies to detect inhibition of white blood cell activity in FFP and limited studies on bacteria in FFP. There can be no assurance that the INTERCEPT Plasma System will effectively inactivate white blood cells or bacteria.

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        Coagulation Function Studies.     Cerus has assessed the impact of amotosalen photochemical treatment on the function of plasma proteins. Plasma derived from whole blood or apheresis must be frozen within eight hours of collection to meet the standard as "fresh frozen plasma." After freezing, FFP may be stored for up to one year, thawed once and must be transfused within four hours of thawing. Cerus has performed laboratory studies measuring the coagulation function activity of various clotting factors in FFP after photochemical treatment, CAD treatment, freezing and thawing. Cerus believes that data from these laboratory studies indicate that treated FFP maintained adequate levels of coagulation function for FFP. There can be no assurance that the FDA or foreign regulatory authorities would view such levels of coagulation function as adequate.

        Pre-Clinical Safety Studies.     Cerus has successfully completed a series of pre-clinical safety studies for the INTERCEPT Plasma System. Completed safety studies include acute toxicology, three-month tolerability, general pharmacology, reproductive toxicology, genotoxicity, carcinogenicity, phototoxicity and ADME studies. Results from each of these studies have consistently demonstrated a very strong safety profile for the INTERCEPT Plasma System. Cerus believes that all pre-clinical safety studies required for regulatory approval have been completed, however, regulatory authorities may require additional pre-clinical safety studies to be performed.

        Clinical Trials.     In July 1997, Cerus completed a Phase I clinical study in healthy subjects that demonstrated the safety and tolerability of FFP treated with the INTERCEPT Plasma System as well as the comparability of post-transfusion coagulation factors between subjects transfused with treated and untreated FFP.

        In November 1998, Cerus completed a Phase IIa clinical trial. In this study, 27 healthy subjects donated plasma. The Phase IIa study showed that post-transfusion coagulation factor levels of subjects receiving FFP treated with the INTERCEPT Plasma System were comparable to those of subjects receiving untreated FFP. There were no safety issues attributable to transfusion of the treated FFP.

        In 1999, Cerus completed a Phase IIb clinical trial, in patients, of the INTERCEPT Plasma System. The study was a controlled, double-blind trial in 13 patients diagnosed with chronic liver diseases. Each patient, prior to an invasive surgical or diagnostic procedure, received a therapeutic dose of up to two liters of either treated or untreated FFP. Correction of patients' blood clotting time and certain coagulation factor levels after transfusion of treated FFP were recorded and compared, and found to be comparable to those of patients receiving untreated FFP. The Phase IIb clinical trial, given its small size, was of limited statistical power.

        In January 2001, Cerus completed a Phase IIIa clinical trial of the INTERCEPT Plasma System. The open-label trial, which was conducted in collaboration with the National Hemophilia Foundation's Hemophilia Research Society, included 34 patients with a variety of hereditary blood clotting factor deficiencies. Patients with these deficiencies are susceptible to bleeding or increased blood clotting and may require plasma transfusions to prevent or stop bleeding. The Phase IIIa results, although not statistically powered, showed that infusions of plasma treated with the INTERCEPT Plasma System were well tolerated and resulted in an increase in blood clotting factor levels consistent with historical controls using non-pathogen inactivated plasma.

        In May 2001, Cerus completed a Phase IIIb clinical trial of the INTERCEPT Plasma System. The multi-center, randomized, controlled, double-blind trial included 121 patients with acquired defects in coagulation, primarily due to end-stage liver disease. These patients generally require plasma support during surgery or other invasive procedures, including liver transplantation. The trial evaluated the blood clotting function of INTERCEPT plasma compared to untreated plasma to determine whether the pathogen inactivation treatment process affected therapeutic performance. Blood clotting function was measured using prothrombin (PT) and partial thromboplastin (PTT) times, widely used measures of blood clotting function. The primary endpoint of the trial was a comparison of PT and PTT responses between INTERCEPT plasma and untreated plasma during a seven-day treatment period.

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The results, which achieved the trial's statistical threshold, showed that the ability of INTERCEPT plasma to treat bleeding was statistically comparable to untreated plasma. In addition, the safety and adverse events of INTERCEPT plasma compared to untreated plasma showed comparability between the two groups.

        Patient enrollment is ongoing in a Phase IIIc trial. The trial is a prospective, double-blind, randomized, controlled study of treated versus untreated FFP used in therapeutic plasma exchange of 30 patients with a disease called thrombotic thrombocytopenic purpura (TTP).

Red Blood Cell Program

        Red Blood Cell Usage and Market.     Red blood cells are essential components of blood that carry oxygen to tissues and carbon dioxide to the lungs. Red blood cells may be transfused as a single treatment in surgical and trauma patients with active bleeding or on a repeated basis in patients with acquired anemia or genetic disorders, such as sickle cell anemia, or in connection with chemotherapy.

        Cerus estimates the production of red blood cells in 2001 to have been 16 million transfusion units in North America, 17 million transfusion units in Western Europe and 4 million transfusion units in Japan. Based on a study of six blood centers conducted in October 1998 on behalf of Cerus, the estimated base cost of a transfusion unit of red blood cells in the United States ranges from approximately $66 to $93. A typical red blood cell transfusion consists of two or more red blood cell transfusion units. A red blood cell transfusion may also require one or more additional procedures with additional costs ranging from $10 to $164 for each procedure. The procedures are used to address problems presented by white blood cells and to conduct pathogen diagnostic testing beyond the standard testing.

        INTERCEPT Red Blood Cell System.     The INTERCEPT Red Blood Cell System uses a Helinx compound, S-303, which undergoes irreversible chemical reactions with DNA and RNA, as does amotosalen, but does not require light. S-303, a small molecule synthesized by Cerus, is one of a proprietary class of compounds called frangible anchor-linker-effectors (FRALEs). The selection of S-303 was based on an extensive analysis of the compound's safety and its ability to inactivate pathogens and harmful white blood cells, and red blood cell survival and function after treatment with S-303. The active S-303 compound has been designed to rapidly decompose into non-reactive byproducts following the pathogen inactivation process.

        Development Status.     The INTERCEPT Red Blood Cell System is in Phase III clinical trials in the United States.

        Pathogen Inactivation Studies.     Laboratory studies by Cerus have indicated the efficacy of the INTERCEPT Red Blood Cell System for the inactivation of a broad array of viral and bacterial pathogens with preservation of red blood cell function. Cerus has also conducted laboratory studies that have indicated inhibition of white blood cell activity. Because of the mechanism of action of the INTERCEPT Red Blood Cell System and based on studies performed with FRALEs similar to S-303, Cerus believes that the system will also inactivate protozoa in red blood cells. However, to date, Cerus has conducted no studies on protozoa with S-303 in red blood cells, and therefore cannot be certain that the INTERCEPT Red Blood Cell System would effectively inactivate protozoa. Cerus is currently conducting additional pathogen inactivation validation studies on the INTERCEPT Red Blood Cell System.

        Pre-Clinical Safety Studies.     Cerus has successfully completed a number of pre-clinical safety studies for the INTERCEPT Red Blood Cell System. Completed safety studies include acute and chronic toxicology, reproductive toxicology, general pharmacology, ADME and genotoxicity studies. The results of these studies have consistently demonstrated a strong safety profile for the INTERCEPT Red Blood Cell System. Cerus plans to complete additional pre-clinical safety studies of the INTERCEPT

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Red Blood Cell System prior to seeking regulatory approval, including carcinogenicity studies. Cerus may be required by regulatory authorities to perform additional pre-clinical safety studies.

        Clinical Trials.     In May 1999, Cerus completed a Phase Ia clinical trial of the INTERCEPT Red Blood Cell System. The study was a randomized, controlled trial in 42 healthy subjects. The study was designed to evaluate the post-transfusion viability of treated red blood cells that were stored for 35 days prior to transfusion. The study showed that the circulation of treated red blood cells exceeded the American Association of Blood Banks' standard for red blood cell recovery 24 hours after transfusion.

        In October 1999, Cerus completed a Phase Ib clinical trial of the INTERCEPT Red Blood Cell System. The study included 28 healthy subjects, each of whom received four transfusions of treated red blood cells. The study demonstrated that there was no detectable immune response directed against treated red blood cells that were stored for 35 days prior to transfusion. The study also showed that circulation of treated red blood cells exceeded the American Association of Blood Banks standard for red blood cell recovery in response to multiple small doses of treated red blood cells 24 hours after transfusion.

        In July 2001, Cerus completed a Phase Ic clinical trial of the INTERCEPT Red Blood Cell System. The two-part trial enrolled 29 individuals in a crossover protocol under which individuals were transfused in random sequence with INTERCEPT red blood cells and conventional red blood cells that had not undergone a pathogen inactivation process. The results of this trial showed that INTERCEPT red blood cells demonstrated comparable survival to conventional red blood cells. The average post-transfusion recovery for both types of red cells exceeded the commonly accepted blood bank standard of 75 percent. In the second part of the study, 11 additional subjects received full unit transfusions of 35 day-old INTERCEPT red cells. The full unit transfusions were well tolerated.

        In January 2002, Cerus initiated a Phase III clinical trial of the INTERCEPT Red Blood Cell System for acute transfusion support. The multi-center, double-blind, randomized trial is expected to enroll approximately 200 patients requiring acute red blood cell support as a result of cardiac surgery. The primary endpoint of the trial is a comparison of the clinical performance of INTERCEPT red blood cells to control red blood cells, which are not prepared with a pathogen inactivation process.

        In February 2002, Cerus received FDA concurrence to proceed with its pivotal Phase III trial of the INTERCEPT Red Blood Cell System for chronic transfusion support. The multi-center, double-blind, randomized trial is expected to enroll approximately 50 patients who require red blood cell transfusion support for the treatment of chronic anemia due to hereditary disorders, such as sickle cell disease or thalassemia. In this crossover trial, each patient will receive, in random order, red blood cells treated with the INTERCEPT process and control red blood cells that are not prepared with a pathogen inactivation process. The primary endpoint of the trial is a comparison of the amount of INTERCEPT red blood cells and control red blood cells transfused to manage the patients' chronic anemia. Data from the two Phase III trials are expected to support both European CE Mark and U.S. PMA registration applications.

ACIT Program

        Cerus believes its Helinx technology may have application in treating T-cells (white blood cells) that are transfused during stem cell (blood-forming) transplantation procedures used to treat certain cancers such as lymphoma and leukemia. Cerus has conducted pre-clinical studies that have indicated that donor T-cells treated with its technology may reduce the risk of serious complications and may also improve the availability and success rate of bone marrow transplantation.

        Stem Cell Transplantation.     Stem cells used for transplantation can be harvested from either bone marrow or circulating blood. ACIT uses donor T-cells, which are transfused to improve immune

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function in patients whose immune systems have been weakened by disease or disease-related therapies such as chemotherapy and radiation therapy. Donor T-cells are typically transfused following a bone marrow or stem cell transplantation, which is used principally in leukemia and lymphoma patients to reconstitute blood-forming cells after chemotherapy or radiation therapy to kill leukemia and lymphoma cells. The stem cells are collected from the patient (autologous transplantation) or from a closely-matched donor (allogeneic transplantation). Autologous transplantation is typically safer but is not a curative therapy and often results in a relapse of the disease.

        Graft-Versus-Host Disease.     Allogeneic transplantation can be curative, but carries significant risk of complications such as GVHD and viral and bacterial infections, which often lead to the patient's death. GVHD is nearly always fatal and occurs when the donor white blood cells recognize the patient's body as foreign and proliferate and attack the patient's healthy tissue. Allogeneic transplantation also requires very close matching between the donor and the patient. Often, patients die from the progression of disease while awaiting transplantation from a matched donor.

        Stem Cell Transplantation Market.     Bone marrow and stem cell transplantation are emerging as the primary treatments for many patients diagnosed with a variety of advanced malignant diseases. Typical diseases for which this therapy is used include chronic and acute leukemias and non-Hodgkin's lymphoma where first line therapies, such as chemotherapy, have not been effective. Each year, over 200,000 new cases of these diseases are diagnosed. Cerus believes that there are potential applications for its ACIT system beyond allogeneic stem cell transplantation procedures for leukemia and lymphoma.

        Donor T-Cell Treatment System.     Cerus believes that it can apply its Helinx technology to treat donor T-cells to improve the outcomes of stem cell transplantation procedures. Cerus is developing a system designed to treat the T-cells in a way that will preserve therapeutic properties while eliminating the cells' ability to proliferate and attack the patient's healthy tissues.

        Development Status.     Cerus' ACIT program is in Phase I clinical trials in the United States.

        Pre-Clinical Studies.     Laboratory and animal studies conducted and presented by Cerus have indicated that its Helinx technology can treat T-cells to prevent proliferation while preserving the cells' ability to aid engraftment and to improve transplant outcomes. Cerus has also completed animal studies that indicate that its technology can facilitate engraftment of donor stem cells, which suggests the system has the potential to increase the number of patients eligible to receive allogeneic transplants.

        Clinical Trials.     In 2001, Cerus completed a Phase I clinical study of its ACIT system designed to treat allogeneic donor T-cells with amotosalen for use as supplemental therapy in conjunction with mismatched bone marrow transplantation for leukemia patients. The study measured the tolerability and safety of amotosalen treated allogeneic T-cells in patients who received closely matched allogeneic bone marrow transplants. The data suggest Helinx treated T-cells were well tolerated and the doses tested in this study did not result in dose-limiting acute GVHD.

        Cerus is collaborating with the National Marrow Donor Program to pursue additional clinical studies of its ACIT system in bone marrow transplants from unrelated donors. Cerus cannot provide assurance as to the timing or acceptance of the design of this planned study, or any later studies.

Future Product Development

        Cerus believes that its Helinx technology may have applications beyond inactivating pathogens in blood products and in modifying T-cells to improve clinical outcomes of cellular therapies. In addition to its plans to pursue the therapeutic potential of its Helinx technology, Cerus also plans to expand its product candidate pipeline by exploring other development areas where it can address large, unmet medical needs.

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Alliance with Baxter

        Cerus has established an alliance with Baxter for the development of the INTERCEPT Blood Systems. Under two primary development, manufacturing and marketing agreements, Cerus and Baxter generally share development activities with the primary development activity for the compounds and the pre-clinical and clinical studies by Cerus and the primary development activity for the system disposables and devices byBaxter. Upon commercialization, Cerus will provide the inactivation compounds and Baxter will be responsible for manufacturing and assembling the system disposables and illumination devices. Baxter will also be responsible for marketing, selling and distributing the systems. The programs under these agreements can be terminated by either party under certain circumstances, see "Risk Factors—We rely heavily on Baxter for development funding, manufacturing, marketing and sales."

        Agreement with Baxter for the Development of the INTERCEPT Platelet System.     Cerus has a development and commercialization agreement with Baxter for the joint development of the INTERCEPT Platelet System for inactivation of viruses, bacteria and other infectious pathogens in platelets used for transfusion. This agreement provides for Baxter and Cerus to generally share system development costs equally, subject to mutually determined budgets established from time to time, and for Cerus to receive approximately 33.5% of revenue from sales of inactivation system disposables after each party is reimbursed for its cost of goods to the extent the cost exceeds specified amounts. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the INTERCEPT Platelet System following regulatory approval. The agreement also provides for Baxter to make a $5 million cash milestone payment to Cerus upon approval by the FDA of an application to market products developed under the platelet program, comparable approval in Europe or termination of the program.

        Agreement with Baxter for the Development of the INTERCEPT Red Blood Cell System and INTERCEPT Plasma System.     Cerus also has a development and commercialization agreement with Baxter for the joint development of the INTERCEPT Red Blood Cell System and the INTERCEPT Plasma System for inactivation of viruses, bacteria and other infectious pathogens in red blood cells and FFP for transfusion. This agreement provides for Baxter and Cerus generally to share INTERCEPT Red Blood Cell System development costs equally, subject to mutually determined budgets established from time to time. Cerus is solely responsible for funding the development costs of the INTERCEPT Plasma System. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the INTERCEPT Red Blood Cell System and INTERCEPT Plasma System following regulatory approvals. The agreement also provides for an equal sharing of revenue from sales of INTERCEPT Red Blood Cell System disposables, and for Cerus to receive 75% and Baxter to receive 25% of revenue from sales of INTERCEPT Plasma System disposables, after each party is reimbursed for its cost of goods and a specified percentage allocation, not to exceed 14% of revenue, is retained by Baxter for marketing and administrative expenses.

        From inception through December 31, 2001, Cerus has received $46.7 million in equity investments from Baxter and $25.9 million in an equity investment from Baxter International Inc. and Subsidiaries Pension Trust, and has recognized $25.0 million in revenue from Baxter.

        Baxter has the ability to terminate any of the development programs under certain circumstances.

Alliance with Kirin Brewery Co. Ltd.

        In January 2001, Cerus entered into a collaborative agreement with the Pharmaceutical Division of Kirin to develop and market products for stem cell transplantation based on Cerus' Helinx technology. Under the terms of the agreement, Cerus and Kirin will jointly develop the products. Cerus has received an initial license fee of $1 million, and may receive additional payments upon achievement of development milestones. In addition, Kirin will fund all development expenses for the Asia-Pacific

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region and a portion of Cerus' development activities aimed at obtaining product approval in the United States. Upon product approval, Kirin will market the products in the Asia-Pacific region, including Japan, China, Korea and Australia, and Cerus will receive a specified share of product revenue, including a royalty and reimbursement of its cost of goods. Cerus retains all marketing rights for the rest of the world, including the United States and Europe.

Cooperative Agreement with the Armed Forces of the United States

        In February 2001, Cerus was awarded a $3.5 million multi-year cooperative agreement by the Army Medical Research Acquisition Activity division of the Department of Defense. Cerus received the award to develop its pathogen inactivation technologies to improve the safety and availability of blood that may be used by the United States Armed Forces for medical transfusions. Under the conditions of the agreement, Cerus will conduct research on the inactivation of infectious pathogens, including unusual viruses, bacteria and parasites, which are of particular concern to the Armed Forces. Cerus, in collaboration with investigators at Walter Reed Army Institute of Research, also will investigate ways to improve the storage and shelf life of blood and blood components, which may be used for medical transfusion support in the field. Also under the terms of the agreement, Cerus would receive commercial rights to the discoveries and inventions arising from the research performed under the collaboration.

Agreement with the Consortium for Plasma Science

        In December 1998, Cerus and the Consortium entered into an agreement for the development of a pathogen inactivation system for source plasma used for fractionation. The Consortium is co-funded by four plasma fractionation companies: Alpha Therapeutics Corporation, Aventis Behring, Bayer Corporation and Baxter. The Consortium, which is a separate entity from its members, provides research and development funding worldwide for technologies to improve the safety of source plasma. Under the agreement, the Consortium funded development of Cerus' proprietary technology for use with source plasma. Subject to the Consortium meeting certain funding requirements, Cerus will pay the Consortium a royalty based on a percentage of product sales, if any.

Research Grants

        Cerus has an ongoing federal grant administered by the National Institutes of Health (NIH), which funds pre-clinical research related to its ACIT program. The grant is a three-year award, ending in July 2002, and totals approximately $800,000. Cerus retains all rights to technology funded by these grants, subject to certain rights of the federal government if Cerus fails to commercialize the technology in a timely manner or if action is necessary to alleviate health or safety needs not addressed by Cerus, to meet requirements for public use specified by federal regulations or in the event Cerus were to breach certain agreements. The United States government also has a non-exclusive, non-transferable, irrevocable, paid-up license to practice or have practiced for or on its behalf any subject invention throughout the world.

Manufacturing and Supply

        Cerus has used, and intends to continue to use, third parties to manufacture and supply the amotosalen and S-303 inactivation compounds for its systems for use in clinical trials and for the potential commercialization of its products in development. Cerus has no experience in manufacturing products for commercial purposes and does not have any manufacturing facilities. Consequently, Cerus is dependent on contract manufacturers for the production of compounds and on Baxter for other system components for development and commercial purposes.

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        Under its agreements with Baxter, Cerus is responsible for developing and delivering its proprietary compounds to Baxter for incorporation into the final system configuration. Baxter is responsible for manufacturing or supplying the disposable units, such as blood storage containers and related tubing, as well as any device associated with the inactivation process. This arrangement applies both to the current supply for clinical trials and, if applicable regulatory approvals are obtained, the future commercial supply.

        In order to provide the inactivation compounds for the INTERCEPT Platelet System and INTERCEPT Plasma System, Cerus has contracted with one manufacturing facility for synthesis of amotosalen. Although Cerus believes that this manufacturer is capable of providing sufficient quantities of amotosalen for commercial use, based on our current expectations, no commercial production of amotosalen has been completed. Cerus currently has a stock of compound sufficient to support the anticipated remaining clinical trials planned for the INTERCEPT Platelet System and INTERCEPT Plasma System, and to support the initial launch of the INTERCEPT Platelet System in Europe, if CE Mark approval is received.

        The INTERCEPT Red Blood Cell System will require the manufacture of S-303, which Cerus and its manufacturers have produced in only limited quantities for Cerus' research, pre-clinical and clinical development requirements. Cerus has contracted with a manufacturing facility to produce pilot-scale quantities of S-303 sufficient for pre-clinical and clinical studies. Cerus cannot be certain that this or any new manufacturer will be able to produce S-303 on a commercial scale or that Cerus will be able to enter into arrangements for the commercial-scale manufacture of S-303 on reasonable terms, if at all.

        Cerus and its contract manufacturers purchase certain raw materials from a limited number of suppliers. While Cerus believes that there are alternative sources of supply for such materials, establishing additional or replacement suppliers for any of the raw materials, if required, may not be accomplished quickly and could involve significant additional costs. Any failure by Cerus to obtain any of the materials used to manufacture Cerus' compounds from alternative suppliers, if required, would limit Cerus' ability to manufacture its compounds.

Marketing, Sales and Distribution

        The target market for INTERCEPT Blood Systems consists of the blood centers and hospitals that collect, store and distribute blood and blood components. In the United States, the American Red Cross collects and distributes approximately 50% of the nation's supply of blood and blood components. Other major blood centers include the New York Blood Center and United Blood Services, each of which distributes approximately 6% of the nation's supply of blood and blood components. In Western Europe and Japan, various national blood transfusion services or Red Cross organizations collect, store and distribute virtually all of their respective nations' blood and blood components supply. Hospital-affiliated blood banks also store and dispense blood and blood components but generally do not collect significant quantities of blood. Cerus believes that, if its products receive appropriate regulatory approvals, the relatively concentrated nature of the market may facilitate its ability to penetrate the market. However, if Cerus fails to gain market acceptance from any of these participants, its business will suffer materially.

        Cerus believes that market acceptance of INTERCEPT Blood Systems will depend, in part, on its ability to provide acceptable evidence of the safety, efficacy and cost-effectiveness of the systems, as well as the ability of blood centers to obtain appropriate FDA licenses and adequate reimbursement for such systems. Cerus believes that market acceptance of the INTERCEPT Blood Systems will also depend upon the extent to which physicians, patients and health care payors perceive that the benefits of using blood components treated with the systems justify the additional costs and processing requirements in a blood supply that has become safer. While Cerus believes that the INTERCEPT

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Blood Systems are able to inactivate pathogens up to concentrations that Cerus believes are present in contaminated blood components when the blood is donated, Cerus cannot be certain that contamination will never exceed such levels. Cerus does not expect that the INTERCEPT Blood Systems will be able to inactivate all known and unknown infectious pathogens, and the inability to inactivate certain pathogens may affect the market acceptance of the systems. INTERCEPT Blood Systems may not gain any significant degree of market acceptance among blood centers, physicians, patients and health care payors, even if clinical trials demonstrate safety and efficacy and necessary regulatory approvals and health care reimbursement approvals are obtained.

        If appropriate regulatory approvals are received, Baxter will be responsible for the worldwide marketing, sales and distribution of the INTERCEPT Blood Systems. Cerus currently has a small marketing group that helps support Baxter's marketing organization; however, Cerus does not intend to develop its own independent marketing and sales organization and expects to continue to rely on Baxter to market and sell the INTERCEPT Blood Systems. If Baxter is not successful in marketing the INTERCEPT Blood Systems, Cerus will not receive revenue from the systems and its business will suffer.

Competition

        Cerus believes that the INTERCEPT Blood Systems have certain competitive advantages over competing pathogen inactivation methods that are either on the market, or in development. The INTERCEPT Blood Systems are designed for use in blood centers, to integrate with current blood collection, processing and storage procedures. Competing products in development or currently on the market, such as solvent-detergent treated plasma, use centralized processing, taking the blood product away from the blood center. The INTERCEPT Blood Systems are designed for use with single units of blood products. Some potential competitors utilize a pooling process prior to pathogen inactivation, which significantly increases the risk of contamination by pathogens that are not inactivated. Additionally, the INTERCEPT Blood Systems are being developed for each of the three transfused blood components—platelets, plasma and red blood cells. There are currently no competitors that have pathogen inactivation methods in clinical trials for all three of these components. In addition to competition from other pathogen inactivation methods, Cerus expects to encounter competition from other approaches to blood safety, including methods of screening blood products for pathogens.

        Cerus believes that the primary competitive factors in the market for pathogen inactivation of blood products will include the breadth and effectiveness of pathogen inactivation processes, ease of use, the scope and enforceability of patent or other proprietary rights, product price, product supply and marketing and sales capability. In addition, the length of time required for products to be developed and to receive regulatory and, in some cases, reimbursement, approval is an important competitive factor. Cerus believes it competes favorably with respect to these factors, although there can be no assurance that it will be able to continue to do so. The biopharmaceutical field is characterized by rapid and significant technological changes. Accordingly, Cerus' success will depend in part on its ability to respond quickly to medical and technological changes through the development and introduction of new products. Product development involves a high degree of risk, and there can be no assurance that Cerus' product development efforts will result in any commercially successful products.

Patents, Licenses and Proprietary Rights

        Cerus' success depends in part on its ability to obtain patents, to protect trade secrets, to operate without infringing upon the proprietary rights of others and to prevent others from infringing on the proprietary rights of Cerus. Cerus' policy is to seek to protect its proprietary position by, among other methods, filing United States and foreign patent applications related to its proprietary technology, inventions and improvements that are important to the development of its business. As of

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December 31, 2001, Cerus owned 54 issued or allowed United States patents and 58 issued or allowed foreign patents. Cerus' patents expire at various dates between 2003 and 2018. In addition, Cerus has 25 pending United States patent applications and has filed 16 corresponding patent applications under the Patent Cooperation Treaty, which are currently pending in Europe, Japan, Australia and Canada, and of which six are also pending in China and Hong Kong. Proprietary rights relating to Cerus' planned and potential products will be protected from unauthorized use by third parties only to the extent that they are covered by valid and enforceable patents or are effectively maintained as trade secrets. There can be no assurance that any patents owned by, or licensed to, Cerus will afford protection against competitors or that any pending patent applications now or hereafter filed by, or licensed to, Cerus will result in patents being issued. In addition, the laws of certain foreign countries do not protect Cerus' intellectual property rights to the same extent as do the laws of the United States.

        Cerus is a licensee under a license agreement with respect to two United States patents covering inventions pertaining to psoralen-based photochemical decontamination treatment of whole blood or blood components and four United States patents relating to vaccines, as well as related foreign patents. Whether Cerus' psoralen-based pathogen inactivation systems practice either of the photochemical decontamination patents depends on an interpretation of the scope of the patent claims. If such systems practice such patents, the license would provide for Cerus to make certain milestone payments that may be credited against any royalties payable by Cerus. The license requires a royalty payable by Cerus on revenue from such systems and certain annual minimum royalty payments per year until termination of the license. The manner in which any such milestone payments and royalties would be shared by Baxter, if at all, has not been determined. Cerus does not believe that any amounts that might be payable by it under the agreement to date would be material.

        Cerus is a licensee under a license agreement with Emory University with respect to two United States patents covering inventions related to its ACIT program. The license provides for Cerus to make certain future milestone payments to Emory as well as royalties on any sales of products using the licensed technology.

Government Regulation

        Cerus and its products are comprehensively regulated in the United States by the FDA and, in some instances, by state and local governments, and by comparable governmental authorities in other countries. The FDA regulates drugs, medical devices and biologics under the Federal Food, Drug, and Cosmetic Act and other laws, including, in the case of biologics, the Public Health Service Act. These laws and implementing regulations govern, among other things, the development, testing, manufacturing, record keeping, storage, labeling, advertising, promotion and premarket clearance or approval of products subject to regulation.

        Cerus believes the INTERCEPT Blood Systems will be regulated by the FDA as medical devices. It is also possible, however, that the FDA will decide to regulate the INTERCEPT Blood Systems as biologics, as drugs, as combination products including drugs or biologics and one or more medical devices, or as drugs or biologics with one or more medical devices (i.e., the blood bags and light source) requiring separate approval or clearance. Whether the FDA regulates the INTERCEPT Blood Systems as devices or as one or more of the other alternatives, it is likely that the FDA's Center for Biologics Evaluation and Research will be principally responsible for regulating the INTERCEPT Blood Systems.

        Before a medical device may be marketed in the United States, the FDA must clear a premarket notification (a 510(k)) or approve a PMA for the product. Before a new drug may be marketed in the United States, the FDA must approve an NDA for the product. Before a biologic may be marketed in the United States, the FDA must approve a Biologic License Application (BLA). Before a combination

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product can be marketed in the United States, it must have an approved PMA, NDA or BLA, depending on which statutory authority the FDA elects to use.

        Despite the multiplicity of statutory and regulatory possibilities, the steps required before approval are essentially the same whether the product is ultimately regulated as a medical device, biologic, drug, a combination product or a combination thereof. The steps required before a medical device, drug or biologic may be approved for marketing in the United States pursuant to a PMA, NDA or BLA, respectively, generally include (i) pre-clinical laboratory and animal tests, (ii) submission to the FDA of an investigational device exemption (IDE) (for medical devices) or an investigational new drug application (IND) (for drugs or biologics) for human clinical testing, which must become effective before human clinical trials may begin, (iii) appropriate tests to show the product's safety, (iv) adequate and well-controlled human clinical trials to establish the product's safety and efficacy for its intended indications, (v) submission to the FDA of a PMA, NDA or BLA, as appropriate and (vi) FDA review of the PMA, NDA or BLA in order to determine, among other things, whether the product is safe and effective for its intended uses. In addition, the FDA inspects the facilities at which the product is manufactured and will not approve the product unless compliance with current Good Manufacturing Practices (cGMP) or Quality System Regulation requirements is satisfactory. The steps required before a medical device may be cleared for marketing in the United States pursuant to a 510(k) are likely to be the same, except that instead of conducting tests to demonstrate safety and efficacy, data, including clinical data if necessary, must be obtained to show that the product is substantially equivalent to a legally marketed device, and the FDA must make a determination of substantial equivalence rather than a determination that the product is safe and effective. Cerus believes the FDA will require a PMA for each of the INTERCEPT Blood Systems. Cerus' European investigational plan is based on the INTERCEPT Platelet System and INTERCEPT Plasma System being categorized as Class III drug/device combinations under the Medical Device Directives (MDD) of the European Union. However, there can be no assurance that this approach will be accepted by European authorities. The European Union requires that medical devices affix the CE Mark, an international symbol of adherence to quality assurance standards and compliance with the MDD. Failure to receive CE Mark certification will prohibit Cerus from selling its products in the European Union. Individual European countries may require additional in-country studies to support an approval to market the products in such countries.

        Cerus expects to submit modular PMA applications for some of its product candidates. The content, order and submission timing of the modules must be approved by the FDA, and a modular PMA application cannot be approved until all modules have been submitted to, reviewed by and accepted by the FDA. Cerus is using a modular process for its PMA application for the INTERCEPT Platelet System, and intends to use a modular process for the PMA application for the INTERCEPT Plasma System. Cerus cannot guarantee that the FDA will approve of modular submissions for any of Cerus' future product candidates.

        In addition to the regulatory requirements applicable to Cerus and its products, there are regulatory requirements applicable to Cerus' prospective customers, the blood centers that process and distribute blood and blood products. Blood centers and others will likely be required to obtain approved license supplements from the FDA before using the INTERCEPT Blood Systems. There can be no assurance that any blood centers will be able to obtain the required licenses on a timely basis, or at all.

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        To support Cerus' requests for regulatory approval to market the INTERCEPT Blood Systems, Cerus conducts various types of studies, including toxicology studies to evaluate product safety, laboratory and animal studies to evaluate product effectiveness and human clinical trials to evaluate the safety, tolerability and effectiveness of treated blood components. Cerus believes that, in deciding whether each of the INTERCEPT Blood Systems is safe and effective, the regulatory authorities are likely to take into account whether it adversely affects the therapeutic efficacy of blood components as compared to the therapeutic efficacy of blood components not treated with the system, and the regulatory authorities will weigh the system's safety, including potential toxicities of the inactivation compounds, and other risks against the benefits of using the system in a blood supply that has become safer. Cerus has conducted many toxicology studies designed to demonstrate the INTERCEPT Blood Systems' safety, and will be required to conduct additional studies to evaluate the safety of the S-303 compound. There can be no assurance that regulatory authorities will not require further toxicology or other studies of Cerus' products. Based on discussions with the FDA and European regulatory authorities, Cerus believes that data from human clinical studies is required to demonstrate the safety of treated blood components and their therapeutic comparability to untreated blood components, but that only data from laboratory and animal studies, not data from human clinical studies, will be required to demonstrate the system's efficacy in inactivating pathogens. In light of these criteria, Cerus' clinical trial programs for the INTERCEPT Blood Systems consist of studies that differ from typical Phase I, Phase II and Phase III clinical studies.

        The Phase III SPRINT trial was conducted using prototype system disposables and ultraviolet light devices. Cerus plans to perform laboratory studies to demonstrate equivalency between the prototype and the commercial configuration. Cerus cannot be certain that these studies will be successful or the FDA will not require additional studies, which could delay commercialization. If Cerus decides to seek FDA approval of the INTERCEPT Platelet System for use in treating pooled random donor platelets, Cerus will be required to conduct additional clinical studies. In addition, there currently are three principal manufacturers of automated apheresis collection equipment, including Baxter. The equipment of each manufacturer collects platelets into plastic disposables designed for that equipment; thus, a pathogen inactivation system designed for disposables used by one manufacturer will not necessarily be compatible with other manufacturers' collection equipment. Under an agreement with Haemonetics Corporation, Baxter has agreed to provide Haemonetics with a platelet storage solution proprietary to Cerus and Baxter, with the objective that platelets collected on certain future Haemonetics apheresis collection equipment may be directly treated using the INTERCEPT Platelet System. However, Cerus intends initially to seek FDA approval of the INTERCEPT Platelet System configured for Baxter's apheresis collection equipment. If Cerus determines that compatibility with other equipment is desirable, it will need to develop additional processing procedures and system configurations. Cerus believes that the FDA will also require supplemental clinical data before approving its system for use with platelets collected using other equipment.

        Cerus also is conducting its Phase III clinical trials of the INTERCEPT Plasma System and INTERCEPT Red Blood Cell System using prototype system disposables and devices. Cerus plans to perform laboratory studies to demonstrate equivalency to the commercial configurations. Cerus cannot be certain that the FDA will not require additional studies, which could delay commercialization.

Health Care Reimbursement and Reform

        The future revenue and profitability of biopharmaceutical and related companies as well as the availability of capital to such companies may be affected by the continuing efforts of the United States and foreign governments and third-party payors to contain or reduce costs of health care through various means. In the United States, given federal and state government initiatives directed at lowering the total cost of health care, it is likely that the United States Congress and state legislatures will

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continue to focus on health care reform and the cost of pharmaceuticals and on the reform of the Medicare and Medicaid systems.

        Cerus' ability to commercialize its products successfully will depend in part on the extent to which appropriate reimbursement levels for the cost of the products and related treatment are obtained from governmental authorities, private health insurers and other organizations, such as HMOs. Third-party payors are increasingly challenging the prices charged for medical products and services. The trend toward managed health care in the United States and other countries and the concurrent growth of organizations such as HMOs, which could control or significantly influence the purchase of health care services and products, as well as legislative proposals to reform health care or reduce government insurance programs, may all affect the prices for Cerus' products.

Employees

        As of February 28, 2002, Cerus had 169 employees, 114 of whom were engaged in research and development and 55 in general and administrative. No employees of Cerus are covered by collective bargaining agreements, and Cerus believes that its relationship with its employees is good.

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RISK FACTORS

         Cerus' business faces significant risks. If any of the events or circumstances described in the following risks actually occurs, Cerus' business may suffer, the trading price of Cerus' common stock could decline and Cerus' financial condition or results of operations could be harmed. These risks should be read in conjunction with the other information set forth in this report.

Our products are in development; if our pre-clinical and clinical trials are not successful or the data are not considered sufficient by regulatory authorities to grant marketing approval, we will be unable to commercialize our products and generate revenue.

        We have no products that have received regulatory approval for commercial sale. Our product candidates are in various stages of development, and we face the risks of failure inherent in developing medical devices and biotechnology products based on new technologies. Our products must satisfy rigorous standards of safety and efficacy before the United States Food and Drug Administration and international regulatory authorities can approve them for commercial use. Our platelet, fresh frozen plasma, red blood cell and stem cell transplantation programs are undergoing clinical testing. We must provide the FDA and foreign regulatory authorities with pre-clinical, clinical and manufacturing data that demonstrate our products are safe, effective and in compliance with federal regulations before the products can be approved for commercial sale.

        We have completed our European Phase III (CE Mark) clinical trial of the INTERCEPT Platelet System with random donor platelets, which are platelets prepared from several units of whole blood pooled together in a manual process. In December 2000, we submitted a CE Mark application for marketing approval of the INTERCEPT Platelet System in Europe. We have completed a 20 patient ancillary clinical trial in Europe to qualify the system for its commercial configuration. We have also completed a 40-patient ancillary clinical trial in Europe to extend qualification of the system to platelets collected by our development and marketing partner, Baxter Healthcare Corporation's apheresis collection system, which is a system to separate and collect a full unit of platelets from a donor using an automated collection machine. We completed our Phase III clinical trial of the INTERCEPT Platelet System in the United States in March 2001, but we have not yet submitted all of the modules of our pre-market approval application with the FDA. We have completed Phase IIIa and Phase IIIb clinical trials of the INTERCEPT Plasma System in the United States and are conducting a Phase IIIc clinical trial. We have completed a Phase Ic clinical trial of the INTERCEPT Red Blood Cell System in the United States and initiated Phase III clinical trials. Our allogeneic cellular immune therapy (referred to as ACIT) program, designed to improve the outcome of bone marrow transplantation procedures through use of T-cells treated with the Helinx technology, is in Phase I clinical trials in the United States. Last, our source plasma pathogen inactivation system and Epstein-Barr Virus cellular vaccine program are in pre-clinical development. We will have to conduct significant additional research and pre-clinical (animal) and clinical (human) testing before we can file additional applications for product approval with the FDA and foreign regulatory authorities. Clinical trials in particular are expensive and have a high risk of failure. In addition, to compete effectively, our products must be easy to use, cost-effective and economical to manufacture on a commercial scale. Any of our product candidates may fail in the testing phase or may not attain market acceptance, which could prevent us from achieving profitability.

        It may take us several years to complete our clinical testing, and failure can occur at any stage of testing. We cannot rely on interim results of trials to necessarily predict their final results, and acceptable results in early trials might not be repeated in later trials. Any trial may fail to produce results satisfactory to the FDA or foreign regulatory authorities. Pre-clinical and clinical data can be interpreted in different ways, which could delay, limit or prevent regulatory approval. Negative or inconclusive results from a pre-clinical study or clinical trial or adverse medical events during a clinical

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trial could cause a pre-clinical study or clinical trial to be repeated or a program to be terminated, even if other studies or trials relating to a program are successful.

We may fail to complete our clinical trials on time or be unable to complete them at all.

        Some of our clinical trials involve patient groups with rare medical conditions, which has in the past made, and may continue to make, it difficult to identify and enroll a sufficient number of patients to complete the trials on time. Other factors, including the unavailability of blood products during times of emergency, could also delay our clinical trials. Our product development costs will increase if we have additional delays in testing or approvals. Significant clinical trial delays could allow competitors to bring products to market before we do and impair our ability to commercialize our products.

We are using prototype components in our pre-clinical studies and clinical trials and have not completed the components' commercial design.

        The system disposables and ultraviolet light sources we use in our pre-clinical studies and clinical trials are prototypes of those to be used in the final products. As a result, we plan to perform studies, both pre-clinical and clinical, to demonstrate the equivalence of the prototype and the commercial design. However, regulatory authorities may require us to perform additional studies, both pre-clinical and clinical, using the commercial versions of the systems, which may increase our expenses and delay the commercialization of our products. If we fail to develop commercial versions of the systems on schedule, our competitors may be able to bring products to market before we do, which would delay or diminish our potential revenue.

Because our product candidates have not been manufactured on a commercial scale, we face manufacturing uncertainties that could limit their commercialization.

        Our product candidates, including many of the components, have never been manufactured on a commercial scale. We intend to use third-party manufacturers to produce commercial quantities of the chemical compounds and other components to be used in our products to inactivate viruses, bacteria and other pathogens. These inactivation compounds and other components have never been produced in commercial quantities, and we currently do not have any third-party manufacturing agreements in place for commercial production of compounds or other components. Any commercial manufacturer will need to develop new methods and processes to manufacture these compounds on a commercial scale and demonstrate to us, the FDA and foreign regulatory authorities that its commercial scale manufacturing processes comply with government regulations. It may be difficult or impossible to economically manufacture our products on a commercial scale.

        Baxter is responsible for manufacturing and assembling our pathogen inactivation systems. Baxter intends to rely on third parties to manufacture and assemble some of the system components, many of which are customized and have not been manufactured on a commercial scale. Baxter has not produced the pathogen inactivation systems in commercial quantities and may not be able to manufacture and assemble them, or do so economically. Prior to product sales of the platelet system in Europe, Baxter will need to complete studies relating to illumination device manufacturing that will enable it to make a self-declaration concerning quality of device manufacturing. In the United States, studies related to the illumination device, disposable and compound manufacturing and stability will need to be completed and included in FDA submissions before the FDA would consider the application for approval. It may be difficult or impossible to complete those studies in a timeframe consistent with intended commercialization.

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If our third-party manufacturers fail to produce our compounds and other product components satisfactorily and in sufficient quantities, we may incur delays, shortfalls and additional expenses.

        A limited number of suppliers manufacture our inactivation compounds for our use in product development, including clinical trials. Of these manufacturers, we currently have contracted with one manufacturer to provide enough amotosalen, the inactivation compound we use in our platelet and fresh frozen plasma systems, to meet our anticipated clinical trial, product development and initial platelet system European launch requirements, and we have contracted with one manufacturer to produce an intermediate compound, S-301, which is used by another manufacturer as a raw material of S-303, the inactivation compound we use in our red blood cell system. If any of these manufacturers cannot produce our compounds in the required quantities or to the required standards, we may face delays and shortfalls before we are able to identify alternate or additional manufacturers to meet these requirements. While alternative suppliers for the inactivation compounds exist, any new manufacturer will have to prove both to us and to the FDA and foreign regulatory authorities that its manufacturing process complies with government regulations. Identifying and qualifying such new suppliers could be an expensive and time-consuming process.

        Baxter has advised us that it intends to purchase certain key components of the pathogen inactivation systems from a limited number of suppliers. While we believe there are alternative suppliers for these components, it would be expensive and time-consuming to establish additional or replacement suppliers for these components. If Baxter were unable to find adequate suppliers for these components, we may be required to redesign the systems, which could lead to additional testing and clinical trials. If we were required to redesign the products, our development costs would increase, and our programs could be delayed significantly.

Our products may not achieve acceptance in, or be rapidly adopted by, the health care community.

        Even if our product candidates receive regulatory approval for commercial sale, physicians, patients and healthcare payors may not believe that the benefits of using our systems justify their additional cost, because the blood supply has become safer or for other reasons. We believe that our ability to successfully commercialize products will depend in part on the availability of adequate reimbursement for product costs and related treatment of blood components from governmental authorities and private health care insurers (including health maintenance organizations), which are increasingly attempting to contain health care costs by limiting both the extent of coverage and the reimbursement rate for new tests and treatments. In addition, our products may not inactivate all known pathogens, and the inability of our systems to inactivate certain pathogens may inhibit their acceptance. In addition, for logistical and financial reasons, the transfusion industry has not always integrated new technologies into their processes, even those with the potential to improve the safety of the blood supply. If our products fail to achieve market acceptance, we may never become profitable.

We will need to develop and test additional configurations of our platelet pathogen inactivation system to address the entire market.

        In the United States, our efforts to develop our systems to inactivate viruses, bacteria and other pathogens in platelets have focused almost entirely on apheresis platelets collected on Baxter's automated collection platform. Apheresis platelets are platelets that are collected from a single donor using an automated collection machine. Currently, we estimate that the majority of platelets used in the United States are collected by apheresis, with the remainder prepared from pooled random donor platelets. Blood centers in the United States preparing random donor platelets may be reluctant to switch to apheresis collection, and the FDA may require us to make our systems to inactivate viruses, bacteria and other pathogens in platelets compatible with random donor platelets. In order to develop a platelet pathogen inactivation system compatible with random donor platelets, we plan to perform additional product development and testing, including clinical trials. These development activities would

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increase our costs significantly, and may not be successful. In addition, FDA regulations limit the time from pooling to transfusion to four hours to minimize the proliferation of bacterial contamination in the pooled product. As a result, most pooling occurs in hospitals. Our platelet system is designed for use in blood centers, not at hospitals, and is intended to permit storage and transfusion of treated platelets for up to five days after pooling. The FDA's time limit between pooling and transfusion currently precludes the use of our system with pooled random donor platelets. Although our system is designed to reduce the risk of bacterial contamination, we cannot predict whether the FDA would remove this process time constraint to allow our system to be used with pooled random donor platelets, and we have not yet made a formal request for the FDA to do so.

        Baxter is one of three primary manufacturers of equipment for the collection of apheresis platelets in the United States. The equipment, design and materials used to collect the platelets vary from manufacturer to manufacturer. We have conducted our pre-clinical and clinical studies in the United States for apheresis platelets collected using only Baxter's equipment and materials. Under an agreement with Haemonetics Corporation, Baxter has agreed to provide Haemonetics with a platelet storage solution proprietary to Cerus and Baxter, with the intent that platelets collected on certain future Haemonetics apheresis collection equipment may be directly treated using our platelet system. Baxter and we are also adapting our platelet system to allow compatibility with other manufacturers' equipment. Such adaptations will require additional product development and testing, including clinical trials. These development activities will increase our costs significantly, and may not be successful. Market acceptance of the platelet system in the United States may be delayed until the system receives regulatory approval for use on such other equipment.

        In Europe, platelets also are typically prepared from several units of whole blood using a semi-automated process known as the buffy coat process. We have conducted our pre-clinical and clinical studies for platelets prepared by the buffy coat process using only Baxter's platelet collection and pooling materials. As a result, market acceptance in Europe of our platelet system for platelets prepared by the buffy coat process will depend on market acceptance of Baxter's platelet collection and pooling sets or on our ability to develop products compatible with other manufacturers' platelet collection and pooling sets.

        For apheresis platelets in Europe, we have conducted a clinical trial of our pathogen inactivation system using largely Baxter's equipment and materials. Baxter and we are adapting our platelet system to allow compatibility with other manufacturers' equipment. Such adaptations will require additional product development and testing. These development activities may not be successful. Market acceptance of the platelet system in Europe may be delayed until the system receives regulatory approval for use on such other equipment.

If we receive regulatory approval for our products, a small number of customers will determine market acceptance of our pathogen inactivation systems.

        The market for our pathogen inactivation systems is dominated by a small number of blood collection organizations. In the United States, the American Red Cross collects and distributes approximately 50% of the nation's supply of blood and blood components. Other major United States blood collection organizations include the New York Blood Center and United Blood Services, each of which distributes approximately 6% of the nation's supply of blood and blood components. In Western Europe and Japan, various national blood transfusion services or Red Cross organizations collect, store and distribute virtually all of their respective nations' blood and blood components supply. Even if our products receive regulatory approval to be commercialized and marketed, due to the intense market concentration, failure to properly market, price or sell our products to any of these large customers could significantly diminish potential product revenue.

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We rely heavily on Baxter for development funding, manufacturing, marketing and sales.

        We have two development and commercialization agreements with Baxter for our systems to inactivate viruses, bacteria and other pathogens in each of the three commonly transfused blood components: platelets, fresh frozen plasma and red blood cells, and we rely on Baxter for significant financial and technical contributions to these programs. Since the beginning of our relationship with Baxter in 1993 through December 31, 2001, we have received $46.7 million in equity investments from Baxter and $25.9 million from the Baxter International Inc. and Subsidiaries Pension Trust, and we have recognized $25.0 million in revenue from Baxter. Our ability to develop, manufacture and market these products successfully depends significantly on Baxter's performance under these agreements.

    We rely on Baxter for manufacturing and supplying components of our pathogen inactivation systems. Under the terms of our agreements, Baxter is responsible for manufacturing or supplying the disposable units, such as blood storage containers and related tubing, as well as any device associated with the inactivation processes. If these agreements were terminated or if Baxter otherwise failed to deliver an adequate supply of components, we would be required to identify other third-party component manufacturers. We cannot assure you that we would be able to identify such manufacturers on a timely basis or enter into contracts with such manufacturers on reasonable terms, if at all. Any delay in the availability of devices or disposables from Baxter could delay the submission of INTERCEPT Blood Systems for regulatory approval or the market introduction and subsequent sales of such systems. Moreover, the inclusion of components manufactured by others could require us to seek new approvals from government regulatory authorities, which could result in delays in product delivery. We may not receive any such required regulatory approvals.

    We rely on Baxter for the marketing, sales and distribution of our pathogen inactivation systems . We currently have a small marketing group that helps support Baxter's marketing organization; however, we do not intend to develop our own independent marketing and sales organization and expect to continue to rely on Baxter to market and sell the INTERCEPT Blood Systems. If our joint development agreements with Baxter are terminated or if Baxter is unable to market the products successfully, we will be required to find another marketing, sales and distribution partner or develop these capabilities ourselves. We may not be able to find a suitable partner on favorable terms or on a timely basis, if at all. Developing marketing, sales and distribution capabilities ourselves would delay commercialization of our pathogen inactivation systems and increase our costs.

    We share control over management decisions . Baxter and we share responsibility for managing the development programs for the pathogen inactivation systems. Management decisions are made by a management board that has equal representation from both Baxter and us. Our interests and Baxter's may not always be aligned. Disagreements with Baxter may be time-consuming to resolve and cause significant delays in the development of our products. If we disagree with Baxter on program direction, a neutral party will make the decision. The neutral party may not decide in our best interest. Under the agreements, Baxter may independently develop a pathogen inactivation system for fresh frozen plasma using a pre-existing technology. Such an effort by Baxter could create conflicts in our joint program for the development of a pathogen inactivation system for fresh frozen plasma.

    Baxter can terminate our agreements or fail to perform . Baxter can terminate the agreements without cause under certain circumstances. A development program under the agreements may be terminated by either party on 90 days' notice in the case of the platelet program, or 270 days' written notice in the case of the fresh frozen plasma or red blood cell program. If Baxter terminates the agreements or fails to provide adequate funding to support the product development efforts, we will need to obtain additional funding from other sources and will be

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      required to devote additional resources to the development of our products. We cannot assure you that we would be able to find a suitable substitute partner in a timely manner, on reasonable terms or at all. If we fail to find a suitable partner, our research, development or commercialization of certain planned products would be delayed significantly, which would cause us to incur additional expenditures.

Our products are subject to extensive regulation by domestic and foreign governments.

        Our products under development and anticipated future products are subject to extensive and rigorous regulation by United States local, state and federal regulatory authorities and by foreign regulatory bodies. These regulations are wide-ranging and govern, among other things:

    product development;

    product testing;

    product manufacturing;

    product labeling;

    product storage;

    product premarket clearance or approval;

    product sales and distribution;

    product use standards and documentation; and

    product advertising and promotion.

        The FDA and other agencies in the United States and in foreign countries impose substantial requirements upon the manufacturing and marketing of products such as those we are developing. The process of obtaining FDA and other required regulatory approvals is long, expensive and uncertain. The time required for regulatory approvals is uncertain, and the process typically takes a number of years, depending on the type, complexity and novelty of the product. We may encounter significant delays or excessive costs in our efforts to secure necessary approvals or licenses, or we may not be successful at all.

        Even if our product candidates receive approval for commercial sale, their marketing and manufacturing will be subject to continuing FDA and other regulatory requirements, such as requirements to comply with good manufacturing practices. The failure to comply with these requirements could result in enforcement action, which could harm our business. Later discovery of problems with a product, manufacturer or facility may result in additional restrictions on the product or manufacturer, including withdrawal of the product from the market. Regulatory authorities may also require post-marketing testing, which can involve significant expense. The government may impose new regulations that could further delay or preclude regulatory approval of our potential products. We cannot predict the impact of adverse governmental regulation that might arise from future legislative or administrative action.

        Distribution of our products outside the United States also is subject to extensive government regulation. These regulations, including the requirements for approvals or clearance to market, the time required for regulatory review and the sanctions imposed for violations, vary by country. In addition to CE Mark approval in Europe, we will need to obtain regulatory approvals in individual European countries to market our products. The level of additional product testing varies by country, but could take up to six months or more to complete after CE Mark approval. Failure to obtain necessary regulatory approvals or any other failure to comply with regulatory requirements could result in reduced revenue and earnings.

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        To support our requests for regulatory approval to market our product candidates, we have conducted and intend to conduct various types of studies including:

    toxicology studies to evaluate product safety;

    laboratory and animal studies to evaluate product effectiveness;

    human clinical trials to evaluate the safety, tolerability and effectiveness of treated blood components; and

    manufacturing and stability studies.

        We have conducted many toxicology studies to demonstrate our product candidates' safety, and we plan to conduct additional toxicology studies throughout the product development process. At any time, the FDA and other regulatory authorities may require further toxicology or other studies to further demonstrate our products' safety, which could delay commercialization. We believe the FDA and other regulatory authorities are likely to weigh the potential risks of using our pathogen inactivation products against the incremental benefits, which may be less compelling in light of improved safety in the blood supply. In addition, our clinical development plan assumes that we will not be required to perform human clinical studies to demonstrate our systems' ability to inactivate pathogens. Although we have discussed this plan with the FDA and other regulatory authorities, they may find it unacceptable at any time and may require human clinical trials to demonstrate efficacy in inactivating pathogens. Trials of this type may be too large and expensive to be practical.

        Regulatory agencies may limit the uses, or indications, for which any of our products is approved. For example, we believe that we will be able to claim the inactivation of particular pathogens only to the extent we have laboratory or animal data to support such claims. After regulatory approval for the initial indications, further clinical trials may be necessary to gain approval for the use of the product for additional indications.

        In addition to the regulatory requirements applicable to us and our products, there are regulatory requirements applicable to our prospective customers, the blood centers that process and distribute blood and blood products. Blood centers and others will likely be required to obtain approved license supplements from the FDA before using products processed with our pathogen inactivation systems. This requirement or FDA delays in approving these supplements may deter some blood centers from using our products. Blood centers that do submit supplements may face disapproval or delays in approval that could provide further delay or deter them from using our products. The regulatory impact on potential customers could slow or limit the potential sales of our products.

We have only a limited operating history, and we expect to continue to generate losses.

        We may never achieve a profitable level of operations. To date, we have engaged primarily in research and development. Our development and general and administrative expenses have resulted in substantial losses each year since our inception, including net losses of $22.6 million in 1999, $36.0 million in 2000 and $49.4 million in 2001. As of December 31, 2001, we had an accumulated deficit of approximately $173.1 million. All of our products are in the research and development stage, and we have not received any revenue from product sales. We have received all of our revenue from our agreements with Baxter, Kirin and the Consortium for Plasma Science and from federal research grants and cooperative agreements. We will be required to conduct significant research, development, clinical testing and regulatory compliance activities for each of these products. We expect our losses to continue at least until our product candidates are commercialized and achieve significant market acceptance.

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If we fail to obtain the capital necessary to fund our future operations, we will not be able to develop product candidates in our pipeline.

        Our product development programs are capital-intensive. We expect to continue to spend substantial funds for our operations for the foreseeable future. We believe that our existing capital resources, together with anticipated payments from Baxter, the United States government and projected interest income, will support our current and planned operations for at least the next 24 months. Our cash, liquidity and capital requirements will depend on many factors, including additional research and development needs, product testing results, regulatory requirements, competitive pressures and technological advances and setbacks.

        We may require substantial additional funds for our long-term product development, marketing programs and operating expenses. We do not know if we will be able to raise additional funds on acceptable terms. If we raise additional funds by issuing equity securities, our existing stockholders may experience substantial dilution.

If our competitors develop and market products that are more effective than our product candidates, our commercial opportunity will be reduced or eliminated.

        We expect our products to encounter significant competition. Our products may compete with other approaches to blood safety and improving the outcome of stem cell transplantation currently in use, as well as with future products developed by biotechnology and pharmaceutical companies, hospital supply companies, national and regional blood centers and governmental organizations and agencies. Our success will depend in part on our ability to respond quickly to medical and technological changes through the development and introduction of new products. Product development is risky and uncertain, and we cannot assure you that we will develop our products successfully. Competitors' products or technologies may make our products obsolete or non-competitive before we are able to generate any significant revenue. Many of our competitors or potential competitors have substantially greater financial and other resources than we have. They may also have greater experience in pre-clinical testing, human clinical trials and other regulatory approval procedures. Our ability to compete successfully will depend, in part, on our ability to:

    attract and retain skilled scientific personnel;

    develop technologically superior products;

    develop lower cost products;

    obtain patent or other proprietary protection for our products and technologies;

    obtain required regulatory approvals for our products;

    be early entrants to the market; and

    manufacture, market and sell our products, independently or through collaborations.

        Several companies are developing technologies that are, or in the future may be, the basis for products that will directly compete with or reduce the market for our pathogen inactivation systems. A number of companies are specifically focusing on alternative strategies for pathogen inactivation in various blood components. Precision Pharma Services, Inc. has FDA approval to market solvent-detergent treated fresh frozen plasma in the United States. If the treatment of fresh frozen plasma by solvent-detergent becomes a widespread practice, which has not happened to date, it could impair our ability to market our fresh frozen plasma pathogen inactivation system in the United States. In Europe, several companies, including Grifols, Octapharma AG and Maco Pharma International GmbH, are developing or have developed commercial systems to treat fresh frozen plasma.

33



        Other groups are developing synthetic blood product substitutes and products to stimulate the growth of platelets, and new methods of testing blood for specific pathogens have recently been approved by the FDA. Development of any of these technologies could impair the potential market for our products.

We may not be able to protect our intellectual property or operate our business without infringing intellectual property rights of others.

        Our commercial success will depend, in part, on obtaining and maintaining patent protection on our products and successfully defending our products against third-party challenges. Our technology will be protected from unauthorized use by others only to the extent that it is covered by valid and enforceable patents or effectively maintained as trade secrets. As a result, our success depends in part on our ability to:

    obtain patents;

    protect trade secrets;

    operate without infringing upon the proprietary rights of others; and

    prevent others from infringing on our proprietary rights.

        As of December 31, 2001, we owned 54 issued or allowed United States patents and 58 issued or allowed foreign patents. Our patents expire at various dates between 2003 and 2018. In addition, we have 25 pending United States patent applications and have filed 16 corresponding patent applications under the Patent Cooperation Treaty, which are currently pending in Europe, Japan, Australia and Canada, and of which six are also pending in China and Hong Kong. In addition, we are a licensee under a license agreement with respect to two United States patents covering inventions pertaining to psoralen-based photochemical decontamination treatment of whole blood or blood components and four United States patents relating to vaccines, as well as related foreign patents. We are also a licensee under a license agreement with Emory University with respect to two United States patents covering inventions related to our ACIT program. The license provides for us to make certain future milestone payments to Emory as well as royalties on any sales of products using the licensed technology. We cannot be certain that our patents or patents that we license from others will be enforceable and afford protection against competitors. Our patents or patent applications, if issued, may be challenged, invalidated or circumvented. Our patent rights may not provide us with proprietary protection or competitive advantages against competitors with similar technologies. Others may independently develop technologies similar to ours or independently duplicate our technologies. For example, a patent has recently issued to a third-party covering methods to remove psoralen compounds from blood products. We have reviewed the patent and believe our work predates the invention disclosed in that patent. We are continuing to review that patent and will make a determination as to whether any action is necessary. Due to the extensive time required for development, testing and regulatory review of our potential products, our patents may expire or remain in existence for only a short period following commercialization. This would reduce or eliminate any advantage of the patents.

        We cannot be certain that we were the first to make the inventions covered by each of our issued patents or pending patent applications or that we were the first to file patent applications for such inventions. We may need to license the right to use third-party patents and intellectual property to continue development and commercialization of our products. We may not be able to acquire such required licenses on acceptable terms, if at all. If we do not obtain such licenses, we may need to design around other parties' patents, or we may not be able to proceed with the development, manufacture or sale of our products.

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        We may face litigation to defend against claims of infringement, assert claims of infringement, enforce our patents, protect our trade secrets or know-how or determine the scope and validity of others' proprietary rights. Patent litigation is costly. In addition, we may require interference proceedings declared by the United States Patent and Trademark Office to determine the priority of inventions relating to our patent applications. Litigation or interference proceedings could be expensive and time consuming, and we could be unsuccessful in our efforts to enforce our intellectual property rights.

        We may rely, in certain circumstances, on trade secrets to protect our technology. However, trade secrets are difficult to protect. We protect our proprietary technology and processes, in part, by confidentiality agreements with employees and certain contractors. However, these agreements may be breached, we may not have adequate remedies for any breach or our trade secrets may otherwise become known or be independently discovered by competitors. To the extent that our employees, consultants or contractors use intellectual property owned by others, disputes may also arise as to the rights in related or resulting know-how and inventions.

We may be liable if our products harm people.

        We are exposed to potential liability risks inherent in the testing and marketing of medical devices and products. We may be liable if any of our products causes injury, illness or death. We intend to obtain product liability insurance before the commercial introduction of any product, but do not know whether we will be able to obtain and maintain such insurance on acceptable terms. Any insurance we obtain may not provide adequate coverage against potential liabilities. If we cannot successfully defend ourselves against product liability claims, we may incur substantial liabilities or be required to limit commercialization of our products.

We may be liable if hazardous materials used in the development of our products harm the environment, our employees or other people.

        Our research and development activities involve the controlled use of hazardous materials, including certain hazardous chemicals, radioactive materials and infectious pathogens, such as HIV and hepatitis. Although we believe that our safety procedures for handling and disposing of hazardous materials comply with regulatory requirements, we cannot eliminate the risk of accidental contamination or injury. If an accident occurs, we could be held liable for any damages that result.

The market price of our stock may be highly volatile.

        The market prices for our securities and those of other emerging medical device and biotechnology companies have been, and may continue to be, volatile. For example, during the period January 1, 1999 to December 31, 2001, the closing sale price of our common stock as quoted on the Nasdaq National Market fluctuated from a low of $15.44 to a high of $81.88. Announcements may have a significant impact on the market price of our common stock. Such announcements may include:

    biological or medical discoveries;
    technological innovations or new commercial services by us or our competitors;
    developments concerning proprietary rights, including patents and litigation matters;
    regulatory developments in both the United States and foreign countries;
    public concern as to the safety of new technologies;
    general market conditions;
    comments made by analysts, including changes in analysts' estimates of our financial performance; and
    quarterly fluctuations in our revenue and financial results.

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        The stock market has from time to time experienced extreme price and volume fluctuations, which have particularly affected the market prices for emerging biotechnology and medical device companies, and which have often been unrelated to the operating performance of such companies. These broad market fluctuations may adversely affect the market price of our common stock. In the past, following periods of volatility in the market price of a company's stock, securities class action litigation has occurred against the issuing company. Such litigation could result in substantial costs and a diversion of management's attention and resources, which could have a material adverse effect on our revenue and earnings. Any adverse determination in such litigation could also subject us to significant liabilities.


Item 2. Properties

        Cerus leases approximately 21,400 square feet for its main office facility in Concord, California. The lease of the main facility extends through July 2004 with options to renew for two additional three-year periods. Cerus also has leases for approximately 17,400 square feet and approximately 9,900 square feet at two facilities, both of which contain laboratory and office space and are located near its main building in Concord. These leases extend through June 2004, with one five-year renewal option, and January 2005, respectively. Cerus has a lease for approximately 11,300 square feet of office space in a facility located near its main building in Concord. This lease extends through August 31, 2002 with four one-year renewal options. In October 2001, Cerus entered into a lease of a 14,800 square foot building. The lease extends through November 2006. The facility is currently being modified to accommodate laboratories, and Cerus intends to occupy the building in 2002. Cerus believes that its current facilities and available additional space will be adequate for the foreseeable future.


Item 3. Legal Proceedings

        None.


Item 4. Submission of Matters to a Vote of Security Holders

        None.


PART II

Item 5. Market for the Registrant's Common Equity and Related Stockholder Matters

        Cerus' common stock is traded on the Nasdaq National Market under the symbol "CERS." The following table sets forth, for the periods indicated, the high and low sales prices for the common stock as reported by the Nasdaq National Market:

 
  High
  Low
Year Ended December 31, 2000:            
  First Quarter   $ 78.50   $ 24.63
  Second Quarter     55.44     25.00
  Third Quarter     64.50     42.50
  Fourth Quarter     81.88     42.75
Year Ended December 31, 2001:            
  First Quarter     76.56     31.69
  Second Quarter     76.00     32.25
  Third Quarter     75.80     41.64
  Fourth Quarter     57.41     39.55

        On February 28, 2002, the last reported sale price of Cerus' common stock on the Nasdaq National Market was $57.94 per share. On February 28, 2002, Cerus had approximately 168 holders of record of common stock.

        Cerus has not paid dividends on its common stock and does not intend to pay cash dividends on its common stock in the foreseeable future.

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Item 6. Selected Financial Data

        The following table summarizes certain selected financial data for the five years ended December 31, 2001. The information presented should be read in conjunction with the financial statements and notes included elsewhere herein. The selected financial data for the periods prior to the financial statements included herein are derived from audited financial statements.

 
  Years Ended December 31,
 
 
  2001
  2000
  1999
  1998
  1997
 
 
  (in thousands, except per share data)

 
Statement of Operations Data:                                
  Revenue   $ 4,535   $ 1,851   $ 2,408   $ 2,903   $ 6,851  
  Operating expenses:                                
  Research and development     48,247     34,823     22,514     29,783     19,569  
  General and administrative     10,166     7,160     4,837     3,841     3,163  
   
 
 
 
 
 
    Total operating expenses     58,413     41,983     27,351     33,624     22,732  
   
 
 
 
 
 
  Loss from operations     (53,878 )   (40,132 )   (24,943 )   (30,721 )   (15,881 )
  Net interest income     4,611     4,099     2,315     1,163     1,217  
   
 
 
 
 
 
  Loss before income taxes     (49,267 )   (36,033 )   (22,628 )   (29,558 )   (14,664 )
  Provision for income taxes     (100 )                
   
 
 
 
 
 
  Net loss   $ (49,367 ) $ (36,033 ) $ (22,628 ) $ (29,558 ) $ (14,664 )
   
 
 
 
 
 
  Net loss per share-basic and diluted(1)   $ (3.27 ) $ (2.75 ) $ (2.04 ) $ (3.17 ) $ (1.76 )
  Shares used in computing net loss per share-basic and diluted(1)     15,105     13,086     11,102     9,325     8,352  
 
  As of December 31,
 
 
  2001
  2000
  1999
  1998
  1997
 
 
  (in thousands)

 
Balance Sheet Data:                                
  Cash, cash equivalents and short-term investments   $ 123,461   $ 90,260   $ 40,419   $ 19,802   $ 21,581  
  Working capital     108,606     78,884     31,951     537     21,374  
  Total assets     128,260     94,161     41,780     20,934     27,315  
  Capital lease obligations, less current portion     51     84     115     12     43  
  Redeemable convertible preferred stock     5,000     5,000     5,000     5,000      
  Accumulated deficit     (173,095 )   (123,728 )   (87,518 )   (64,428 )   (34,870 )
  Total stockholders' equity (deficit)     106,755     76,921     27,959     (3,656 )   22,475  

(1)
See Note 1 of Notes to Financial Statements for a description of the method used in computing the net loss per share.

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Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations

         The following discussion of the financial condition and results of operations of Cerus should be read in conjunction with the Financial Statements and related Notes included elsewhere in this report. This report contains forward-looking statements that involve risks and uncertainties. Results for the periods presented are not necessarily indicative of future results.

Overview

        Since its inception in 1991, Cerus has devoted substantially all of its efforts and resources to the research, development and clinical testing of medical systems based on its Helinx technology. Cerus has been unprofitable since inception and, as of December 31, 2001, had an accumulated deficit of approximately $173.1 million. All of Cerus' product candidates are in the research and development stage, and Cerus has not received any revenue from product sales. Cerus must conduct significant research, development, pre-clinical and clinical evaluation and regulatory compliance activities on these product candidates that, together with anticipated general and administrative expenses, are expected to result in substantial losses at least until after commercialization. Cerus' ability to achieve a profitable level of operations in the future will depend on its ability to successfully complete development, obtain regulatory approvals and achieve market acceptance of the INTERCEPT Blood Systems. Cerus may never achieve a profitable level of operations. Further, under the agreements discussed below, a significant portion of development funding for the INTERCEPT Blood Systems is provided by Baxter based on an annual budgeting process. There can be no assurance that these agreements will not be modified or terminated.

        We believe the following critical accounting policies affect our more significant judgments and estimates used in the preparation of our financial statements:

    Revenue and research and development expenses—Revenue related to the cost reimbursement provisions under development contracts is recognized as the costs on the project are incurred. Revenue related to at risk milestones specified under development contracts is recognized as the milestones are achieved. License fees and payments for achieved milestones are non-refundable and are not subject to future performance. Cerus receives certain United States government grants that support its research effort in defined research projects. These grants generally provide for reimbursement of approved costs incurred as defined in the various grants. Revenue associated with these grants is recognized as costs under each grant are incurred.
    Investments—Cerus considers all highly liquid investments with an original maturity of three months or less from the date of purchase to be cash equivalents. Cash equivalents consist principally of short-term money market instruments and commercial paper. Cerus has classified all debt securities as available-for-sale at the time of purchase and reevaluates such designation as of each balance sheet date. The cost of securities sold is based on the specific identification method.

        Agreement with Baxter for the Development of the INTERCEPT Platelet System.     Cerus has a development and commercialization agreement with Baxter for the joint development of the INTERCEPT Platelet System for inactivation of viruses, bacteria and other infectious pathogens in platelets used for transfusion. This agreement provides for Baxter and Cerus to generally share system development costs equally, subject to mutually determined budgets established from time to time, and for Cerus to receive approximately 33.5% of revenue from sales of inactivation system disposables after each party is reimbursed for its cost of goods to the extent the cost exceeds specific amounts. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the INTERCEPT Platelet System following regulatory approval. The agreement also provides for Baxter to make a $5 million cash milestone payment to Cerus upon approval by the FDA of an application to market products developed under the platelet program, comparable approval in Europe or termination of the program.

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        Agreement with Baxter for the Development of the INTERCEPT Red Blood Cell System and INTERCEPT Plasma System.     Cerus also has a development and commercialization agreement with Baxter for the joint development of the INTERCEPT Red Blood Cell System and the INTERCEPT Plasma System for inactivation of viruses, bacteria and other infectious pathogens in red blood cells and fresh frozen plasma, or FFP, for transfusion. This agreement provides for Baxter and Cerus generally to share INTERCEPT Red Blood Cell System development costs equally, subject to mutually determined budgets established from time to time. Cerus is solely responsible for funding the development costs of the INTERCEPT Plasma System. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the INTERCEPT Red Blood Cell System and INTERCEPT Plasma System following regulatory approvals. The agreement also provides for an equal sharing of revenue from sales of INTERCEPT Red Blood Cell System disposables, and for Cerus to receive 75% and Baxter to receive 25% of revenue from sales of INTERCEPT Plasma System disposables, after each party is reimbursed for its cost of goods and a specified percentage allocation, not to exceed 14% of revenue, is retained by Baxter for marketing and administrative expenses.

        From inception through December 31, 2001, Cerus has received $46.7 million in equity investments from Baxter and $25.9 million in an equity investment from Baxter International Inc. and Subsidiaries Pension Trust, and has recognized $25.0 million in revenue from Baxter. Development funding is in the form of balancing payments made by Baxter to Cerus, if necessary, to reimburse Cerus for development spending in excess of the levels determined by Baxter and Cerus. Development funding revenue is recognized as the related project costs are incurred.

        Agreement with Kirin.     In January 2001, Cerus entered into a collaborative agreement with the Pharmaceutical Division of Kirin to develop and market products for stem cell transplantation based on Cerus' Helinx technology. Under the terms of the agreement, Cerus and Kirin will jointly develop the products. Cerus has received an initial license fee of $1 million, and may receive additional payments upon achievement of development milestones. In addition, Kirin will fund all development expenses for the Asia-Pacific region and a portion of Cerus' development activities aimed at obtaining product approval in the United States. Upon product approval, Kirin will market the products in the Asia-Pacific region, including Japan, China, Korea and Australia, and Cerus will receive a specified share of product revenue, including a royalty and reimbursement of its cost of goods. Cerus retains all marketing rights for the rest of the world, including the United States and Europe.

        Cooperative Agreement with the Armed Forces of the United States.     In February 2001, Cerus was awarded a $3.5 million cooperative agreement by the Army Medical Research Acquisition Activity division of the Department of Defense. Cerus received the award to develop its pathogen inactivation technologies to improve the safety and availability of blood that may be used by the United States Armed Forces for medical transfusions. Under the conditions of the agreement, Cerus will conduct research on the inactivation of infectious pathogens, including unusual viruses, bacteria and parasites, which are of particular concern to the Armed Forces. Cerus, in collaboration with investigators at Walter Reed Army Institute of Research, also will investigate ways to improve the storage and shelf life of blood and blood components, which may be used for medical transfusion support in combat zones. Also under the terms of the agreement, Cerus would receive commercial rights to the discoveries and inventions arising from the research performed under the collaboration.

        Agreement with the Consortium for Plasma Science.     In December 1998, Cerus and the Consortium entered into an agreement for the development of a pathogen inactivation system for source plasma used for fractionation. The Consortium is co-funded by four plasma fractionation companies: Alpha Therapeutics Corporation, Aventis Behring, Bayer Corporation and Baxter. The Consortium, which is a separate entity from its members, provides research and development funding worldwide for technologies to improve the safety of source plasma. Under the agreement, the Consortium has funded development of Cerus' proprietary technology for use with source plasma. Cerus does not expect to

39



receive additional funding from the Consortium. Subject to the Consortium meeting certain funding requirements, Cerus will pay the Consortium a royalty based on a percentage of product sales, if any.

Results of Operations

2001 Compared with 2000

        Revenue.     For the year ended December 31, 2001, development revenue from Baxter and the Consortium, which are related parties of Cerus, increased 29% to $2.1 million from $1.6 million for 2000. The increase was primarily from increased development revenue from Baxter for the INTERCEPT Red Blood Cell System as a result of increased expenses incurred by Cerus for pre-clinical safety studies, compound manufacturing and clinical trials in 2001. Revenue earned under the agreements with Baxter is dependent on the relative spending by Cerus and Baxter on the programs for which development costs are shared. Development funding from Baxter was 41% of total revenue for 2001. Development funding from the Consortium was 5% of total revenue for the year ended December 31, 2001.

        Development funding from other sources, which includes Kirin, was $1.0 million for 2001. Development funding from Kirin was 20% of total revenue for 2001.

        Revenue from government grants and cooperative agreements increased 557% to $1.4 million for 2001 from $0.2 million for 2000. The increase was principally due to revenue recognized from a cooperative agreement with the Armed Forces of the United States entered into in February 2001. Cerus also has recognized revenue under a grant from the National Institutes of Health that expires in July 2002. There can be no assurance that Cerus will receive additional government grants in the future.

        Cerus anticipates that its sources of revenue until product sales occur will be limited to payments under collaboration agreements, including Cerus' development agreements with Baxter, and payments from the United States government under cooperative agreement and research grant programs. If CE Mark approval for the INTERCEPT Platelet System is received, Cerus would not expect to recognize revenue from product sales until mid-2002 or later, and would not expect significant revenue from product sales in 2002.

        Research and Development Expenses.     Research and development expenses include salaries and related expenses for scientific personnel, payments to consultants, supplies and chemicals used in in-house laboratories, costs of research and development facilities, depreciation of equipment and external contract research expenses, including clinical trials, pre-clinical safety studies, compound manufacturing and other laboratory studies. Research and development expenses increased 39% to $48.2 million for 2001 from $34.8 million for 2000. The increase was due primarily to the addition of scientific personnel and consultants, increased development spending at Baxter and increased costs for pre-clinical safety studies and compound manufacturing. Cerus' total research and development costs incurred included $40.5 million for the INTERCEPT Blood Systems program and $7.8 million for all other programs for 2001, and $30.8 million for the INTERCEPT Blood Systems program and $4.1 million for all other programs for 2000. Cerus anticipates that its research and development expenses will continue to increase as additional filings for regulatory approval are prepared and final product configuration and testing are completed for the INTERCEPT Platelet System and INTERCEPT Plasma System, Phase III clinical trials of the INTERCEPT Red Blood Cell System continue and research and development activity relating to its other pre-clinical programs increases. Due to the inherent uncertainties and risks associated with developing biomedical products, including but not limited to intense and changing government regulation, uncertainty of future pre-clinical and clinical study results and uncertainty associated with manufacturing, it is not possible to reasonably estimate the cost to complete these research and development projects. Cerus faces numerous risks and uncertainties associated with the successful completion of its research and development projects; see "Risk Factors" beginning on page 26.

40


        General and Administrative Expenses.     General and administrative expenses increased 42% to $10.2 million for 2001 from $7.2 million for 2000. The increase was principally attributable to the addition of administrative personnel and increased facilities expenses associated with expansion of Cerus' operations. Cerus expects its general and administrative expenses to continue to increase as development activities expand.

        Net Interest Income.     Net interest income increased 12% to $4.6 million for 2001 from $4.1 million for 2000. The increase was attributable primarily to increased average cash and investments balances from proceeds of the private placements of common stock to institutional investors in August 2000 and May 2001, net of reduced yields on investments due to declining interest rates. Cerus typically maintains substantial balances of cash equivalents and short-term investments to fund future research and development activities. Cerus expects to earn interest at market rates in proportion to the balances it maintains.

2000 Compared with 1999

        Revenue.     For the year ended December 31, 2000, development revenue from Baxter and the Consortium decreased 4% to $1.6 million from $1.7 million for 1999. Revenue earned under the agreements with Baxter is dependent on the relative spending by Cerus and Baxter on the programs for which development costs are shared. The decrease in development funding was primarily a result of reduced spending by Cerus on the source plasma program in 2000.

        Government grant revenue decreased 69% to $0.2 million for 2000, compared to $0.7 million for 1999. The decrease was principally due to the expiration of certain government grants in 1999.

        Research and Development Expenses.     Research and development expenses increased 55% to $34.8 million for 2000 from $22.5 million for 1999. The increase was primarily due to the addition of scientific personnel, increased costs for clinical trials and contract research and increased expenses incurred for fee-for-service development activities at Baxter relating to the FFP program. Cerus' total research and development costs incurred included $30.8 million for the INTERCEPT Blood Systems program and $4.1 million for all other programs for 2000, and $19.1 million for the INTERCEPT Blood Systems program and $3.4 million for all other programs for 1999.

        General and Administrative Expenses.     General and administrative expenses increased 48% to $7.2 million for 2000 from $4.8 million for 1999. The increase was primarily attributable to the addition of administrative personnel associated with the expansion of Cerus' operations and increased outside consultant expenses.

        Net Interest Income.     Net interest income increased 77% to $4.1 million for 2000 from $2.3 million for 1999. The increase was attributable primarily to increased average cash and investment balances related to proceeds from the private placement of common stock to accredited investors, including Baxter, in February 2000 and the private placement of common stock to an institutional investor in August 2000.

Liquidity and Capital Resources

        Cerus' sources of capital to date have consisted of public offerings and private placements of equity securities, payments received under its agreements with Baxter, Kirin and the Consortium, United States government grants and cooperative agreements and interest income. To date, Cerus has not received any revenue from product sales, and it will not derive revenue from product sales unless and until one or more products under development receives regulatory approval and achieves market acceptance. Cerus does not expect to receive regulatory approval for the INTERCEPT Platelet System in Europe until mid-2002 or later or in the United States until the end of 2002 or later. Cerus does not expect to receive regulatory approval for the INTERCEPT Plasma System in Europe and in the United

41



States until mid-2003 or later. Cerus does not expect to receive regulatory approval for the INTERCEPT Red Blood Cell System until 2004 or later.

        In February 2000, Cerus completed a private placement of 1,000,000 shares of common stock at $25.00 per share and received net proceeds of $23.9 million, after deducting related expenses. The shares were purchased by institutional and other accredited investors, including Baxter, which purchased 390,000 shares.

        In August 2000, Cerus completed a private placement of 1,200,000 shares of common stock at $50.00 per share and received net proceeds of $59.8 million, after deducting related expenses. The shares were purchased by an institutional investor.

        In May 2001, Cerus completed two private placements of an aggregate of 1,500,000 shares of common stock at $52.00 per share and received net proceeds of $75.2 million, after deducting related expenses. Baxter International Inc. and Subsidiaries Pension Trust purchased 500,000 shares and another institutional investor purchased 1,000,000 shares.

        At December 31, 2001, Cerus had cash, cash equivalents and short-term investments of $123.5 million. Net cash used in operating activities was $44.0 million in 2001, compared to $32.0 million in 2000. The use of cash primarily resulted from a net loss of $49.4 million offset by changes in other operating balances. Net cash used in investing activities in 2001 of approximately $41.8 million resulted principally from the purchases of $78.9 million of short-term investments and the purchase of $1.2 million of furniture and equipment, offset by the sales and maturities of $38.3 million of short-term investments. Working capital increased to $108.6 million at December 31, 2001 from $78.9 million at December 31, 2000, primarily due to increased cash, cash equivalents and short-term investments balances from financing activities.

        Cerus believes that its available cash balances, together with anticipated cash flows from existing development and grant arrangements, will be sufficient to meet its capital requirements for at least the next 24 months. These near-term capital requirements are dependent on various factors, including the development progress and costs of the INTERCEPT Blood Systems and other programs; payments by Baxter and the United States government; and costs related to creating, maintaining and defending Cerus' intellectual property position. Cerus' long-term capital requirements will be dependent on these factors and on Cerus' ability to raise capital through public or private equity or debt financings or through additional collaborative arrangements or government grants, the achievement of milestones, regulatory approval and successful commercialization of the INTERCEPT Blood Systems and other product candidates under development, competitive developments and regulatory factors. If Baxter were to terminate its agreements with Cerus, Cerus might not be able to meet its long-term capital requirements. Future capital funding transactions may result in dilution to investors in Cerus, and may not be available on favorable terms, if at all. In August 2001, Cerus filed a shelf registration statement on Form S-3 with the Securities and Exchange Commission to offer and sell up to $300 million of common stock and/or debt securities. Cerus has no current commitments to offer or sell securities pursuant to this registration statement.

42



Commitments

        Our commitments as of December 31, 2001 were as follows:

 
  Payments Due by Period
 
  Total
  Less than
1 year

  1-3 years
  4-5 years
  After 5
years

 
  (in thousands)

Contractual obligations:                              
  Capital lease obligations   $ 98   $ 39   $ 59   $   $
  Operating leases     2,807     994     1,672     141    
   
 
 
 
 
  Total contractual cash obligations   $ 2,905   $ 1,033   $ 1,731   $ 141   $
   
 
 
 
 


Item 7A. Quantitative and Qualitative Disclosures About Market Risk

        Cerus maintains an investment portfolio of various issuers, types and maturities. These securities are generally classified as available-for-sale and, consequently, are recorded on the balance sheet at fair value with unrealized gains or losses reported as a separate component of stockholders' equity, if material. Unrealized gains and losses at December 31, 2001 and 2000 were not material. Cerus' investments primarily consist of short-term money market mutual funds, United States government obligations and commercial paper. Of Cerus' investments balance of $123.5 million at December 31, 2001, approximately 52% have original maturity dates of less than 90 days, 29% have original maturities of 90 days to one year and the remaining balance have maturities of two years or less. Cerus does not believe its exposure to interest rate risk to be material given the short-term nature of its investment portfolio.


Item 8. Financial Statements and Supplemental Data

        The Company's financial statements, together with related notes and report of Ernst & Young LLP, independent auditors, are listed in Item 14(a) and included herein beginning on page 47.


Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

        Not applicable.


PART III

Item 10. Directors and Executive Officers of the Registrant

        Information regarding Cerus' directors and officers, and the compliance of certain reporting persons with Section 16(a) of the Securities Exchange Act of 1934 will be set forth under the captions "Election of Directors," "Management" and "Compliance with the Reporting Requirements of Section 16(a)" in the Company's proxy statement for use in connection with the annual meeting of stockholders to be held on June 5, 2002 (the "Proxy Statement") and is incorporated herein by reference. Cerus intends to file the Proxy Statement with the Securities and Exchange Commission within 120 days after the end of Cerus' 2001 fiscal year.


Item 11. Executive Compensation

        The information required by this item is incorporated herein by reference from the information set forth under the caption "Executive Compensation" in the Proxy Statement.

43




Item 12. Security Ownership of Certain Beneficial Owners and Management

        The information required by this item is incorporated herein by reference from the information set forth under the caption "Security Ownership of Certain Beneficial Owners and Management" in the Proxy Statement.


Item 13. Certain Relationships and Related Transactions

        The information required by this item is incorporated herein by reference from the information set forth under the option "Certain Transactions" in the Proxy Statement.


PART IV

Item 14. Exhibits, Financial Statement Schedules and Reports on Form 8-K

        The following documents are being filed as part of this report on Form 10-K:

(a)
Financial Statements.

 
  Page
Report of Ernst & Young LLP, Independent Auditors   47
Balance Sheets as of December 31, 2001 and 2000   48
Statements of Operations for the three years ended December 31, 2001   49
Statements of Stockholders' Equity (Deficit) for the three years ended December 31, 2001   50
Statements of Cash Flows for the three years ended December 31, 2001   51
Notes to Financial Statements   52

        Other information is omitted because it is either presented elsewhere, is inapplicable or is immaterial as defined in the instructions.

(b)
No reports on Form 8-K were filed during the quarter ended December 31, 2001.

(c)
Exhibits

Exhibit
Number

  Description of Exhibit
3.1.1(4)   Restated Certificate of Incorporation of Cerus Corporation, as amended to date.
3.2(1)   Bylaws of Cerus.
4.2(1)   Specimen Stock Certificate.
10.1(1)   Form of Indemnity Agreement entered into between Cerus and each of its directors and executive officers.
10.2(1)*   1996 Equity Incentive Plan.
10.3(1)*   Form of Incentive Stock Option Agreement under the 1996 Equity Incentive Plan.
10.4(1)*   Form of Nonstatutory Stock Option Agreement under the 1996 Equity Incentive Plan.
10.5(1)*   1996 Employee Stock Purchase Plan Offering.
10.14(1)   Series E Preferred Stock Purchase Agreement, dated April 1, 1996, between Cerus and Baxter Healthcare Corporation.
10.15(1)   Common Stock Purchase Agreement, dated September 3, 1996 between Cerus and Baxter Healthcare Corporation.
10.16(1)   Amended and Restated Investors' Rights Agreement, dated April 1, 1996, among Cerus and certain investors.

44


10.17†(9)   Development, Manufacturing and Marketing Agreement, dated December 10, 1993 between Cerus and Baxter Healthcare Corporation.
10.21(1)   Industrial Real Estate Lease, dated October 1, 1992, between Cerus and Shamrock Development Company, as amended on May 16, 1994 and December 21, 1995.
10.22(1)   Real Property Lease, dated August 8, 1996, between the Registrant and S.P. Cuff.
10.23(1)   Lease, dated February 1, 1996, between Cerus and Holmgren Partners.
10.24(1)   First Amendment to Common Stock Purchase Agreement, dated December 9, 1996, between Cerus and Baxter Healthcare Corporation.
10.25†(1)   Amendment, dated as of January 3, 1997, to the Agreement filed as Exhibit 10.17.
10.26(1)   Memorandum of Agreement, dated as of January 3, 1997, between Cerus and Baxter Healthcare Corporation.
10.27†   License Agreement, dated as of November 30, 1992, by and among the Company, Miles Inc. and Diamond Scientific Corporation.
10.28†(2)   Amendment to Development, Manufacturing and Marketing Agreement, dated as of March 6, 1998, by and between Cerus and Baxter Healthcare Corporation.
10.29(3)   Series A Preferred Stock Purchase Agreement, dated as of June 30, 1998, by and between Cerus and Baxter Healthcare Corporation.
10.30(3)   Series B Preferred Stock Purchase Agreement, dated as of June 30, 1998, by and between Cerus and Baxter Healthcare Corporation.
10.31(3)   Memorandum of Agreement, dated as of June 30, 1998, by and between Cerus and Baxter Healthcare Corporation.
10.32(9)   Second Amendment to Development, Manufacturing and Marketing Agreement, dated as of June 30, 1998, by and between Cerus and Corporation.
10.33†(3)   Development, Manufacturing and Marketing Agreement, dated April 1, 1996, by and between Cerus and Baxter Healthcare Baxter Healthcare Corporation, as amended and restated June 30, 1998.
10.34(4)   Stockholder Rights Plan, dated November 3, 1999.
10.35(5)*   1999 Equity Incentive Plan, adopted April 30, 1999, approved by stockholders July 2, 1999
10.36(6)*   Employment Agreement with Howard G. Ervin.
10.37†(7)   Collaborative License Agreement between Cerus and Kirin Brewery Company, Limited.
10.38(8)   Amendment to Section 4.2 of the June 30, 1998 Development Agreement between Cerus and Baxter.

45


10.39   Lease, dated December 17, 1999 between Cerus and Redwoods Office Center, L.P.
10.40   Lease, dated October 12, 2001 between Cerus and California Development, Inc.
23.1   Consent of Ernst & Young LLP, Independent Auditors.
24.1   Power of Attorney (see signature page).

Certain portions of this exhibit are subject to a confidential treatment order.

*
Compensatory Plan.

(1)
Incorporated by reference to Cerus' Registration Statement on Form S-1 (File No. 333-11341) and amendments thereto.

(2)
Incorporated by reference to Cerus' Quarterly Report on Form 10-Q for the quarter ended March 31, 1998.

(3)
Incorporated by reference to Cerus' Current Report on Form 8-K, dated June 30, 1998.

(4)
Incorporated by reference to Cerus' Current Report on Form 8-K, dated November 3, 1999.

(5)
Incorporated by reference to Cerus' Registration Statement on Form S-8, dated August 4, 1999.

(6)
Incorporated by reference to Cerus' Annual Report on Form 10-K, for the year ended December 31, 2000.

(7)
Incorporated by reference to Cerus' Quarterly Report on Form 10-Q for the quarter ended March 31, 2001.

(8)
Incorporated by reference to Cerus' Quarterly Report on Form 10-Q for the quarter ended June 30, 2001.

(9)
Incorporated by reference to Cerus' Current Report on Form 8-K, dated August 28, 2001.

46



REPORT OF ERNST & YOUNG LLP, INDEPENDENT AUDITORS

The Board of Directors and Stockholders
Cerus Corporation

        We have audited the accompanying balance sheets of Cerus Corporation as of December 31, 2001 and 2000, and the related statements of operations, stockholders' equity (deficit) and cash flows for each of the three years in the period ended December 31, 2001. These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audits.

        We conducted our audits in accordance with auditing standards generally accepted in the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

        In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Cerus Corporation at December 31, 2001 and 2000, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2001 in conformity with accounting principles generally accepted in the United States.


 

 

/s/ ERNST & YOUNG LLP

Walnut Creek, California
January 24, 2002

 

 

47



CERUS CORPORATION

BALANCE SHEETS

(in thousands, except share and per share data)

 
  December 31,
 
 
  2001
  2000
 
ASSETS  

Current assets:

 

 

 

 

 

 

 
  Cash and cash equivalents   $ 64,503   $ 71,871  
  Short-term investments     58,958     18,389  
  Accounts receivable from a related party     26     267  
  Other current assets     1,573     512  
   
 
 
    Total current assets     125,060     91,039  
Furniture and equipment at cost:              
  Laboratory and office equipment     3,951     3,278  
  Leasehold improvements     3,665     3,242  
   
 
 
      7,616     6,520  
  Less accumulated depreciation and amortization     4,604     3,526  
   
 
 
Net furniture and equipment     3,012     2,994  
Other assets     188     128  
   
 
 
    Total assets   $ 128,260   $ 94,161  
   
 
 

LIABILITIES AND STOCKHOLDERS' EQUITY

 

Current liabilities:

 

 

 

 

 

 

 
  Accounts payable to a related party   $ 5,029   $ 1,791  
  Accounts payable     3,220     4,279  
  Accrued compensation and related expenses     2,634     1,961  
  Accrued contract research expenses     2,796     2,341  
  Other accrued expenses     1,817     1,753  
  Deferred revenue     927      
  Current portion of capital lease obligations     31     31  
   
 
 
    Total current liabilities     16,454     12,156  
Capital lease obligations, less current portion     51     84  
Commitments and contingencies              
Redeemable convertible preferred stock, $.001 par value; 5,000,000 shares authorized: issuable in series; 5,000 shares issued and outstanding at December 31, 2001 and 2000; aggregate liquidation preference of $5,000 at December 31, 2001 and 2000     5,000     5,000  
Stockholders' equity:              
  Preferred stock: issuable in series; 3,327 shares issued and outstanding at December 31, 2001 and 2000; aggregate liquidation preference of $9,496 at December 31, 2001 and 2000     9,496     9,496  
  Common stock, $.001 par value; 50,000,000 shares authorized: 15,737,165 and 14,051,762 shares issued and outstanding at December 31, 2001 and 2000, respectively     16     14  
  Additional paid-in capital     270,338     191,139  
  Accumulated deficit     (173,095 )   (123,728 )
   
 
 
    Total stockholders' equity     106,755     76,921  
   
 
 
      Total liabilities and stockholders' equity   $ 128,260   $ 94,161  
   
 
 

See accompanying notes.

48



CERUS CORPORATION

STATEMENTS OF OPERATIONS

(in thousands, except share and per share data)

 
  Years ended December 31,
 
 
  2001
  2000
  1999
 
Revenue:                    
  Development funding, related parties   $ 2,103   $ 1,632   $ 1,693  
  Development funding, other     993          
  Government grants and cooperative agreements     1,439     219     715  
   
 
 
 
    Total revenue     4,535     1,851     2,408  
Operating expenses:                    
  Research and development     48,247     34,823     22,514  
  General and administrative     10,166     7,160     4,837  
   
 
 
 
    Total operating expenses     58,413     41,983     27,351  
   
 
 
 
Loss from operations     (53,878 )   (40,132 )   (24,943 )
Interest income (expense):                    
  Interest income     4,626     4,124     2,336  
  Interest expense     (15 )   (25 )   (21 )
   
 
 
 
Net interest income     4,611     4,099     2,315  
   
 
 
 
Loss before income taxes     (49,267 )   (36,033 )   (22,628 )
Provision for income taxes     (100 )        
   
 
 
 
Net loss   $ (49,367 ) $ (36,033 ) $ (22,628 )
   
 
 
 
Net loss per share—basic and diluted   $ (3.27 ) $ (2.75 ) $ (2.04 )
   
 
 
 
Shares used in computing net loss per share—basic and diluted     15,105,003     13,086,401     11,102,226  
   
 
 
 

See accompanying notes.

49


CERUS CORPORATION
STATEMENTS OF STOCKHOLDERS' EQUITY (DEFICIT)
(in thousands, except share data)

 
  Preferred Stock
  Common Stock
   
   
   
  Total
Stockholders'
Equity
(Deficit)

 
 
  Additional
Paid-in
Capital

  Deferred
Compensation

  Accumulated
Deficit

 
 
  Shares
  Amount
  Shares
  Amount
 
Balances at December 31, 1998     $   9,416,843   $ 9   $ 60,813   $ (50 ) $ (64,428 ) $ (3,656 )
Issuance of common stock         62,912         2,000             2,000  
Public offering of common stock, net of expenses of $3,524         2,200,000     3     42,674             42,677  
Issuance of Series B preferred stock   3,327     9,496                       9,496  
Issuance of common stock under stock option and employee stock purchase plans and warrant exercises         78,770         500             500  
Common shares reacquired         (14,433 )       (10 )           (10 )
Accretion of cash dividend on preferred stock                         (463 )   (463 )
Amortization of deferred compensation                     43         43  
Net loss                         (22,628 )   (22,628 )
   
 
 
 
 
 
 
 
 
Balances at December 31, 1999   3,327     9,496   11,744,092     12     105,977     (7 )   (87,519 )   27,959  
Issuance of common stock, net of expenses of $1,314         2,200,000     2     83,683             83,685  
Issuance of common stock under stock option and employee stock purchase plans         108,589         1,479             1,479  
Common shares reacquired         (919 )                    
Accretion of cash dividend on preferred stock                         (176 )   (176 )
Amortization of deferred compensation                     7         7  
Net loss                         (36,033 )   (36,033 )
   
 
 
 
 
 
 
 
 
Balances at December 31, 2000   3,327     9,496   14,051,762     14     191,139         (123,728 )   76,921  
Issuance of common stock, net of expenses of $2,812         1,500,000     2     75,186             75,188  
Issuance of common stock for services         11,665         756             756  
Issuance of common stock under stock option and employee stock purchase plans         173,738         3,257             3,257  
Net loss                         (49,367 )   (49,367 )
   
 
 
 
 
 
 
 
 
Balances at December 31, 2001   3,327   $ 9,496   15,737,165   $ 16   $ 270,338   $   $ (173,095 ) $ 106,755  
   
 
 
 
 
 
 
 
 

See accompanying notes.

50



CERUS CORPORATION

STATEMENTS OF CASH FLOWS

(in thousands)

 
  Years ended December 31,
 
 
  2001
  2000
  1999
 
Operating activities                    
Net loss   $ (49,367 ) $ (36,033 ) $ (22,628 )
Adjustments to reconcile net loss to net cash used in operating activities:                    
  Depreciation and amortization     1,193     627     568  
  Issuance of common stock for services     756          
  Amortization of deferred compensation         7     43  
  Accrued cash dividend on preferred stock, payable to a related party         (176 )   (463 )
  Changes in operating assets and liabilities:                    
    Accounts receivable from a related party     241     (267 )    
    Other current assets     (1,061 )   (274 )   74  
    Other assets     (60 )   (4 )   (29 )
    Accounts payable to a related party     3,238     1,260     (12,188 )
    Accounts payable     (1,059 )   2,799     144  
    Accrued compensation and related expenses     673     830     149  
    Accrued contract research expenses     455     (816 )   586  
    Accrued cash dividend on preferred stock, payable to a related party         176     463  
    Other accrued expenses     64     (160 )   (26 )
    Deferred revenue     927          
   
 
 
 
Net cash used in operating activities     (44,000 )   (32,031 )   (33,307 )
Investing activities                    
Purchases of furniture and equipment     (1,236 )   (2,622 )   (700 )
Proceeds from sale of equipment     25          
Purchases of short-term investments     (78,892 )   (18,657 )   (71,865 )
Sale of short-term investments     11,000     2,500     4,115  
Maturities of short-term investments     27,323     34,650     44,509  
   
 
 
 
Net cash provided by (used in) investing activities     (41,780 )   15,871     (23,941 )
Financing activities                    
Net proceeds from sale of preferred stock             9,496  
Net proceeds from issuance of common stock     78,445     85,164     45,177  
Repurchase of common stock             (10 )
Payment of cash dividend on preferred stock         (639 )    
Payments on capital lease obligations     (33 )   (31 )   (39 )
   
 
 
 
Net cash provided by financing activities     78,412     84,494     54,624  
   
 
 
 
Net increase (decrease) in cash and cash equivalents     (7,368 )   68,334     (2,624 )
Cash and cash equivalents, beginning of period     71,871     3,537     6,161  
   
 
 
 
Cash and cash equivalents, end of period   $ 64,503   $ 71,871   $ 3,537  
   
 
 
 
Supplemental disclosures:                    
  Interest paid   $ 15   $ 25   $ 21  
   
 
 
 
Supplemental schedule of non-cash investing and financing activities:                    
  Capital lease obligations incurred   $   $   $ 142  
   
 
 
 

See accompanying notes.

51



CERUS CORPORATION

NOTES TO FINANCIAL STATEMENTS

December 31, 2001

1.    The Company and Its Significant Accounting Policies

Basis of Presentation

        Cerus Corporation (the "Company") (formerly Steritech, Inc.), incorporated on September 19, 1991, is developing medical systems and therapeutics based on its proprietary technology for controlling biological replication. The Company's most advanced programs are focused on systems to inactivate viruses, bacteria, other pathogens and white blood cells in platelets, fresh frozen plasma ("FFP") and red blood cells intended for transfusion. The Company also is pursuing therapeutic applications of its technology to treat and prevent serious diseases. The Company has collaboration agreements with Baxter Healthcare Corporation ("Baxter"), the Pharmaceutical Division of Kirin Brewery Co., Ltd. ("Kirin") and the Consortium for Plasma Science ("the Consortium") (see Note 2). The Company has not received any revenue from product sales, and all revenue recognized by the Company to date has resulted from the Company's agreements with Baxter, Kirin and the Consortium and federal research grants and collaborative agreements. The Company will be required to conduct significant research, development, testing and regulatory compliance activities on its pathogen inactivation systems that, together with anticipated general and administrative expenses, are expected to result in substantial additional losses, and the Company may need to adjust its operating plans and programs based on the availability of cash resources. The Company's ability to achieve a profitable level of operations will depend on successfully completing development, obtaining regulatory approvals and achieving market acceptance of its pathogen inactivation systems. There can be no assurance that the Company will ever achieve a profitable level of operations.

Use of Estimates

        The preparation of financial statements requires management to make estimates, assumptions and judgments that affect the reported amounts of assets, liabilities, revenue and expenses, and related disclosures of contingent assets and liabilities. On an ongoing basis, management evaluates its estimates, which are based on historical experience and on various other assumptions that are believed to be reasonable under the circumstances. Actual results may differ from those estimates under different assumptions or conditions. We record accrued liabilities for certain contract research activities, including clinical trials, pre-clinical safety studies, external laboratory studies and development activities performed by Baxter, for research and development services performed. Some of those accrued liabilities are based on estimates because billings for these activities may not occur on a timely basis consistent with the performance of the services.

Revenue and Research and Development Expenses

        Development funding is in the form of payments made (i) by Baxter to the Company to reimburse the Company for development spending in excess of the levels determined by Baxter and the Company and (ii) by Kirin and the Consortium to reimburse the Company for certain fee-for-service development activities. Revenue related to the cost reimbursement provisions under development contracts is recognized as the costs on the project are incurred. Revenue related to at risk milestones specified under development contracts is recognized as the milestones are achieved. License fees and payments for achieved milestones are non-refundable and are not subject to future performance. There was no revenue related to license fees, milestones or other up-front payments in the years ended December 31, 2001, 2000 and 1999.

52



        In accordance with Statement of Financial Accounting Standards No. 2, "Accounting for Research and Development Expenses," research and development costs are charged to expense when incurred. Research and development expenses include salaries and related expenses for scientific personnel, payments to consultants, supplies and chemicals used in in-house laboratories, costs of research and development facilities, depreciation of equipment and external contract research expenses, including clinical trials, pre-clinical safety studies, compound manufacturing and other laboratory studies. The Company's use of estimates in recording accrued liabilities for research and development activities (described previously in this Note under the heading "Use of Estimates") affects the amounts of research and development expenses and development funding revenue recorded from Baxter. Actual results may differ from those estimates under different assumptions or conditions.

        The Company receives certain United States government grants that support the Company's research effort in defined research projects. These grants generally provide for reimbursement of approved costs incurred as defined in the various grants. Revenue associated with these grants is recognized as costs under each grant are incurred.

        In December 1999, the Securities and Exchange Commission issued Staff Accounting Bulletin No. 101, "Revenue Recognition in Financial Statements" ("SAB 101"). SAB 101 provides guidance on the recognition, presentation and disclosure of revenue in financial statements. Any changes in revenue recognition policies resulting from SAB 101 were required to be reported as a change in accounting principle in the quarter ended December 31, 2000. The effect of adopting SAB 101 did not have a material affect on the financial statements.

Cash, Cash Equivalents and Short-Term Investments

        The Company considers all highly liquid investments with an original maturity of three months or less from the date of purchase to be cash equivalents. Cash equivalents consist principally of short-term money market instruments and commercial paper.

        In accordance with Statement of Financial Accounting Standards No. 115, "Accounting for Certain Investments in Debt and Equity Securities," the Company has classified all debt securities as available-for-sale at the time of purchase and reevaluates such designation as of each balance sheet date. The available-for-sale securities recorded at amounts that approximate fair value at December 31, 2001 and 2000 totaled $123,461,000 and $90,260,000, respectively.

        Unrealized gains and losses at December 31, 2001 and 2000 and realized gains and losses for the years then ended were not material. Accordingly, the Company has not made a provision for such amounts in its balance sheets. The cost of securities sold is based on the specific identification method. Substantially all of the Company's cash, cash equivalents and short-term investments are maintained by three major financial institutions.

Furniture and Equipment

        Furniture and equipment is recorded at cost less accumulated depreciation. Depreciation on furniture and equipment is calculated on a straight-line basis over the estimated useful lives of the assets (generally three to five years). Leasehold improvements are amortized on a straight-line basis over the shorter of the lease term or the estimated useful lives of the improvements.

Stock-Based Compensation

        The Company accounts for employee stock options in accordance with Accounting Principles Board Opinion No. 25 and has adopted the "disclosure only" alternative described in Statement of Financial Accounting Standards No. 123, "Accounting for Stock-Based Compensation" ("FAS 123").

53



        In April 2000, the Financial Accounting Standards Board (the "FASB") issued Interpretation No. 44, "Accounting for Certain Transactions Involving Stock Compensation: An Interpretation of APB No. 25" ("FIN 44"). The Company has adopted the provisions of FIN 44. The adoption of these provisions did not materially impact the Company's results of operations.

Income Taxes

        The Company accounts for income taxes based upon Statement of Financial Accounting Standards No. 109, "Accounting for Income Taxes" ("FAS 109"). Under this method, deferred tax assets and liabilities are determined based on differences between the financial reporting and tax bases of assets and liabilities and are measured using the enacted tax rates and laws that will be in effect when the differences are expected to reverse.

Net Loss Per Share—Basic and Diluted

        The Company calculates basic and diluted earnings per share in accordance with Statement of Financial Accounting Standards No. 128, "Earnings Per Share" ("FAS 128"). Under FAS 128, basic earnings per share is computed by dividing net income (loss) by the weighted average number of common shares outstanding for the period. Diluted earnings per share reflects the assumed conversion of all dilutive securities, such as options, warrants, convertible debt and convertible preferred stock. Common stock equivalent shares from redeemable convertible preferred stock and from stock options and warrants are not included as the effect is anti-dilutive.

Comprehensive Income (Loss)

        Statement of Financial Accounting Standards No. 130, "Reporting Comprehensive Income," requires that all items that are required to be recognized under accounting standards as comprehensive income (revenues, expenses, gains and losses) be reported in a financial statement that is displayed with the same prominence as other financial statements. The Company does not have material components of other comprehensive income. Therefore, comprehensive loss is equal to net loss reported for all periods presented.

Disclosures About Segments of an Enterprise

        Statement of Financial Accounting Standards No. 131, "Disclosures about Segments of an Enterprise and Related Information," establishes standards for the way public business enterprises report information about operating segments in annual financial statements. The Company has one reportable operating segment under this statement, which is the development of biomedical systems to treat blood products, and the required disclosures are reflected in the financial statements.

New Accounting Pronouncements

        In October 2001, the FASB issued Statement of Financial Accounting Standards No. 144, "Accounting for the Impairment or Disposal of Long-Lived Assets" ("FAS 144"). FAS 144 is required to adopted effective January 1, 2002. FAS 144 supersedes Statement of Financial Accounting Standards No. 121, "Accounting for Impairment of Long-Lived Assets and for Long-Lived Assets to be Disposed of," and provides a single accounting model for long-lived assets to be disposed. The Company does not expect the adoption of FAS 144 to have a material effect on its results of operations and financial position.

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2.    Development Agreements

Agreements with Baxter, a Related Party of the Company

        The Company has a development and commercialization agreement with Baxter for the joint development of a system for inactivation of viruses, bacteria and other infectious pathogens in platelets used for transfusion. This agreement provides for Baxter and the Company to generally share system development costs equally, subject to mutually determined budgets established from time to time, and for the Company to receive approximately 33.5% of revenue from sales of inactivation system disposables after each party is reimbursed for its cost of goods to the extent the cost exceeds specific amounts. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the system following regulatory approval. The agreement also provides for Baxter to make a $5 million cash milestone payment to the Company upon approval by the FDA of an application to market products developed under the platelet program, comparable approval in Europe or termination of the program.

        The Company also has a development and commercialization agreement with Baxter for the joint development of the systems for inactivation of viruses, bacteria and other infectious pathogens in red blood cells and FFP for transfusion. This agreement provides for Baxter and the Company generally to share red blood cell system development costs equally, subject to mutually determined budgets established from time to time. The Company is solely responsible for funding the development costs of the system for FFP. Baxter has an exclusive, worldwide distribution license and will be responsible for manufacturing and marketing the systems following regulatory approvals. The agreement also provides for an equal sharing of revenue from sales of red blood cell system disposables, and for the Company to receive 75% and Baxter to receive 25% of revenue from sales of FFP system disposables, after each party is reimbursed for its cost of goods and a specified percentage allocation, not to exceed 14% of revenue, is retained by Baxter for marketing and administrative expenses.

        This agreement also provided that Baxter and its affiliates would not acquire capital stock of the Company if the acquisition would result in Baxter and its affiliates owning 20.1% or more of the outstanding voting power of the Company. On June 28, 2001, the Company and Baxter amended this provision to reduce the ownership limit from 20.1% to 5.4% of the outstanding voting power of the Company. The provision excludes the conversion of preferred stock and will not apply in the event a third party makes a tender offer for a majority of the outstanding voting shares of the Company, the Board of Directors decides to liquidate or sell to a third party substantially all of the Company's assets or a majority of the Company's voting securities approve a merger in which the Company's stockholders do not own a majority of the voting securities of the post-merger company. As of December 31, 2001, Baxter owned 270,337 common shares, representing approximately 1.7% of the Company's outstanding common stock.

        As of December 31, 2001, the Company has received $46.7 million in equity investments from Baxter and $25.9 million in an equity investment from Baxter International Inc. and Subsidiaries Pension Trust, and has recognized approximately $25.0 million in revenue from Baxter, since inception. Development funding is in the form of balancing payments made by Baxter to the Company, if necessary, to reimburse the Company for development spending in excess of the levels determined by Baxter and the Company.

Agreement with Kirin Brewery Co. Ltd.

        In January 2001, the Company entered into a collaborative agreement with Kirin to develop and market products for stem cell transplantation based on the Company's proprietary technology. Under the terms of the agreement, the Company and Kirin will jointly develop the products. The Company has received an initial license fee of $1 million, and may receive additional payments upon achievement of development milestones. The license fee is being deferred and recognized as development funding

55



ratably over the term of the agreement. In addition, Kirin will fund all development expenses for the Asia-Pacific region and a portion of the Company's development activities aimed at obtaining product approval in the United States. Upon product approval, Kirin will market the products in the Asia-Pacific region, including Japan, China, Korea and Australia, and the Company will receive a specified share of product revenue. The Company retains all marketing rights in the rest of the world, including the United States and Europe. The Company recognized $914,000 in development funding from Kirin during the year ended December 31, 2001.

Cooperative Agreement with the Armed Forces of the United States

        In February 2001, the Company was awarded a $3.5 million cooperative agreement by the Army Medical Research Acquisition Activity division of the Department of Defense. The Company received the award to develop its pathogen inactivation technologies to improve the safety and availability of blood that may be used by the United States Armed Forces for medical transfusions. Under the terms of the agreement, the Company would receive commercial rights to any discoveries and inventions that may arise from the research performed under the collaboration.

Agreement with the Consortium for Plasma Science

        In December 1998, the Company and the Consortium entered into an agreement for the development of a pathogen inactivation system for source plasma used for fractionation. The Consortium is co-funded by four plasma fractionation companies, one of which is Baxter, a related party of the Company. The Consortium, which is a separate entity from its members, provides research and development funding worldwide for technologies to improve the safety of source plasma. Under the agreement, the Consortium has funded development of the Company's proprietary technology for use with source plasma. Subject to the Consortium meeting certain funding requirements, the Company will pay the Consortium a royalty based on a percentage of product sales, if any. The Company recognized $226,000 and $679,000 in development funding from the Consortium during the years ended December 31, 2001 and 2000, respectively.

3.    Investments

        Available-for-sale securities are recorded at amounts that approximate fair market value. Realized and unrealized gains and losses at December 31, 2001 and 2000 were not material. Investments classified as available-for-sale were as follows:

 
  December 31,
 
 
  2001
  2000
 
 
  (in thousands)

 
Money market mutual funds   $ 51,419   $ 53,429  
United States and state government obligations     31,688     7,147  
Commercial paper     40,354     29,684  
   
 
 
Total investments     123,461     90,260  
Less: amounts classified as cash equivalents     (64,503 )   (71,871 )
   
 
 
Short-term investments   $ 58,958   $ 18,389  
   
 
 

Of the Company's debt securities at December 31, 2001, securities in the aggregate amount of $13,084,000 have original maturity dates of less than three months, securities in the aggregate amount of $35,714,000 have original maturities of three months to one year and securities in the aggregate amount of $23,244,000 have maturities of one to two years.

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4.    Commitments and Contingencies

        The Company leases its office facilities and certain equipment under non-cancelable operating leases with initial terms in excess of one year that require the Company to pay operating costs, property taxes, insurance and maintenance. These facility leases generally contain renewal options and provisions adjusting the lease payments.

        Capital lease obligations represent the present value of future rental payments under capital lease agreements for laboratory and office equipment. The original cost and accumulated amortization on the equipment under capital leases was $173,000 and $141,000, respectively, at December 31, 2001 and $173,000 and $94,000, respectively, at December 31, 2000.

        Future minimum payments under capital and operating leases are as follows:

Year ending December 31,

  Capital
Leases

  Operating
Leases

 
  (in thousands)

2002   $ 39   $ 994
2003     39     890
2004     20     606
2005         176
2006         141
   
 
Total minimum lease payments     98   $ 2,807
         
Amount representing interest     16      
   
     
Present value of net minimum lease payments     82      
Current portion     31      
   
     
Long-term portion   $ 51      
   
     

        Rent expense for office facilities and certain equipment was $900,000, $592,000 and $521,000 for the years ended December 31, 2001, 2000 and 1999, respectively.

Patent Licenses

        The Company is a licensee under a license agreement with an unaffiliated company with respect to two United States patents covering inventions pertaining to psoralen-based photochemical decontamination treatment of whole blood or blood components and four United States patents relating to vaccines, as well as related foreign patents. Whether the Company's psoralen-based pathogen inactivation systems practice either of the photochemical decontamination patents depends on an interpretation of the scope of the patent claims. If such systems practice such patents, the license would provide for the Company to make certain milestone payments, which may be credited against any royalties payable by the Company. The license requires a royalty payable by the Company on revenues from such systems and certain annual minimum royalty payments per year until termination of the license. The manner in which any such milestone payments and royalties would be shared by Baxter, if at all, has not been determined. The Company does not believe that any amounts that might be payable by it under the agreement to date would be material.

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5.    Preferred Stock

Series A Redeemable Convertible Preferred Stock

        Baxter holds 5,000 shares of the Company's Series A preferred stock. The holder of Series A preferred stock has no voting rights, except with respect to the approval of certain mergers, consolidations or other transactions in which the Company is not the surviving entity or becomes no longer publicly traded, or except as required by Delaware law. The holders of a majority of outstanding shares of Series A preferred stock can require the Company to redeem all of the Series A preferred stock for $1,000.00 per share if the agreement to develop the platelet system is terminated. The Company may redeem all or a portion of these shares at $1,000.00 per share, the original issuance price, either upon regulatory approval of the Company's platelet system in the United States or Europe or upon the termination of development of the platelet system. If the shares are not redeemed upon this event, each share will be automatically converted into common shares equal to $1,000.00 divided by 120% of the average closing price of the common stock for the 30 trading days prior to system approval or 100% of the average closing price for the 15 trading days prior to and after the termination of system development. For illustrative purposes, if the Series A preferred stock were converted to common stock as if regulatory approval of the platelet system was received on December 31, 2001, 90,623 common shares would be issued, which represents 0.6% of the outstanding common shares of the Company at December 31, 2001.

Series B Preferred Stock

        Baxter holds 3,327 shares of the Company's Series B preferred stock. The holder of Series B preferred stock has no voting rights, except with respect to the authorization of any class or series of stock having preference or priority over the Series B preferred stock as to voting, liquidation or conversion or with respect to the determination of fair market value of non-publicly traded shares received by the holder of Series B stock in the event of a liquidation, or except as required by Delaware law. At any time, the holder may convert each share of Series B preferred stock into 100 common shares. If all shares of Series B preferred stock were converted to common stock, 332,700 shares would be issued, which represents 2.1% of the outstanding common shares of the Company at December 31, 2001. The Company has the right to redeem the Series B preferred stock prior to conversion for a payment of $9.5 million.

6.    Stockholders' Equity

Common Stock

        In April 1999, the Company completed a public offering of 2,200,000 newly issued shares of its common stock at $21.00 per share. The Company received net proceeds of $42.7 million, after deducting offering expenses. Also in April 1999, the Company sold 62,912 shares of common stock to Baxter pursuant to the achievement of a milestone. The purchase price was $31.79 per share, for an aggregate purchase price of $2.0 million.

        In November 1999, the Company's Board of Directors adopted a stockholder rights plan, commonly referred to as a "poison pill," that is intended to deter hostile or coercive attempts to acquire the Company. The stockholder rights plan enables stockholders to acquire shares of the Company's common stock, or the common stock of an acquiror, at a substantial discount to the public market price should any person or group acquire more than 15% of the Company's common stock without the approval of the Board of Directors under certain circumstances. Baxter will be exempt from the rights plan, unless it and its pension plan acquire beneficial ownership in aggregate of 20.1% or more of the Company's common stock, excluding shares of the Company's common stock issuable upon conversion of Series A or Series B preferred stock currently held by Baxter. The Company has

58



designated 250,000 shares of Series C Junior Participating preferred stock for issuance in connection with the stockholder rights plan.

        In February 2000, the Company completed a private placement of 1,000,000 shares of common stock to accredited investors, including Baxter, which purchased 390,000 shares. The purchase price was $25.00 per share, and the Company received net proceeds of $23.9 million, after deducting related expenses.

        In August 2000, the Company completed a private placement of 1,200,000 shares of common stock to an institutional investor. The purchase price was $50.00 per share, and the Company received net proceeds of $59.8 million, after deducting related expenses.

        In May 2001, the Company completed private placements of an aggregate of 1,500,000 shares of common stock at $52.00 per share, and received net proceeds of $75.2 million, after deducting related expenses. Baxter International Inc. and Subsidiaries Pension Trust purchased 500,000 shares and another institutional investor purchased 1,000,000 shares.

Stock Option Plans

        The Company has reserved 1,470,000 shares of common stock for issuance under its 1996 Equity Incentive Plan (the "1996 Plan"). The 1996 Plan provides for grants of Incentive Stock Options ("ISOs") to employees and Nonstatutory Stock Options ("NSOs"), restricted stock purchase awards, stock appreciation rights and stock bonuses to employees, directors and consultants of the Company. The ISOs may be granted at a price per share not less than the fair market value at the date of grant. The NSOs may be granted at a price per share not less than 85% of the fair market value at the date of grant. The option term is ten years. Vesting, as determined by the Board of Directors, generally occurs ratably over four years. In the event option holders cease to be employed by the Company, except in the event of death or disability or as otherwise provided in the option grant, all unvested options are forfeited and all vested options must be exercised within a three-month period, otherwise the options are forfeited.

        The Company has reserved 240,000 shares of common stock for issuance under its 1998 Non-Officer Stock Option Plan. Under the terms of this plan, options may be granted to employees or consultants at an exercise price of at least 85% of the fair market value per share at the date of grant. The option term is ten years.

        The Company has reserved 3,080,000 shares of common stock for issuance under its 1999 Equity Incentive Plan (the "1999 Plan"). The 1999 Plan provides for grants of ISOs to employees and NSOs, stock bonuses and restricted stock purchase awards to employees, directors and consultants of the Company. The option term is ten years.

Stock-Based Compensation

        The Company has elected to follow Accounting Principles Board Opinion No. 25, "Accounting for Stock Issued to Employees" ("APB 25") and related interpretations in accounting for its employee stock awards because, as discussed below, the alternative fair value accounting provided for under FAS 123 requires the use of option valuation models that were not developed for use in valuing employee stock options. Under APB 25, because the exercise price of the Company's employee common stock options equals the market price of the underlying common stock on the grant date (for certain Company common stock grants), no compensation expense is recorded.

        Pro forma information regarding net loss and net loss per share is required by FAS 123, and has been determined as if the Company had accounted for its employee stock options and employee stock purchase plan under the fair value method of that Statement. The fair value for these options and

59



shares was estimated at the date of grant using a Black-Scholes option pricing model with the following weighted-average assumptions for the years ended December 31:

 
  Stock Option Plans
  Employee Stock
Purchase Plan

 
 
  2001
  2000
  1999
  2001
  2000
  1999
 
Expected volatility   .6837   .8564   .6500   .6837   .8564   .6500  
Risk-free interest rate   3.50 % 4.80 % 6.55 % 3.50 % 4.50 % 5.76 %
Expected life of the option (years)   5   5   5   0.5   0.5   0.5  

        The Black-Scholes option valuation model was developed for use in estimating the fair value of traded options that have no vesting restrictions and are fully transferable. In addition, option valuation models require the input of highly subjective assumptions including the expected stock price volatility. Because the Company's employee stock options and purchased shares have characteristics significantly different from those of traded options, and because changes in the subjective input assumptions can materially affect the fair value estimate, in management's opinion, the existing models do not necessarily provide a reliable single measure of the fair value of its employee stock awards.

        For purposes of pro forma disclosures, the estimated fair value of the options is amortized to expense over the awards' vesting period. The effects of applying FAS 123 on pro forma net loss are not likely to be representative of the effects on reported net loss/income for future years. The Company's reported and pro forma information for the years ended December 31 follows:

 
  2001
  2000
  1999
 
 
  (in thousands, except per share data)

 
Net loss, as reported   $ (49,367 ) $ (36,033 ) $ (22,628 )
Net loss, pro forma     (61,606 )   (43,440 )   (25,103 )
Net loss per share—basic and diluted, as reported     (3.27 )   (2.75 )   (2.04 )
Net loss per share—basic and diluted, pro forma     (4.08 )   (3.32 )   (2.25 )

        Activity under the stock option plans is set forth below:

 
  Number of
Options
Outstanding

  Weighted Average
Exercise Price
per Share

Balances at December 31, 1998   918,434   $ 10.778
  Granted   381,450     22.256
  Cancelled   (190,075 )   12.978
  Exercised   (43,033 )   4.943
   
 
Balances at December 31, 1999   1,066,776   $ 14.725
  Granted   752,525     33.415
  Cancelled   (56,889 )   21.669
  Exercised   (95,013 )   11.943
   
 
Balances at December 31, 2000   1,667,399   $ 23.101
  Granted   715,195     44.953
  Cancelled   (39,625 )   24.792
  Exercised   (161,258 )   16.711
   
 
Balances at December 31, 2001   2,181,711   $ 30.686
   
 

60


        The weighted average fair value of options granted during the years ended December 31, 2001, 2000 and 1999 was $21.824, $19.761, and $11.039 per share, respectively. At December 31, 2001, options to purchase 1,734,303 shares of common stock were available for future grant.

 
  Options Outstanding
   
   
 
   
  Weighted
Average
Remaining
Contractual
Life (Years)

   
  Options Vested
Range of Exercise Prices

  Number
of Shares

  Weighted
Average
Exercise Price

  Number
of Shares

  Weighted
Average
Exercise Price

$0.544 — 2.721   167,398   4.29   $ 2.639   167,280   $ 2.639
$8.163 — 15.500   316,346   6.78   $ 15.234   247,070   $ 15.169
$16.250 — 22.750   198,607   7.39   $ 19.672   121,217   $ 19.559
$22.938 — 24.875   382,639   7.98   $ 24.852   181,142   $ 24.841
$25.375 — 29.250   156,448   7.74   $ 27.200   98,140   $ 27.145
$32.688 — 38.188   494,165   9.19   $ 37.903   95,179   $ 37.782
$39.063 — 57.550   278,133   8.96   $ 46.791   61,492   $ 46.365
$57.750 — 75.250   188,050   9.09   $ 65.275   69,557   $ 69.351
   
 
 
 
 
    2,181,786   7.95   $ 30.687   1,041,077   $ 24.500
   
     
 
 

Employee Stock Purchase Plan

        The Company has reserved 220,500 shares of common stock for issuance under its Employee Stock Purchase Plan (the "Purchase Plan"). The Purchase Plan is intended to qualify as an employee stock purchase plan within the meaning of Section 423(b) of the Internal Revenue Code. Under the Purchase Plan, the Board of Directors may authorize participation by eligible employees, including officers, in periodic offerings following the adoption of the Purchase Plan. The offering period for any offering will be no more than 27 months. Employees purchased 12,480, 12,953 and 18,784 shares under the Purchase Plan during the years ended December 31, 2001, 2000 and 1999, respectively. At December 31, 2001, 123,264 shares were available for issuance. The weighted average fair value of the rights granted during the years ended December 31, 2001, 2000 and 1999 using the Black-Scholes model was $10.636, $10.260 and $4.330, respectively.

7.    Income Taxes

        Deferred income taxes reflect the net tax effects of temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for income tax purposes. Significant components of the Company's deferred tax assets are as follows:

 
  December 31,
 
 
  2001
  2000
 
 
  (in thousands)

 
Net operating loss carryforward   $ 60,100   $ 40,900  
Research and development credit carryforward     10,900     8,400  
Certain expenses not currently deductible for tax purposes     3,800     4,200  
Accrued liabilities     2,000     1,600  
Capitalized research and development     400     500  
Other     800     700  
   
 
 
Gross deferred tax assets     78,000     56,300  
Valuation allowance     (78,000 )   (56,300 )
Net deferred tax assets   $   $  
   
 
 

        The valuation allowance increased by $21,700,000 and $17,200,000 for the years ended December 31, 2001 and 2000, respectively. The increase is primarily attributable to the increase in the

61



net operating loss and tax credit carryforwards. The Company believes that, based on a number of factors, the available objective evidence creates sufficient uncertainty regarding the realizability of the deferred tax assets such that a full valuation allowance has been recorded. These factors include the Company's history of net losses since its inception, the need for regulatory approval of the Company's products prior to commercialization, expected near-term future losses and the absence of taxable income in prior carryback years. The valuation allowance at December 31, 2001 includes $2,500,000 related to deferred tax assets arising from tax benefits associated with stock option plans. This benefit, when realized, will be recorded as an increase in stockholders' equity rather than as a reduction in the income tax provision. For the year ended December 31, 2001, the Company recorded a tax provision of $100,000, which consist of foreign withholding taxes on license fees received.

        Although management's operating plans assume, beyond the near-term, taxable and operating income in future periods, management evaluation of all available information in assessing the realizability of the deferred tax assets in accordance with FAS 109, indicates that such plans were subject to considerable uncertainty. Therefore, the valuation allowance was increased to fully reserve the Company's deferred tax assets. The Company will continue to assess the realizability of the deferred tax assets based on actual and forecasted operating results.

        At December 31, 2001, the Company had net operating loss carryforwards of approximately $150,900,000 for federal and $147,400,000 for state income tax purposes. The Company also had research and development tax credit carryforwards of approximately $9,500,000 for federal income tax purposes and approximately $6,200,000 for state income tax purposes at December 31, 2001. The federal net operating loss and tax credit carryforwards expire between the years 2007 and 2021. The state net operating loss carryforwards expire between the years 2002 and 2011.

        Utilization of the Company's net operating losses and credits may be subject to a substantial annual limitation due to the ownership change limitations provided by the Internal Revenue Code. The annual limitation may result in the expiration of net operating losses and credits before utilization.

8.    Retirement Plan

        The Company maintains a defined contribution savings plan (the "401(k) Plan") that qualifies under the provisions of Section 401(k) of the Internal Revenue Code and covers all employees of the Company. Under the terms of the 401(k) Plan, employees may contribute varying amounts of their annual compensation. The Company may contribute a discretionary percentage of qualified individual employee's salaries, as defined, to the 401(k) Plan. The Company did not contribute to the 401(k) Plan in the years ended December 31, 2001, 2000 and 1999.

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9.    Quarterly Financial Information (Unaudited)

 
  Three Months Ended
 
 
  March 31,
2001

  June 30,
2001

  September 30,
2001

  December 31,
2001

 
 
  (In thousands, except per share data)

 
Revenue:                          
  Development funding, related parties   $ 845   $ 1,021   $ 69   $ 168  
  Development funding, other     226     224     231     312  
  Government grants and cooperative agreements     373     314     217     535  
   
 
 
 
 
    Total revenue     1,444     1,559     517     1,015  
Operating expenses:                          
  Research and development     11,318     12,086     12,194     12,649  
  General and administrative     2,379     2,658     2,347     2,782  
   
 
 
 
 
    Total operating expenses     13,697     14,744     14,541     15,431  
   
 
 
 
 
Loss from operations     (12,253 )   (13,185 )   (14,024 )   (14,416 )
Net interest income     1,188     1,210     1,298     915  
   
 
 
 
 
Loss before income taxes     (11,065 )   (11,975 )   (12,726 )   (13,501 )
Provision for income taxes     (100 )            
   
 
 
 
 
Net loss   $ (11,165 ) $ (11,975 ) $ (12,726 ) $ (13,501 )
   
 
 
 
 
Net loss per share—basic and diluted   $ (0.79 ) $ (0.80 ) $ (0.81 ) $ (0.86 )

 


 

Three Months Ended


 
 
  March 31,
2000

  June 30,
2000

  September 30,
2000

  December 31,
2000

 
 
  (In thousands, except per share data)

 
Revenue:                          
  Development funding, related parties   $ 575   $ 442   $ 419   $ 195  
  Development funding, other                  
  Government grants and cooperative agreements     52     99     69      
   
 
 
 
 
    Total revenue     627     541     488     195  
Operating expenses:                          
  Research and development     7,071     8,000     9,129     10,623  
  General and administrative     1,739     1,819     1,599     2,003  
   
 
 
 
 
    Total operating expenses     8,810     9,819     10,728     12,626  
   
 
 
 
 
Loss from operations     (8,183 )   (9,278 )   (10,240 )   (12,431 )
Net interest income     665     800     1,083     1,551  
   
 
 
 
 
Loss before income taxes     (7,518 )   (8,478 )   (9,157 )   (10,880 )
Provision for income taxes                  
   
 
 
 
 
Net loss   $ (7,518 ) $ (8,478 ) $ (9,157 ) $ (10,880 )
   
 
 
 
 
Net loss per share—basic and diluted   $ (0.61 ) $ (0.66 ) $ (0.69 ) $ (0.77 )

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SIGNATURES

        Pursuant to the requirement of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized, in the City of Concord, State of California, on the 26th day of March, 2002.

    CERUS CORPORATION

 

 

By:

 

/s/  
STEPHEN T. ISAACS       
Stephen T. Isaacs
President and Chief Executive Officer


POWER OF ATTORNEY

        Each person whose signature appears below constitutes and appoints Stephen T. Isaacs and Gregory W. Schafer, his true and lawful attorney-in-fact and agent, each acting alone, with full power of substitution and resubstitution, for him and in his name, place and stead, in any and all capacities, to sign any or all amendments to the Annual Report on Form 10-K and to file the same, with all exhibits thereto, and all documents in connection therewith, with the Securities and Exchange Commission, granting unto said attorney-in-fact and agent, full power and authority to do and perform each and every act and thing requisite and necessary to be done in and about the premises, as fully to all intents and purposes as he might or could do in person, hereby ratifying and confirming all that said attorney-in-fact and agent, or his substitute or substitutes, may lawfully do or cause to be done by virtue hereof.

        Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons in the capacities and on the dates indicated.

Signature
  Title
  Date

 

 

 

 

 
/s/   STEPHEN T. ISAACS       
Stephen T. Isaacs
  President, Chief Executive Officer and Director
(Principal Executive Officer)
  March 26, 2002

/s/  
GREGORY W. SCHAFER       
Gregory W. Schafer

 

Chief Financial Officer and Vice President, Finance
(Principal Financial and Accounting Officer)

 

March 26, 2002

/s/  
B.J. CASSIN       
B.J. Cassin

 

Chairman of the Board

 

March 26, 2002

/s/  
BRUCE C. COZADD       
Bruce C. Cozadd

 

Director

 

March 26, 2002

/s/  
JOHN E. HEARST       
John E. Hearst

 

Director

 

March 26, 2002

/s/  
C. RAYMOND LARKIN, JR.       
C. Raymond Larkin, Jr.

 

Director

 

March 26, 2002


Wiliam R. Rohn

 

Director

 

March     , 2002

64



INDEX TO EXHIBITS

Exhibit
Number

  Description of Exhibit
23.1   Consent of Ernst & Young LLP, Independent Auditors.

10.39

 

Lease, dated December 17, 1999 between Cerus and Redwoods Office Center, L.P.

10.40

 

Lease, dated October 12, 2001 between Cerus and California Development, Inc.

65




QuickLinks

TABLE OF CONTENTS
PART I
RISK FACTORS
PART II
PART III
PART IV
REPORT OF ERNST & YOUNG LLP, INDEPENDENT AUDITORS
CERUS CORPORATION BALANCE SHEETS (in thousands, except share and per share data)
CERUS CORPORATION STATEMENTS OF OPERATIONS (in thousands, except share and per share data)
CERUS CORPORATION STATEMENTS OF CASH FLOWS (in thousands)
CERUS CORPORATION NOTES TO FINANCIAL STATEMENTS December 31, 2001
SIGNATURES
POWER OF ATTORNEY
INDEX TO EXHIBITS

Exhibit 10.39

 

CUFF PROPERTY MANAGEMENT CO.

CUFF BUILDING & BUCHANAN OAKS BUILDING

2401 STANWELL DR, CONCORD, CA 94520


TEL 925-687-4411 FAX 925-687-4424

MOBILE 925-980-1399

 

REAL PROPERTY LEASE

 

THIS LEASE is made and entered into by and between S.P. Cuff as Managing Partner of the Redwoods Office Center LP hereinafter called “Lessor”, without regard to number or gender, and Cerus Corporation hereinafter called “Lessee”, without regard to number or gender.

 

1.  PREMISES :   Lessor hereby leases to Lessee and Lessee hereby leases from Lessor those certain new premises to be constructed in the City of Concord, County of Contra Costa, State of CALIFORNIA, and known as 2411 Stanwell Drive, Concord, CA 94520, the sum totaling approximately 21,440 sq.ft., of the Buchanan Oaks Building, 2401 Stanwell Drive, Concord, California.  For the purpose of conducting the following business: Biotechnology R&D and Administration.

 

2.  TERM & RENT :   The lease will commence on the issuance of the Certificate of Occupancy which is estimated to occur on the 1st day of September, 2000 and end the 31st day of July, 2004, at a monthly rent of $27,872 DOLLARS, in lawful money of the United States of America, which, subject to this Lease, Lessee agrees to pay to Lessor, without deduction or offset, at such place or places as may be designated from time to time by Lessor, in installments as follows:

 

$27,872 to be paid on the issuance of the Certificate of Occupancy or approximately the 1st of September, 2000.  Should the occupancy date not occur on the first day of the month, the first rental payment will be prorated for the number of days remaining in the month, that amount to be the first full month’s rental.  The balance due and payable in rental payments of $27,872 per month on the 1st day of each and every month thereafter for the remaining term of the lease.

 

The rental amount shall be adjusted every twelve (12) months to reflect the change, if any, of the Consumers Price Index for all Urban Consumers (CPI-U) of San Francisco, California, for the preceding year in accordance with the formula stated in paragraph 37 of this lease.

 

3.  INCREASE IN REAL PROPERTY TAXES :   Lessee shall pay any and all increases in the real property taxes assessed and levied against the demised premises above the tax assessed against the said premises upon completion and occupancy by the Lessee excluding any increase arising from sale of the demised premises, as well as any special assessments imposed upon the demised premises for any purpose whatsoever during the term hereof, whether the increase in said taxes results from an increase in the assessed evaluation of the demised premises of the improvements thereon or both.

 

4.  SECURITY DEPOSIT :   Lessor acknowledges receipt of a Security Deposit in the amount of $27,872 upon execution of the lease, as security for the full and faithful performance of the Lessee of the terms, conditions and covenants of this Lease.  Lessee and Lessor agree that the following disposition shall apply to the Security Deposit:

 

 

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a.     When the monthly rent shall, from time to time, increase during the term, or any extension of the term, of this Lease, Lessee shall thereupon deposit with the Lessor additional Security Deposit so that the total Security Deposit is equal to the then current monthly rent.

 

b.     Lessor shall not be required to pay interest on the Security Deposit.  Lessors obligation with respect to the Security Deposit are those of debtor and not a trustee.

 

c.     If at any time during the term hereof Lessee should fail to repair any damage to the premises leased or any part of the common portions of the buildings caused by such Lessee or his agent, employees, invitees, or other visitors through lack of ordinary care for a period of 30 days after written demand to make such repairs is served on the Lessee by the Lessor, then the Lessor may appropriate and apply any portion of the Security Deposit as may be reasonably necessary to fund the repair.  Lessee agrees to restore the Security Deposit to its original amount should resort to the funds be required.  Refusal to restore such amount within 15 days of written demand shall be cause for termination of this lease.

 

d.     If on the termination of this Lease for any reason Lessee does not leave the premises in as good condition, except for normal wear and tear, as when received by the Lessee from the Lessor then the Lessor may appropriate and apply any portion of the Security Deposit as may be reasonably necessary to fund the repair.

 

5.  LIABILITY INSURANCE :   Lessee agrees during the full term of this lease to carry public liability and property damage insurance covering the demised premises in an amount of $1,000,000 for injury and/or death to any one person, $2,000,000 for injury and death to any number of persons in any one accident and $2,000,000 property damage liability in so-called Board Companies, satisfactory to the Lessor, as evidenced by a certificate of insurance with a 10 day written notice of cancellation and to pay the premiums therefore and to deliver said certificates or documents stating that the Lessee is insured unto the Lessor, and the failure of the Lessee either to effect said insurance or to pay the premiums therefore or to deliver said certificates or documents stating that the Lessee is insured thereof unto the Lessor, and the failure of the Lessee either to effect said insurance or to pay the premiums therefore or to deliver said certificates or duplicates thereof unto the Lessor shall permit of the Lessor itself effecting said insurance and paying the requisite premiums therefor, which premiums shall be repayable unto it with the next installment of rental, and failure to repay the sum shall carry with it the same consequences as failure to pay any installment of rental.  Each insurer mentioned in this paragraph shall agree, by endorsement, upon the policy or policies issued by it, or by independent instrument furnished to the Lessor, that it will give the Lessor ten (10) days written notice before the policies or policy in question shall be altered or canceled.

 

                6.  FIRE INSURANCE :   If the fire insurance rate on the building on the premises is increased by reason of Lessee’s occupancy thereof, over and above the fire rate fixed for Lessor’s previous use and occupancy thereof and subject to this Lease, the Lessee shall pay to Lessor the additional premium by reason of such increases in insurance rate for the unexpired portion of the term of this lease.  Such additional premium shall be paid to Lessor on demand and on submission to Lessee of the proper evidences indicating such increase in rate and in direct correlation between the rate increase and Lessee’s occupancy.

 

7.  POSSESSION :   If Lessor, for any reason whatsoever, cannot deliver possession of the said premises to Lessee within 30 days of September 1, 2000, this lease may be void or voidable, at the option of the Lessee, and the deposit returned in full.  At exactly three months and six months from the date of signing this lease the Lessee has the option, within a

 

 

 

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ten day time window from that 3 month or 6 month anniversary date, of voiding this lease.  Lessor shall not be liable to Lessee for any loss or damage resulting therefrom.

 

                8.  USES PROHIBITED :   Lessee shall not use, or permit said premises, or any part thereof, to be used, for any purpose or purposes other than the purpose or purposes for which the said premises are hereby leased; and no use shall be made or permitted to be made of the said premises, nor acts done, which will increase the existing rate of insurance upon the building in which said premises may be located, without the consent of the Lessor, or cause a cancellation of any insurance policy covering said building, or any part thereof, nor shall Lessee sell, or permit to be kept, used, or sold, in or about said premises, any article which may be prohibited by the standard form of fire insurance policies.  Lessee shall, at his sole cost and expense, comply with any and all requirements, pertaining to said premises, of any insurance organization or company, necessary for the maintenance of reasonable fire and public liability insurance, covering said building and appurtenances.

 

                9.  WASTE & ALTERATIONS :   Lessee shall not commit, or suffer to be committed, any waste upon the said premises, or any nuisance, or other act or thing which may disturb the quiet enjoyment of any other tenants in the building in which the demised premises may be located.  Lessee shall not make, or suffer to be made, any alterations of the said premises, or any part thereof without the written consent of Lessor first had and obtained, any additions to, or alterations of the said premises, except movable furniture and trade fixtures, shall become at once a part of the realty and belong to Lessor.  At the option of the Lessor the Lessee shall return the premises to the condition and configuration of the space when first leased, reasonable wear and tear excepted, and provided that the Lessee shall not be required to remove previously approved tenant improvements.

 

10.  ABANDONMENT :   Lessee shall not vacate or abandon the premises at any time during the term; and if Lessee shall abandon, vacate or surrender said premises, or be disposed by process of law, or otherwise, any personal property belonging to Lessee and left on the premises shall be deemed to be abandoned according to law, at the option of Lessor, except such property as may be mortgaged to Lessor.

 

11.  REPAIRS :   The Lessee may have access to the space during the pre-occupancy period to make alterations and improvements with prior approval of the Lessor, which Lessor will grant in accordance with the construction schedule, and to run telephone cables from the existing cable connection to 2401 Stanwell.  Lessee shall, at his sole cost, keep and maintain said premises and appurtenances and every part thereof including glazing, light fixtures (and bulbs), plumbing (except buried pipes), any entrance doors and the interior of the premises, in good and sanitary order, condition and repair, (excepting structural components, exterior walls, roof mounted air conditioning units, parking area, and roofs, all of which Lessor agrees to repair), hereby waiving all right to make repairs at the expense of Lessor as provided in Section 1942 of the Civil Code of the Sate of California, and all rights provided for by Section 1941 of said Civil Code.  By entry hereunder, Lessee accepts the premises as being in excellent and sanitary order, condition and repair and agrees on the last day of said term, or sooner termination of this lease, to surrender unto Lessor all and singular said premises with said appurtenances in the same condition as when received reasonable use and wear thereof and damage by fire, act of God or by the elements excepted, and to remove all of Lessee’s signs from said premises.  Lessee agrees to use chair pads under all desk and other chairs or stools to prevent excessive carpet wear or to repair or replace worn areas or the entire carpet

 

 

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upon vacating the space should the carpet be damaged beyond normal wear and tear by Lessee’s use.

 

12.  FREE FROM LIENS :   Lessee shall keep the demised premises and the property in which the demised premises are situated, free from any liens arising out of any work performed, materials furnished, or obligations incurred by Lessee.

 

13.  COMPLIANCE WITH GOVERNMENTAL REGULATIONS :   Lessee shall at his sole cost and expense, comply with all of the requirements of all Municipal, State and Federal authorities now in force, or which any hereafter be in force, pertaining to Lessee’s use and occupancy of the said premises, and shall faithfully observe in the use of the premises all Municipal ordinances and State and Federal statutes now in force or which may hereafter be in force.  The preceding sentence is not intended, however, to impose on Lessee any obligation as to the condition of the premises or environmental hazard that is the responsibility of the Lessor under this Lease. The judgment of any court of competent jurisdiction, or the admission of Lessee in any action or proceeding against Lessee, whether Lessor be a party thereto or not, that Lessee has violated any such ordinance or statute in the use of the premises, shall be conclusive of that fact as between Lessor and Lessee.

 

14.  INDEMNIFICATION OF LESSOR :   Except for Lessors negligence or willful misconduct Lessee, as a material part of the consideration to be rendered to Lessor, hereby waives all claims against Lessor for damages to goods, wares and merchandise, in, upon or about said premises and for injuries to persons in or about said premises, for any cause arising at any time, and Lessee will, except for Lessor’s negligence and willful misconduct, hold Lessor exempt and harmless from any damage or injury to any person, or to the goods, wares and merchandise of any person, arising from the use of the premises by Lessee, or from the failure of Lessee to keep the premises in good condition and repair as herein provided.

 

15.  ADVERTISEMENTS AND SIGNS :   Lessee shall not conduct or permit to be conducted any sale by auction on said premises.  Lessee shall not place or permit to be placed any projecting or lighted sign, marquee or awning on the exterior of the said premises.  Lessee, upon request of Lessor, shall immediately remove any sign or decoration which Lessee has placed or permitted to be placed in, on, or about the front of the premises and, which, in the opinion of Lessor, is objectionable or offensive, and if Lessee fails so to do, Lessor may enter upon said premises and remove the same.  Lessee shall not place or permit to be placed in windows or upon the walls, doors, landscaping areas or roof, any sign, advertisement or notice without the written consent of Lessor.  Lessee shall not advertise by means of signs or otherwise on or about the demised premises any sale for the purpose of liquidation in anticipation of terminating business without the express written consent of Lessor.  A monument sign will be provided at the street for the Lessee’s use.

 

16.  UTILITIES :   Lessee shall pay for all telephone, gas, heat, power, light and janitorial services.  Lessor shall pay for normal elevator maintenance, water, garbage collection, gardening, parking lot sweeping and other services supplied externally to the premises.

 

17.  ENTRY BY LESSOR :   Lessee shall permit Lessor and his agents to enter into and upon said premises at all reasonable times with 24 hours notice (except for emergencies or scheduled janitorial) for the purpose of inspecting the same or for the purpose of Maintaining the building in which said premises are situated, or for the purpose of making repairs, alterations or additions to any other portion of said building, included the erection and

 

 

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maintenance of such scaffolding, canopies, fences and props as may be required, or for the purpose of posting notices of non-liability for alterations, additions, or repairs or for the purpose of placing upon the property in which the said premises are located any usual or ordinary or “for sale” signs, without any rebate of rent and without any reliability to Lessee for any loss of occupation or quiet enjoyment of the premises thereby occasioned; and shall permit Lessor, at any time within thirty days prior to the expiration of this lease, to place upon said premises any usual or ordinary “to let” or “to lease” signs.  Lessor and it’s agents, however, shall not enter any laboratory areas of the Lessee without first making special arrangements with Lessee and obtaining instructions as to any procedures to be followed for safety purposes and to preserve the integrity of any ongoing experiments.  Lessor and it’s agents shall maintain in confidence any information concerning Lessee’s technology, products and business that the Lessor and it’s agents may learn in the course of such entry.

 

18.  DESTRUCTION OF PREMISES :   In the event of a partial destruction of the said premises during the said term, from any cause, Lessor shall forthwith repair the same, provided such repairs can be made within sixty (60) days under the laws and regulations of State, Federal, County or Municipal authorities, but such partial destruction shall in no ways annul or void this lease, except that Lessee shall be entitled to a proportionate deduction of rent while such repairs are being made, such proportionate deduction to be based upon the extent to which the making of such repairs shall interfere with the business carried on by Lessee in the said premises except if more than fifty percent (50%) of the Premises is destroyed, Lessee shall pay no rent until it is repaired.  If such repairs cannot be made in sixty (60) days, Lessor may, at his option, make same within a reasonable time not to exceed 90 days, this lease continuing in full force and effect and the rent to be proportionately rebated as aforesaid in this paragraph provided.  In the event that Lessor does not so elect to make such repairs which cannot be made in sixty (60) days, or such repairs cannot be made under such laws and regulations, this lease may be terminated at the option of either party.  In respect to any partial destruction which Lessor is obligated to repair or may elect to repair under the terms of this paragraph, the provisions of Section 1932, Subdivision 2, and of Section 1933, Subdivision 4, of the Civil Code of the State of California are waived by Lessee.  In the event that the building in which the demised premises may be situated be destroyed to the extent of not less than 33 1/3% of the replacement cost thereof, Lessor or Lessee may elect to terminate this lease, whether the demised premises be injured or not.  A total destruction of the building in which the said premises may be situated shall terminate this lease. In the event of any dispute between Lessor and Lessee relative to the provisions of this paragraph, they shall each select an arbitrator, the two arbitrators so selected shall select a third arbitrator and the three arbitrators so selected shall hear and determine the controversy and their decision thereon shall be final and binding upon both Lessor and Lessee, who shall bear the cost of such arbitration equally between them.  Said arbitration shall be conducted under the auspices of the California Rules of Judicial Arbitration.

 

19.  ASSIGNMENT AND SUB-LETTING :   Lessee shall not assign this lease, or any interest therein, and except as to an entity controlled by Lessee, shall not sublet the said premises or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person (the agents and servants of Lessee excepted) to occupy or use the said premises, or any portion thereof, without the written consent of Lessor first had and obtained, such consent not to be unreasonably withheld, and a consent to one assignment, sub-letting, occupation or use by any other person, shall not be deemed to be a consent to any subsequent assignment, sub-letting, occupation or use by another person.  Any such assignment or sub-letting without such consent shall be void, and shall, at the option of Lessor, terminate this lease.  This lease shall not, nor shall any interest therein, be assignable, as to the interest of Lessee, by

 

 

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operation of law, without the written consent of Lessor, such consent not to be unreasonably withheld.

 

                20.  INSOLVENCY OR BANKRUPTCY :   Either (a) the appointment of a receiver (except a receiver mentioned in paragraph 18 hereof) to take possession of all or substantially all of the assets of Lessee, or (b) a general assignment by Lessee for the benefit of creditors, of (c) any action taken or suffered by Lessee under any insolvency or bankruptcy act shall constitute a breach of this lease by Lessee and Lessor may declare this lease terminated and any assignment pursuant thereto void.

 

                21.  DEFAULT :   In the event of any breach of this lease by Lessee, then Lessor besides other rights or remedies he may have, shall have consistent with California law the immediate right of re-entry and may remove all persons and property from the premises, such property may be removed and stored in a public warehouse or elsewhere at the cost of, and for the account of Lessee.  Should Lessor elect to re-enter, as herein provided, or should he take possession pursuant to legal proceedings or pursuant to any notice provided for by law, he may either terminate this lease or he may from time to time, without terminating this lease, re-let said premises or any part thereof of such term or terms (which may be for a term extending beyond the term of this lease) and at such rental or rentals and upon such other terms and conditions as Lessor in his sole discretion may deem advisable with the right to make alterations and repairs to said premises; upon each such re-letting (a) Lessee shall be immediately liable to pay to Lessor, in addition to any indebtedness other than rent due hereunder, the cost, and expenses of such re-letting and of such alterations and repairs, incurred by Lessor, and the amount, if any, by which the rent reserved in this lease for the period of such re-letting (up to be not beyond the term of this lease) exceeds the amount agreed to be paid as rent for the demised premises for such period on such re-letting; or (b) at the option of Lessor rents received by such Lessor from such re-letting shall be applied first, to the payment of any indebtedness, other than rent due hereunder from Lessee to Lessor; second, to the payment of any costs and expenses of such re-letting and of such alterations and repair; third, to the payment of rent due and unpaid hereunder and the residue, if any, shall be held by Lessor and applied in payment of future rent as the same may become due and payable hereunder.  If Lessee has been credited with any rent to be received by such re-letting under option (a), and such rent shall not be promptly paid to Lessor by the new tenant, or of such rentals received from such re-letting under option (b) during any month be less than that to be paid during that month by Lessee hereunder, Lessee shall pay any such deficiency to Lessor.  Such deficiency shall be calculated and paid monthly.  No such re-entry or taking possession of said premises by Lessor shall be construed as an election on his part to terminate this lease unless a written notice of such intention be given to Lessee or unless the termination thereof be decreed by a court of competent jurisdiction.  Notwithstanding any such re-letting without termination, Lessor may at any time thereafter elect to terminate this lease for such previous breach.  Should Lessor at any time terminate this lease for any breach, in addition, to any other remedy he may have, he may recover from Lessee all damages he may incur by reason of such breach, including the cost of recovering the premises, and including the worth at the time of such termination of the excess, if any of the amount of rent and charges equivalent to rent reserved in this lease for the remainder of the stated term over the then reasonable rental value of the premises for the remainder of the stated term, all of which amounts shall be immediately due and payable from Lessee to Lessor.

 

22.  SURRENDER OF LEASE :   The voluntary or other surrender of this lease by Lessee, or a mutual cancellation thereof, shall not work a merger, and shall, at the option of

 

 

 

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Lessor, terminate all or any existing sub-leases or sub-tenancies, that may at the option of Lessor, operate as an assignment to him of any or all such sub-leases or sub-tenancies.

 

23.  ARBITRATION :   Any dispute arising between the parties shall be settled and decided by arbitration conducted in accordance with the commercial arbitration rules of the Judicial Arbitration Rules of the State of California, as then in effect.  The prevailing party in the arbitration shall be awarded reasonable attorney’s fees, expert and non-expert witness costs and expenses incurred in connection with said arbitration, unless the arbitrator for good cause determines otherwise.  Costs and fees of the arbitrator shall be borne by the non-prevailing party.  The award of the arbitrator, which may include equitable relief, shall be final and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof.  The provisions of Title 9 of the Part 3 of California Code of Civil Procedure, including Section 1283.05 thereof, permitting expanded discovery proceedings, shall be applicable to all disputes which are arbitrated hereunder.  Any demand for arbitration shall be in writing and must be made within a reasonable time after the claim, dispute or other matter in question has arisen.  In no event shall the demand for arbitration be made after the date that the institution of legal or equitable proceedings based on such claim, dispute or other matter would be barred by the applicable statute of limitations.

 

24.  EXPENSES OF ENFORCEMENT :   In case any suit shall be brought by the Lessor against the Lessee to enforce any provision of this lease or for unlawful detainer of said premises and for recovery of any rent due hereunder or because of the breach of any other covenant herein, if Lessor is the prevailing party, Lessee shall pay to Lessor all costs incurred including attorney’s fees and fees to a collection agency.

 

25.  RECEIVERSHIP :   If a receiver be appointed at the instance of Lessor in any action against Lessee to take possession of said premises and/or to collect the rents or profits derived therefrom, the receiver may, if it be necessary or convenient in order to collect such profits, conduct the business of Lessee then being carried on in said premises and may take possession of any personal property belonging to Lessee and used in the conduct of such business, and may use the same in conducting such business on the premises without compensation to Lessee for such use.  Neither the application for the appointment of such receiver, nor the appointment of such a receiver, shall be construed as an election on Lessor’s part to terminate this lease unless a written notice of such intention is given to Lessee.

 

26.  NOTICES :   All notices to be given to Lessee may be given in writing personally or by depositing the same in the United States mail, postage prepaid, and addressed to Lessee at the same premises, whether or not Lessee has departed from, abandoned or vacated the premises.  All notices from the Lessee to the Lessor shall be by depositing said notice in the United States mail, postage prepaid, and addressed to 2401 Stanwell Dr., Concord, CA 94520.

 

27.  TRANSFER OF SECURITY :   If any security be given by Lessee to secure the faithful performance of all or any of the covenants of this lease on the part of the Lessee, Lessor may transfer and/or deliver the security, as such, to the purchaser of the reversion, in the event that the reversion be sold, and thereupon Lessor shall be discharged from any further liability in reference thereto.

 

28.  WAIVER :   The waiver by Lessor of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of such term, covenant or condition or any subsequent breach of the same or any other term, covenant or condition therein contained.  The subsequent acceptance of rent hereunder by Lessor shall not be deemed to

 

 

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be a waiver of any preceding breach by Lessee of any term, covenant or condition of this lease, other than the failure of Lessee to pay such rent.

 

29.  HOLDING OVER :   Any holding over after the expiration of the said term, with the consent of Lessor, shall be construed to be a tenancy from month to month, at a rental of the then current monthly rental plus 5% and shall otherwise be on the terms and conditions herein specified, so far as applicable.

 

30.  LEASE YEAR :   For the purpose of this lease, the first “leasehold year” shall be a period from the commencement of this lease ending on July 31st of the following calendar year (2001).  The first “leasehold year” may, therefore, be more or less than 12 months.  Subsequent “leasehold years” shall end on the last day of the twelfth full calendar month thereafter (July 31st).  After the first leasehold year, the term “leasehold year” shall mean a fiscal year of twelve months commencing on the first day of the first month following the close of the first fiscal year and each twelve months period thereafter.

 

31.  SIGNS :   There shall be no signs erected by the Lessee upon the roof, doors, windows, landscaping area or exterior walls of the demised premises, save and except that Lessor grants to Lessee the right to inscribe upon the monument and other designated sign spaces provided by the Lessor, and only those spaces, on the demised premises a sign relating to the business of the Lessee conducted therein, which sign shall conform to the architectural design and color of the signs already thereon and be approved in writing by the Lessor.

 

32.  MORTAGE REQUIREMENTS :   Lessee agrees to forthwith execute and deliver to Lessor, upon receipt by it or written request therefrom from Lessor, without any consideration whatsoever, such customary instrument or instruments as may be reasonably required by any mortgagee or holder of a deed of trust or other encumbrance on the real property on which the building containing the demised premises is located.

 

33.  SALE :   In the event of a sale or conveyance by the Lessor of the building containing the demised premises, the same shall operate to release the Lessor from any future liability upon any of the covenants or conditions, express or implied, herein contained in favor of the Lessee, and in such event the Lessee agrees to look solely to the responsibility of the successor in interest of the Lessor in and to this lease.  If any security be given by Lessee to secure the faithful performance of all or any of the covenants of this lease on the part of the Lessee, Lessor may transfer and/or deliver the security, as such to the purchase of the reversion, in the event that the reversion by sold, thereupon Lessor shall be discharged from any further liability in reference thereto.

 

34.  SUBROGATION RIGHTS :   Each of the parties hereto does hereby waive its entire right of recovery against the other for any damages caused by an occurrence insured against by such party, and the rights of any insurance carrier to be subrogated to the rights of the insured under the applicable policy.  The foregoing waivers of subrogation shall be effected to the extent permitted by the Lessor’s and Lessee’s respective insurers and provided that no policy of insurance is invalidated as a result of such waivers.  Each shall notify the other in advance if there are lesser limits or if policy of insurance is invalidated by a waiver of subrogation.

 

35.  SUCCESSORS AND ASSIGNS :   The covenants and conditions herein contained shall, subject to the provisions as to assignment, apply to and bind the heirs, successors,

 

 

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executors, administrators and assigns of all of the parties hereto and all of the parties hereto shall be jointly and severally liable hereunder.

 

36.  PARKING LOT :   Seventy one (71) parking spaces/permits are available to the Lessee on the property of the Redwoods Office Center.  These parking spaces are for the sole purpose of parking vehicles with Lessor issued permits during the working day.  Parking spaces may not be used for storage, overhaul or repair of vehicles.  Any other use of parking spaces will not be made without the written consent of the Lessor.  No painting, assembly or storage of vehicles, trash (or any material) will be done in the parking lot without the written permission of the Lessor.

 

37.  OPTION TO RENEW :   If, at the end of the primary approximately 4 year lease period, the Lessee has fully and faithfully kept and performed all of the terms, covenants, and conditions of this Lease on the part of the Lessee to be kept and performed, including the full and prompt payment of all rental herein reserved, then and in such event only Lessee shall, have the right at its option to renew and extend this Lease for two additional terms of three (3) years.  Options to renew may be exercised provided Lessee give written notice to Lessor of exercising said option at least six (6) months prior to the date of the expiration of the primary term of this Lease or any extension thereto.  Any request to extend the lease by the Lessee shall be responded to within 10 days of receipt by the Lessor.  In the event that the Lessee exercises the option hereabove described and provided for, rental to be charged shall be adjusted annually on the anniversary date of the lease as follows:

 

The value placed upon the consumer price index of San Francisco, California, all items index on the most recently published report prior to the first day of the term hereof shall be considered normal.  The same index will be examined on the most recently published report at the expiration of the term hereof and the rental for the additional term or any holding over shall be determined by increasing the normal monthly rental herein reserved by the percentage increase of said index above or below normal as herein defined; for example, if the most recently published index on August, 1982 was 250 points and the most recently published index prior to July 31, 1984, was 275 points, the rental would be increased by 10%.  The subsequent monthly rent will be determined annually on the basis of 90% of this value (10%) and, in the case of the example shown would therefore be 9% for the first year.

 

38.  ENVIRONMENTAL :

 

a.  Lessor agrees to indemnify and save harmless Lessee, Lessee’s successors and assigns and Lessee’s present and future officers, directors, employees and agents (collectively “Indemnities”) from and against any and all liabilities, penalties, fines, forfeitures, demands, damages, losses, claims, causes of action, suits, judgments, and costs and expenses incidental thereto (including cost of defense, settlement, arbitration, reasonable attorney’s fees, reasonable consultant’s fees and reasonable expert fees), which Lessee or any of all the Indemnities may hereafter suffer, incur, be responsible for or disburse as a result of:

 

1)  any government action, order, directive, administrative proceeding or ruling;

 

2)  personal or bodily injuries (including death) or damage (including loss of use) to any sites (public or private);

 

3)  any violation or alleged violation of laws, statutes, ordinances, orders, rules, policies or regulations of any government entity or agency

 

 

Page 9 of 11



 

(collectively “Environmental Liabilities”) directly or indirectly caused by or arising out of any Environmental Hazards existing on or about the Buchanan Oaks Complex except to the extent that any such existence is caused by Lessee’s activities at the Buchanan Oaks Complex.  The term “Environmental Hazards” shall be defined as hazardous substances, hazardous wastes, pollutants, asbestos, polychlorinated biphenyls (PCBs), petroleum or other fuels (including crude oil or any fraction or derivative thereof) and underground storage tanks.  The term “hazardous substances” shall be defined in the Comprehensive Environmental Response, Compensation, and Liability Act (42 U.S.C. Section 9601 et seq.) (CERCLA), and any regulations promulgated pursuant thereto.  The term “pollutants” shall be defined in the Clean Water Act (33 U.S.C. Section 1251 et seq.), and any regulations promulgated pursuant thereto.  This provision shall survive termination of the Lease.

 

                b.  Lessee agrees to indemnify and save harmless Lessor, Lessor’s successors and assigns and Lessor’s present and future owner, officers, trustees, directors, employees and agents (collectively “Indemnities”) from and against any and all liabilities, penalties, fines, forfeitures, demands, damages, losses, claims, causes of action, suits, judgments, and costs and expenses incidental thereto (including cost of defense, settlement, arbitration, reasonable attorneys’ fees, reasonable consultant fees and reasonable expert fees), which Lessor or any of all of the Indemnities may hereafter suffer, incur, be responsible for or disburse as a result of any Environmental Hazards existing on or about the site but only to the extent that any such existence is caused by the Lessee’s activities on the Site.  This provision shall survive termination of the Lease.

 

                c.  In the event any Environmental Hazards are found at any time to be in existence on or about the Site other than Environmental Hazards whose existence is caused by the Lessee’s activities on the Site, Lessee among other rights shall have the right to terminate this Lease by so notifying Lessor in writing.

 

                d.  Notwithstanding anything to the contrary contained herein, an environmental clean-up cost or other Environmental Liability for which Lessee is not responsible pursuant to this paragraph shall not be includable in the monthly rent paid hereunder nor otherwise assessable to Lessee.

 

                E.  In no event shall Lessee be responsible for environmental hazards caused by materials on the premises prior to Lessee’s tenancy.

 

39.  CONSTRUCTION OF SHELL AND CORE :   Lessor shall construct the shell and core of the Building and parking, landscaping and other improvements in accordance with the drawings attached as Exhibit A to this lease and the responsibilities allotted to the “Landlord” as set forth on attached Exhibit B (the “Base Building Work”).  Lessor will use diligent efforts to cause the construction of the Base Building to be completed to the extent necessary for the commencement of the Lessee improvement work on or before the date for commencement of “T.I. Construction” specified in Exhibit C, subject to delays in such date beyond the Lessor’s reasonable control.  The Base Building Work will continue to be under progress during construction of the Lessee improvement work and shall be prosecuted in such a manner as not to cause the completion of the Lessee improvement work to be delayed beyond the scheduled date for completion of the Lessee improvement work (as defined in Exhibit C).  Lessor will, when construction progress so permits, notify Lessee in advance of the approximate date on which the premises will be available to the Lessee for the commencement of the Lessee improvement work, and will notify Lessee when the premises are in fact so available.  Subject

 

 

Page 10 of 11



 

to delays beyond the Lessor’s reasonable control, the Base Building Work shall be completed on or before the scheduled date for completion of the Lessee improvement work subject only to the Lessor’s punch list items which do not materially interfere with Lessee’s occupancy of the premises and which are correctable within a period of thirty (30) days.  Lessor will provide Lessee a certificate furnished by Lessor’s architect certifying the date of completion of the Base Building Work.

 

40.  TENANT IMPROVEMENTS :   Lessee will have the responsibility for tenant improvements allotted to “Tenant” as set forth in the attached Exhibit B.  Lessee agrees to obtain Lessor written approval prior to any initial or subsequent improvements, approval of which is not to be unreasonably withheld.  Said approval must be granted or denied within 5 working days of submittal.  Lessor agrees to provide a $40,000 carpeting credit.  The Lessor will also provide a $50,000 allowance for interior improvements.  Lessee will construct all Tenant Improvements in compliance with best practices and all code requirements.  The Lessee will use all diligent efforts to commence work on Improvements when notified by Lessor that such Improvements may be started.  Such Improvements shall be prosecuted in such manner so as not to cause any delay of the scheduled “Base Building Work” on the shell and core of the building.  Subject to delays beyond the Lessee’s reasonable control, the Improvements shall be completed on or before the scheduled date for completion of the Base Building Work subject only to the Lessee’s punch list items which do not materially interfere with the Lessee’s occupancy and which are correctable within a period of thirty (30) days.  Lessee will provide the Lessor a certificate furnished by the Lessee’s architect certifying the completion of the Tenant Improvements.

 

41.  BUILDING DESIGN AND CONSTRUCTION :   Lessor agrees to submit any significant changes to the building plans, layout and/or construction to the Lessee for approval prior to implementation, such approval not to be unreasonably withheld.  Said approval must be granted or denied within 5 working days of submittal.

 

42.  TIME :   Time is of the essence of this lease.

 

        IN WITNESS WHEREOF , the parties hereto have caused this lease to be executed this 17th day of December 1999.

 

LESSOR:

LESSEE :

Redwoods Office Center, LP

CERUS Corporation

 

 

 

 

 

 

By:

/s/ S. P. CUFF

 

By:

 /s/ GREGORY W. SCHAFER

 

 

 

S.P. CUFF, Managing Partner

Gregory W. Schafer

(Name)

 

 

 

VP Finance and CFO

(Title)

 

 

 

Page 11 of 11



 

CUFF PROPERTY MANAGEMENT CO.

CUFF BUILDING & BUCHANAN OAKS BUILDING

2401 STANWELL DR., CONCORD, CA 94520


TEL: 925-687-4411  FAX: 925-687-4424

MOBILE: 925-980-1399

 

December 17, 1999

EXHIBIT A

To:    CERUS Corporation

Fm:    Steve Cuff

 

Re:

 

Construction Drawings and Specifications

Proposed Office Building

2411 Stanwell Drive

Concord, CA

 

Exhibit A shall consist of a complete set of drawings including architectural, civil, structural and mechanical as approved by the city of Concord.  The stamped and approved set when completed will be available in the office of S. P. Cuff for your review.  You will be provided with a duplicate set.

 

An abbreviated reduced set of selected architectural drawings are attached as part of Exhibit A.

 



 

EXHIBIT A

 

[Diagram of Site Plan]

 



 

[Diagram of First Floor Plan]

 



 

[Diagram of Second Floor Plan]

 



 

[Diagram of Lateral Bracing Detail]

 



 

[Diagram of Bracket Detail]

 



 

[Diagram of West Elevation]

 



 

[Diagram of Building Section]

 



 

[Diagram of Stair Section]

 



 

CERUS CORPORATION

 

EXHIBIT B

2411 Stanwell Drive

 

 

Concord, CA 94520

 

S.P. Cuff 12/17/99

 

 

 

OFFICE/LABORATORY BUILDING

 

 

 

 

 

 

Landlord Tenant Responsibilities

 

 

“T.I.s” = Tenant Improvements

 

 

 

A.

Site Work and Landscaping

 

 

Landlord

 

Tenant

 

1.

All necessary civil engineering plans.

 

X

 

 

2.

All necessary landscaping & irrigation plans.

 

X

 

 

3.

All necessary geotechnical samples and reports.

 

X

 

 

4.

All necessary performance and maintenance bonds required by the City of Concord, CA.

 

X

 

 

5.

All fees and permits for site work and landscaping.

 

X

 

 

6.

All grading of site to civil engineering plans & specs.

 

X

 

 

7.

Removal & relocation of sanitary sewer and storm drain lines per civil engineering plans.

 

X

 

 

8.

Underground installation of all basic services, sewer, water, gas, electrical and telephone/data conduit per plans.

 

X

 

 

9.

Installation of sidewalks, curbs and gutters per architectural plans.

 

X

 

 

10.

Installation of landscaping and irrigation per architectural and landscaping plans.

 

X

 

 

11.

Landscaping drains, if required.

 

X

 

 

12.

Separate water and electrical meters for common core area, landscaping and parking lot lighting.

 

X

 

 

13.

Non illuminated monument sign, ready for signage, in street side landscaping per architectural plans.

 

X

 

 

14.

Illuminated monument sign in place of #14, if desired.

 

 

 

X

15.

Striping and signing of parking area per dwgs.

 

X

 

 

16.

Installation of trash enclosure per plans.

 

X

 

 

17.

Exterior lighting of parking area and walkways of one foot candlepower minimum.

 

X

 

 

 

B.

Structure

 

 

 

 

 

 

1.

All necessary shell and core per plans and specifications

 

X

 

 

2.

All necessary structural plans and calculations.

 

X

 

 

3.

All miscl. consultants related to core and shell design

 

X

 

 

4.

All necessary fees and permits for shell and core work

 

X

 

 

5.

All fees and permits relating shell and core work necessitated by T.I.s.

 

X

 

 

6.

Shell and core to be handicap accessible

 

X

 

 

7.

Min. 5” slab on grade per specifications and specs. smooth finish.

 

X

 

 

8.

Sand fill and moisture barrier under slab per specs.

 

X

 

 

9.

Exterior walls sealed and painted with elastomeric coating.

 

X

 

 

10.

Structural steel erected per plans & specs.

 

X

 

 

 

1



 

11.

Structural steel fireproofed per code.

 

X

 

 

12.

Second floor decking to be 1.125” T&G “Sturdifloor” glued and screwed to floor joists

 

X

 

 

13.

Exterior vision glass to be tinted plate per code.

 

X

 

 

14.

Roof shall be 4 ply built-up system w/mineral fiber cap sheet.

 

X

 

 

15.

Walk pads from roof hatch to individual equipment, if desired.

 

 

 

X

16.

Roof penetrations per shell and core plans and specs.

 

X

 

 

17.

Roof and floor penetrations per tenant improvement plans and specifications and in accordance with code

 

 

 

X

18.

All rqd. condensate lines to be terminated at the nearest roof drain for shell and core equipment.

 

X

 

 

19.

All condensate lines for tenant improvement equipment to terminate at nearest roof drain.

 

 

 

X

20.

Roof drains per plans to penetrate curb away from main entrance.  Scuppers for overflow per plans and code.

 

X

 

 

21.

Convenience outlets on roof if rqd. by code

 

X

 

 

22.

Second floor designed for 50#/sq.ft. load.  First floor 100# load.

 

X

 

 

23.

Wall insulation to meet code.

 

X

 

 

24.

Roof insulation to lay on top of drop ceiling tiles to meet code.

 

X

 

 

25.

Roof reinforcement for T.I. equipment.

 

 

 

X

26.

Roof and floor penetrations incl. blockouts per plans & specs.

 

X

 

 

27.

Roof and floor penetrations incl. blockouts for T.I.s.

 

 

 

X

28.

Clearance above drop ceilings to be 1foot  min. for HVAC.

 

X

 

 

29.

Exterior doors, except office entry doors, to be hollow core metal with metal frames and hardware.

 

X

 

 

30.

Main entry door to be a pair of 3’ X 8’ fully supported, balanced glass per code with hardware.

 

X

 

 

31.

Stairs per plans and code.  Stairs to have concrete treads and risers

 

X

 

 

32.

Curved stair at entrance, if desired.

 

 

 

X

33.

Stair covering of carpet or stone, if desired

 

 

 

X

34.

Stairs to have iron handrails per code primed and painted.

 

X

 

 

35.

Stairwells to be sheetrocked, taped and skip trawled textured.

 

X

 

 

36.

Stairwells to have lighting per code.

 

X

 

 

37.

Full drop ceilings on first and second floors of 2’ X 4’ acoustic tiles mounted per plans & code.  Ceiling to accommodate T.I.s.

 

X

 

 

38.

Basic building safety sinage per code.

 

X

 

 

39.

Rooftop equipment to have curb and sheetmetal cap with perimeter apron

 

X

 

 

40.

T.I. rooftop equip. to have curb and sheetmetal cap/apron

 

 

 

X

41.

Passenger elevator with min. 2,000# load and 100 feet/min.

 

X

 

 

42.

Passenger elevator with higher load and/or faster speed, if desired.

 

 

 

X

43.

Standard minimum cab, sill, finish and fixtures for elevator.

 

X

 

 

44.

Upgrades on elevator cab, if desired.

 

 

 

X

45.

Finished ceiling to finished floor clearance on both floors to be 9’.

 

X

 

 

46.

Exterior walls to be insulated on inside, sheetrocked, taped and skip trowel finished.

 

X

 

 

47.

Master keyed exterior locks

 

X

 

 

48.

Individual keying per tenant specifications.

 

X

 

 

49.

Complete fire sprinkler system to meet code with T.I.s in place.

 

X

 

 

 

 

 

 

 

 

 

2



 

50.

Roof access ladder & hatch in second floor closet in secondary stairwell.

 

X

 

 

 

C.

Utilities and Backbone Systems

 

 

 

 

 

 

1.

Min 1,200 Amp. 120/208 volt 3 phase electrical service installed with switchgear and meter in separate electrical room.

 

X

 

 

2.

Separate “house” electrical, panel and time clock for common area lighting and irrigation.

 

X

 

 

3.

Separate electrical meters and panels for tenant space sufficient in size to accommodate normal T.I’s.

 

X

 

 

4.

Electrical service and panels to accommodate heavy draw T.I.s

 

 

 

X

5.

Separate gas meters for tenants spaces.

 

X

 

 

6.

Natural gas service sufficient for normal office tenant use.

 

X

 

 

7.

Natural gas service in excess of normal office usage, if desired.

 

 

 

X

8.

Telephone trunk line PVC conduit to handle normal office telephone and data usage to separate equipment room.

 

X

 

 

9.

Separate water services for common area and fire sprinklers.

 

X

 

 

10.

Separate water service for tenant domestic water requirements.

 

X

 

 

11.

6” cast iron sanitary sewer down center of bldg. with cleanouts.

 

X

 

 

12.

Larger cast iron sanitary sewer with cleanouts, if desired, located in tenant defined location approved by landlord.

 

 

 

X

13.

Separate rooms for electrical and telephone service, fire sprinkler system and elevator equipment with metal doors and frames, required ventilation, lighting and convenience outlets.  Finish to be sheetrocked and taped.

 

X

 

 

 

D.

Mechanical, Electrical and Plumbing

 

 

 

 

 

 

1.

All required electrical to shell and core equipment.

 

X

 

 

2.

All electrical including plywood backboards required by T.I.s.

 

 

 

X

3.

Electrical panel on 2 nd floor to accommodate normal usage.

 

X

 

 

4.

Additional electrical panels required by tenant’s T.I.s.

 

 

 

X

5.

Electrical outlets to complete shell and core.

 

X

 

 

6.

Electrical, data and telephone outlets for T.I.s.

 

 

 

X

7.

Smoke detectors for shell and core rqd. by code.

 

X

 

 

8.

Smoke detectors and/or door closers rqd. by T.I.s.

 

 

 

X

9.

All rqd. conduit supports and penetrations for core and shell.

 

X

 

 

10.

All rqd. conduit supports and penetrations for T.I.s.

 

 

 

X

11.

All seismic restraints for core and shell structure & equipment.

 

X

 

 

12.

All seismic restraints for T.I.s and T.I. equipment.

 

 

 

X

13.

Centrally located electrical hot water heater to accommodate shell and core requirements incl. bathrooms and janitor usage.

 

X

 

 

14.

Centrally located electrical hot water heater to accommodate tenant requirements if required.

 

 

 

X

 

3



 

15.

Operational HVAC system sized to service 21,500 sq.ft. of normal office and laboratory space.

 

X

 

 

16.

Main ductwork and penetrations to both floors for supply and return air including elevator core, stairwells, lobby and restrooms.  Required fire and smoke dampers included.

 

X

 

 

17.

Complete distribution and return HVAC ductwork including vents and returns as well as any rqd. fire and smoke dampers for T.I.s.

 

 

 

X

18.

Ductwork for roof exhausted fans for bathroom ventilation.

 

X

 

 

19.

All ductwork and exhaust fans for tenant laboratories.

 

 

 

X

20.

Screening of shell and core roof mounted equipment.

 

X

 

 

21.

Screening of T.I. roof mounted equipment, if needed.

 

 

 

X

22.

Hose bibs (recessed quick-disconnect type) on east and west sides of building.

 

X

 

 

 

E.

Lobby Area

 

 

 

 

 

 

1.

Architect fees for lobby above owner provided std. lobby.

 

 

 

X

2.

Up to 32’ X 36’ two story height with skylight, visibility to stairwell and a cat walk and overlook at second floor level, if desired by tenant.

 

 

 

X

3.

Walls sheetrocked, taped, skip trowel textured or smooth.

 

X

 

 

4.

Wall covering or painting to tenant specifications.

 

 

 

X

5.

Electrical, telephone and data outlets to accommodate tenant’s proposed lobby layout.

 

 

 

X

6.

Ceramic or stone tile entry from entry doors to reception counter.  All other areas to be 36 oz.  Loop minimum, and with an integral border if desired by tenant.

 

 

 

X

7.

All doors off lobby to be wood grain, 3’ X 8’.  Hardware selected by tenant.

 

X

 

 

8.

4” vinyl or rubber base in all core and shell areas.

 

X

 

 

9.

4” vinyl or rubber base in all T.I. areas.

 

 

 

X

10.

All shell and core areas handicapped accessible per code

 

X

 

 

11.

All fire sprinkler systems to be complete.

 

X

 

 

12.

Ceiling sheetrocked, taped and skip trowel textured, if desired.

 

 

 

X

13.

Lighting to include, but not be limited to, down lights, recessed wall washers, recessed parabolic or halogen, if desired.

 

 

 

X

 

F.

Elevator Lobby

 

 

 

 

 

 

1.

2’ X 4’ acoustic tile drop ceiling.

 

X

 

 

2.

Sheetrocked, taped and skip trowel texture ceiling, if desired.

 

 

 

X

3.

Sheetrocked, taped and skip trowel texture walls.

 

X

 

 

4.

Multiple coffer with lighting behind, if desired by tenant.

 

 

 

X

5.

Electrical outlet(s) to support work required in area.

 

X

 

 

6.

Standard 2’ X 4’ drop in lighting.

 

X

 

 

7.

Lighting to include recessed down lights, recessed lights and/or wall washers, if desired.

 

 

 

X

8.

Standard jambs and head around elevator on both floors.

 

X

 

 

9.

Stainless Steel jambs and head around elevator on both floors, if desired.

 

 

 

X

10.

Standard threshold and elevator entrance.

 

X

 

 

 

4



 

11.

Nickel /Silver threshold and elevator entrance, if desired.

 

 

 

X

12.

Grout under elevator thresholds.

 

X

 

 

13.

4” rubber or vinyl base in all areas.

 

 

 

X

14.

Paint or wall covering per tenant’s specifications.

 

 

 

X

15.

Elevator lobby to meet code fire rating.

 

X

 

 

 

G.

Restrooms

 

 

 

 

 

 

1.

Separate Men’s (1) and women’s (1) bathroom per floor.

 

X

 

 

2.

2’x 4’ drop ceilings.

 

X

 

 

3.

Sheetrocked, taped, skip trowled textured and painted ceiling, if desired.

 

 

 

X

4.

Soffit with can lights over vanity areas.

 

X

 

 

5.

Standard drop in 2’ x 4’ ceiling lighting.

 

X

 

 

6.

Light cove with egg crate louver over stalls and urinals and other lighting options, if desired.

 

 

 

X

7.

Ceramic tile floors and 5 foot high wainscot on wet walls (colors and style to be approved by tenant).

 

X

 

 

8.

Walls above wainscot sheetrocked, taped, skip trowel textured and painted (type and colors to be approved by tenant).

 

X

 

 

9.

Janitor closets on each floor next adjacent to restrooms.

 

X

 

 

10.

Normal wash sinks in each closet.

 

X

 

 

11.

Additional floor sinks in each closet, if desired.

 

 

 

X

12.

All partitions to be powder coated metal and floor mounted.

 

X

 

 

13.

All faucets, toilets and urinals to be commercial grade.

 

X

 

 

14.

Plastic laminate counter tops over moisture resistant plywood with 4” lipped apron and 6” splash.

 

X

 

 

15.

Full size mirror with brushed stainless steel frame above counter from top of splash to bottom of soffit.

 

X

 

 

16.

Insulation for hot and cold water pipes per code.

 

X

 

 

17.

Minimum toilet accessories to include: sinks, faucets, toilets, urinals, soap dispensers, sanitary napkin dispensers, toilet tissue dispensers, seat cover dispensers, handicap grab bars per code, partition mounted coat hooks, paper towel dispensers and waste baskets.

 

X

 

 

18.

Integral recessed paper towel dispensers and waste containers, if desired.

 

 

 

X

 

H.

Miscellaneous

 

 

 

 

 

 

1.

Carpeting where used throughout building.

 

 

 

X

2.

Carpeting allowance of $40,000.

 

X

 

 

3.

Maximum T.I. allowance of $50,000 to be applied to incremental increased costs of “upgrades” of standard items such as:  elevator, lobby, bathrooms, ceilings, lighting, bathroom faucets and accessories etc. or the full cost of new T.I. construction related expenses.

 

X

 

 

4.

Architect, engineers, consultants, designers fees, permits and other construction fees for T.I.s.

 

 

 

X

 

5



 

CUFF PROPERTY MANAGEMENT CO.

CUFF BUILDING & BUCHANAN OAKS BUILDING

2401 STANWELL DR., CONCORD, CA 94520


TEL: 925-687-4411  FAX: 925-687-4424

MOBILE: 925-980-1399

 

December 17, 1999

EXHIBIT C

To:    CERUS Corporation

Fm:    Steve Cuff

 

Re:

 

Construction Schedule

Proposed Office Building

2411 Stanwell Drive

Concord, CA

 

1.     Start of construction – on completion of permitting, signing of lease, legal agreement with Concord on moving sanitary sewer and construction contract.  Currently estimated at 1 to 3 weeks from this date.

 

2.     Time from start of construction to start of tenant improvements – from 4½ to 5 months barring delays beyond our control.

 

3.     Time allotted for tenant improvements – 6 weeks to 2 months

 

4.     Time to completion/occupancy – 7 to 8 months from commencement of construction barring delays beyond our control.

 

 

 

 

 





EXHIBIT 10.40

 

STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE-NET

 

1.     Basic Provisions (“Basic Provisions”).

 

1.1      Parties:  This Lease (Lease), dated for reference purposes only, October 12, 2001 is made by and between California Development, Inc., a California Corporation (“Lessor”) and Cerus Corporation, a Delaware Corporation (collectively the “Parties,” or individually a “Party”).

 

1.2      Premises:   That certain real property, including all improvements therein or to be provided by Lessor under the terms of this Lease, commonly known as 2550 Stanwell Drive, Concord located in the County of Contra Costa, State of California, and generally described as (describe briefly the nature of the Property and, if applicable, the “ Project ”, if the property is located within a project):  Approximately 14,800 rentable square feet of improved office and warehouse space as shown on Exhibit A, attached hereto.  Insert 1.2.

 

1.3      Term:   Insert 1.3 (Also see Paragraph 3).

 

1.4      Early Possession:  n/a        (“Early Possession Date”).  (Also see Paragraphs 3.2 & 3.3)

 

1.5      Base Rent:  Insert 1.5 (Also see Paragraph 4)

 

1.6      Base Rent:   Paid Upon Execution:  $12,580.00 as Base Rent for the first month’s base rent.

 

1.7      Security Deposit:   $25,160 (“ Security Deposit ”).  (Also see Paragraph 5)

 

1.8      Agreed Use:   Offices, laboratories, together with related administrative activities and biomedical research and development.  (“ Agreed Use ”) (Also see Paragraph 6)

 

1.9      Insuring Party:   Lessor is the “ Insuring Party .” (Also see Paragraph 8)

 

1.10    Real Estate Brokers:   (Also see Paragraph 15)

 

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

 

ý                 Colliers International and California Development, Inc. represents Lessor exclusively (“Lessor’s Broker”);

 

ý                 Kenmark Commercial, Inc. represents Lessee exclusively (“ Lessee’s Broker ”) ; or

 

o                                                                             represents both Lessor and Lessee (“ Dual Agency ”).

 

(b)       Payment to Brokers:  Upon the execution of this Lease by both Parties, Lessor shall pay to the Brokers the fee agreed to in a separate written agreement (or in the event there is no separate written agreement, the sum of         % of the total Base Rent) (or the brokerage services rendered by said Brokers).

 

1.11    Intentionally omitted.

 

1.12    Exhibits.  Attached hereto is Exhibit A, B, C and a Rider, all of which constitute a part of this Lease.

 

2.     Premises.

 

2.1      Letting.   Lessor hereby leases to Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease.  Unless otherwise provided herein, any statement of size set forth in this Lease.  Insert 2.1.

 

2.2      Condition.  Lessor shall deliver the Premises to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever occurs first (“ Start Date ”), and so long as the required service contracts described in Paragraph 7.1(b) below are obtained by Lessee within thirty (30) days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler system, lighting, air conditioning and heating systems (“ HVAC ”), loading doors, if any, and all other such elements in the Premises, other than those constructed by Lessee, shall be in good operating condition on said date and that the structural elements of the roof, bearing walls and foundation of any buildings on the Premises (the “ Building ”) shall be free of material defects.  If a non-compliance with said warranty exists as of the Start Date, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify same as Lessor’s expense.  If, after the Start Date, Lessee does not give Lessor written notice of any non-compliance with this warranty within, (i) one year as to the surface of the roof and the structural portions of the roof, foundations and bearing walls, (ii) six (6) months as to the HVAC systems, (iii) thirty (30) days as to the remaining systems and other elements of the Building, correction of such non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense.  Insert 2.2.

 

2.3      Compliance.  Lessor warrants that any improvements on the Premises comply with all applicable laws, covenants or restrictions of record, building codes, regulations and ordinances (“ Applicable Requirements ”) in effect on the Start Date.  Said warranty does not apply to the use to which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee.  If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense.  If Lessee does not give Lessor written notice of a non-compliance with this warranty within six (6) months following the Start Date, correction of that non-compliance shall be at the obligation of Lessee at Lessee’s sole cost and expense.  Insert 2.3.   If the Applicable Requirements are hereafter changed (as opposed to being in existence at the Start Date, which is addressed in Paragraph 6.2(e)

 

 

 

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below) so as to require during the term of this Lease the construction of an addition to or an alteration of the Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Building (“ Capital Expenditure ”), Lessor and Lessee shall allocate the cost of such work as follows:

 

(a)       Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last two (2) years of this Lease and the cost thereof exceeds four (4) months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee in writing, within ten (10) days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to four (4) months’ Base Rent.  If Lessee elects termination, Lessee shall deliver to Lessor written notice specifying a termination date at least ninety (90) days thereafter.  Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure.

 

(b)       If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated seismic modifications).  Insert 2.3(b)

 

(c)       Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable Requirements.  If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification to the Premises by Lessee then, and in that event, Lessee shall be fully responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease.

 

2.4      Acknowledgements.  Lessee acknowledges that:  (a) that it has been advised by Lessor and/or Broker 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 reference Applicable Requirements), and their suitability for Lessee’s intended use; (b) Lessee has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefore as the same relate to its occupancy of the Premises; and (c) neither Lessor, Lessor’s agents, no any Broker has made any oral or written representations or warranties with respect to said matters other than as set forth in this Lease.  In addition, Lessor acknowledges that:  (a) Broker has made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises; and (b) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants.

 

2.5      Lessee as Prior Owner/Occupant.   The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises.  In such event, Lessee shall be responsible for any necessary corrective work.

 

3.     Term.

 

3.1      Term.  The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3

 

3.2      Early Possession.   If Lessee 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 Lease (including but not limited to the obligations to pay 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 nor advance the Expiration Date.

 

3.3      Delay in Possession.   Lessee shall not be obligated to pay rent or perform its other obligations until it receives possession of the Premises.  Notwithstanding in foregoing, Lessee shall have the right to terminate this Lease as set forth in Rider Section 1.3.

 

3.4      Lessee Compliance.   Lessor shall not be required to render possession of the Premises to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5).

 

4.     Rent.

 

4.1      Rent Defined.   All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are deemed to be rent (“ Rent ”).

 

4.2      Payment.  Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due.  Rent for any period during the term hereof which is for less than one (1) full calendar month shall be prorated based upon the actual number of days of said month.  Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing.  Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating.  Insert 4.3.

 

5.     Security Deposit.   Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security for Lessee’s faithful performance of its obligations under this Lease.  If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof.  If Lessor uses or applies all or any portion of said Security Deposit, Lessee shall within twenty (20) days after written request therefore deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease.  Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent necessary, in Lessor’s reasonable judgment to account

 

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for any increased wear and tear that the Premises may suffer as a result thereof.  Lessor shall not be required to keep all or any part of the Security Deposit separate from its general accounts.  Within fourteen (14) days after the expiration or termination of this Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and otherwise within thirty (30) days after the Premises have been vacated pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor.  No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease.

 

6.     Use.

 

6.1      Use.

 

Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose.  Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that unreasonably disturbs owners and/or occupants of, or causes damage to the Premises or neighboring properties.  Lessor shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein, and is not significantly more burdensome to the Premises.  If Lessor elects to withhold consent, Lessor shall within five (5) business days after such request give a written notification of same, which notice shall include an explanation of Lessor’s reasonable objections to the change in use.

 

6.2      Hazardous Substances.

 

(a)       Reportable Uses Require Consent.  The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either (i) potentially injurious to the public health, safety or welfare, the environment, or the Premises; (ii) regulated or monitored by any governmental authority; or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statutes or common law theory.  Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline and/or crude oil or any products, by-products or fractions thereof.  Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor, not to be unreasonably withheld, delayed or conditioned, and timely compliance (at Lessee’s sole cost and expense) with all Applicable Requirements.  “ Reportable Use ” shall mean (i) the installation or use of any above or below ground storage tank; (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filled with, any governmental authority; and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties.  Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring properties to any meaningful risk of contamination or damage or expose Lessor to any liability therefore.  In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination or injury and/or liability therefore, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or the increasing the Security Deposit.

 

(b)       Duty to Inform Lessor.   If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim, or other documentation which it has concerning the presence of such Hazardous Substance.

 

(c)       Lessee Remediation.   Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, take all investigatory and/or remedial action reasonably recommended by any governmental authority, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties, that was caused or materially contributed to by Lessee or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party.  Insert 6.2(c).

 

(d)       Lessee Indemnification.   Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from adjacent properties).  Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.  No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substance, unless specifically so agreed by Lessor in writing at the time of such agreement.

 

(e)       Lessor Indemnification.   Lessor and its successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the Premises prior to the

 

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Start Date or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease.

 

(f)        Investigations and Remediations.  Lessor shall retain the responsibility and pay for any investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including “Alterations” as defined in Paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment.  Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities.  Insert 6.2(f).

 

6.3      Lessee’s Compliance with Applicable Requirements.  Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole cost and expense, fully, diligently and in a timely manner, comply with all Applicable Requirements and the requirements of any applicable fire insurance underwriter or rating bureau, which relate in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the Start Date.  Lessee shall, within ten (10) days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with an Applicable Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, compliant or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements.  Insert 6.3.

 

6.4      Inspection; Compliance.  Lessor and Lessor’s “ Lender ” (as defined in Paragraph 30 below) and consultants shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease.  The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority.  In such case, Lessee shall upon request reimburse Lessor for the cost of such inspections; so long as such inspection is reasonably related to the violation or contamination.  Insert 6.4.

 

7.     Maintenance, Repairs, Utility Installations, Trade Fixtures and Alterations.

 

7.1      Lessee’s Obligations.

 

(a)       In General.  Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations, and Alterations in good order, condition and repair (whether or not such portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or fixtures, such as plumbing, heating, air conditioning, ventilating, electrical, lighting facilities, boilers, fired or unfired pressure vessels, fire protection system, fixtures, interior walls, ceilings, floors, and signs.  Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below.  Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.  Insert 7.1(a).

 

(b)       Service Contracts.   Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises:  (i) HVAC equipment, (ii) boiler and pressure vessels, (iii) fire extinguishing systems, including fire alarm and/or smoke detection, (iv) basic utility feed to the perimeter of the Building, and (v) any other equipment, if reasonably required by Lessor.  Insert 7.1(b).

 

(c)       Replacement.  Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below and without relieving Lessee of liability resulting from Lessees failure to exercise and perform good maintenance practices, if the basic elements described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 20% of the cost of replacing such Basic Elements, then such basic elements shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only obligated to pay, each month during the remainder of the term of this Lease, on the date of which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is the number of months of the useful life of such replacement as such useful life is specified pursuant to Federal income tax regulations or guidelines for depreciation thereof (including interest on the unamortized balance as is then commercially reasonable in the judgment of Lessor’s accountants), with Lessee reserving the right to prepay its obligation at any time.  Insert 7.1(c).

 

7.2.     Lessor’s Obligations.  Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 9 (Damage or Destruction) and 14 (Condemnation), it is intended by the Parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and maintain the Premises, or the equipment therein, all of which obligations are intended to be that of the Lessee.  It is the intention of the Parties that the terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises, and they expressly waive the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease.  Insert 7.2.

 

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7.3      Utility Installations, Trade Fixtures, Alterations.

 

(a)       Definitions; Consent Required.  The term “ Utility Installations ” refers to all floor and window coverings, air lines, power panels, electrical distribution, security and fire protection systems, communications systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises.  The term “ Trade Fixtures ” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises.  The term “ Alterations ” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures whether by addition or deletion.  “ Lessee-Owned Alterations and/or Utility Installations ” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by the Lessor pursuant to Paragraph 7.1(a).  Lessee shall not make any Alterations or Utility Installations to the Premises without Lessor’s prior written consent which shall not be unreasonably withheld, conditioned or delayed.  Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, so long as they are not visible from the outside of the Premises, do not involve puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during the term of this Lease as extended does not exceed $50,000 in any instance.  Insert 7.3(a).

 

(b)       Consent.   Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans.  Consent shall be deemed conditioned upon Lessee’s; (i) acquiring all applicable governmental permits; (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work; and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner.  Any alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials.  Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications.

 

(c)       Indemnification.   Lessee shall pay, when due, all claims, for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein.  Lessee shall give Lessor not less than the (10) days’ notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility.  If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense, defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof.

 

7.4  Ownership, Removal, Surrender, and Restoration.

 

(a)       Ownership.  Subject to Lessor’s right to require their removal or elect ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of and owned by Lessee, but considered a part of the Premises.  Except as otherwise provided herein, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises.

 

(b)       Intentionally omitted.

 

(c)       Surrender/Restoration.  Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted.  “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice.  Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or Utility Installations, furnishings, and equipment, as well as the removal of any storage tank installed by or for Lessee, and the removal, replacement, or remediation of any soil, material or groundwater contaminated by Lessee.  Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee.  The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of paragraph 26 below.  Insert 7.4.

 

        Insert 7.5.

 

8.     Insurance; Indemnity.

 

8.1      Payment for Insurance.  Lessee shall pay for all insurance required under Paragraph 8 except to the extent of the cost attributable to liability insurance carried by Lessor under Paragraph 8.2(b) in excess of  $2,000,000 per occurrence.  Premiums for policy periods commencing prior to or extending beyond the term shall be prorated to correspond to the Lease term.  Payment shall be made by Lessee to Lessor within ten (10) days following receipt of an invoice.

 

8.2      Liability Insurance.

 

(a)       Carried by Lessee.  Lessee shall obtain and keep in force during the term of this Lease a Commercial General Liability policy of insurance protecting Lessee, Lessor and any Lender(s) whose names have been provided to Lessee in writing (as additional insureds) against claims for bodily injury, personal injury and property damage based upon, involving or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto.  Such insurance shall be on a claims-made basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an “Additional Insured-Managers or Lessors of Premises” endorsement and contain the “Amendment of the Pollution Exclusion” endorsement for damage caused by heat, smoke or fumes from a hostile fire.  The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease or as carried by Lessee shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation under this Lease.  The limits of said insurance required by this Lease or as carried by Lessee shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder.  All insurance to be carried by Lessee shall be

 

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primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only.

 

(b)       Carried by Lessor.  Lessor shall also maintain liability insurance described in Paragraph 8.2(a) above, in addition to and not in lieu of, the insurance required to be maintained by Lessee.  Lessee shall not be named as an additional insured therein.

 

8.3      Property Insurance - Building, Improvements and Rental Value.

 

(a)       Building and Improvements.   Lessor shall obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor, with loss payable to Lessor and any Lender(s), insuring loss or damage to the Premises.  The amount of such insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time to time, or the amount required by any Lender(s), but in no event more than the commercially reasonable and available insurable value thereof.  If Lessor is the Insuring Party, however, Lessee Owned Alternations and Utility Installations, Trade Fixtures and Lessee’s personal property shall be insured by Lessee pursuant to Paragraph 8.4 rather than by Lessor.  If the coverage is available and commercially appropriate, Lessor’s policy or policies shall insure against all risks of direct physical loss or damage, including the perils of flood and/or earthquake, coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result of a covered loss.  Said policy or policies shall also contain an agreed valuation provision in lieu of any co-insurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located.  If such insurance coverage has a deductible clause, the deductible amount shall not exceed $1,000 per occurrence, and Lessee shall be liable for such deductible amount in the event of an Insured Loss.

 

(b)       Rental Value.   Lessor shall also obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor, with loss payable to Lessor and any Lender(s), insuring the loss of the full Rent for one year.  Said insurance shall provide that in the event the Lease is terminated by reason of an insured loss, the period of indemnity for such coverage shall be extended beyond the date of the completion of repairs or replacement of the Premises, to provide for one full year’s loss of Rent from the date of any such loss.  Said insurance shall contain an agreed valuation provision in lieu of any co-insurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable, for the next 12-month period.  Lessee shall be liable for any deductible amount in the event of such loss.

 

(c)       Adjacent Premises.   If the Premises are part of a larger building, or of a group of buildings owned by Lessor which are adjacent to the Premises, the Lessee shall pay for any increase in the premiums for the property insurance of such building or buildings if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises.

 

8.4      Lessee’s Property/Business Interruption Insurance.

 

(a)       Property Damage.   Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations.  Such insurance shall be full replacement cost coverage with a deductible of not to exceed $5,000 per occurrence.  The proceeds from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alternations and Utility Installations.  Lessee shall provide Lessor with written evidence that such insurance is in force.

 

(b)       Business Interruption.   Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a result of such perils.

 

(c)       No Representation of Adequate Coverage.  Lessor makes no representation that the limits or forms of coverage of insurance specified herein to cover Lessee’s property, business operations or obligations under this Lease.

 

8.5      Insurance Policies.  Insurance required hereunder shall be in companies maintaining during the policy term a “General Policyholders Rating” of at least B+,V, as set forth in the most current issue of “Best’s Insurance Guide” or such other rating as may be required by a Lendor.  Lessee shall not do or permit to be done anything which shall invalidate the required insurance policies.  Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such Insurance or certificates evidencing the existence and amounts of the required insurance.  No such policy shall be calculable or subject to modification except after thirty (30) days prior written notice to Lessor.  Lessee shall at least thirty (30) days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “Insurance Binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand.  Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less.  If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to, procure and maintain the same.

 

8.6      Waiver of Subrogation.   Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss or damage to their property arising out of or incident to the perils required to be insured against herein.  The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto.  Lessor and Lessee agree to have their respective property damage insurance waive any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby.

 

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8.7      Indemnity.   Except for Lessor’s negligence or willful misconduct Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground Lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, costs, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of involving, or in connection with, the occupancy of the Premises by Lessee.  If any action or proceeding is brought against Lessor by reason of any of the foregoing matters.  Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense.  Lessor need not have first paid any such claims in order to be defended or indemnified.

 

8.8      Exemption of Lessor from Liability.  Insert 8.8.   Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees, contractors, invitees, customers or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinkler, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether said injury or damage results from conditions arising upon the Premises or upon other portions of the Building of which the Premises are a part; from other sources or places, and regardless of whether the cause of such damage or injury or the means of repairing the same is accessible or not.  Lessor shall not be liable for any damages arising from any act or neglect of any other Lessee of Lessor nor from the failure by Lessor to enforce the provisions of any other lease in the Industrial Center.  Notwithstanding Lessors negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit therefrom.

 

9.     Damage or Destruction

 

9.1      Definitions.

 

(a)       “Premises Partial Damage” shall mean damage or destruction to the Premises, other than Lessee Owned Alterations and Utility Installations which can reasonably be repaired in six (6) months or less from the date of the damage or destruction.  Lessor shall notify Lessee in writing within ten (10) days from the date of the damage or destructions as to whether or not the damage is Partial or Total.

 

(b)       “Premises Total Destruction”  shall mean damage or destruction to the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in six (6) months or less from the date of the damage or destruction.  Lessor shall notify Lessee in writing within ten (10) days from the date of the damage or destruction as to whether or not the damage is Partial or Total.

 

(c)       “Insured Loss” shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a) irrespective of any deductible amounts or coverage limits involved.

 

(d)       “Replacement Cost”   shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolitions, debris removal and upgrading required by the operation of applicable requirements and without deduction for depreciation.

 

(e)       “Hazardous Substance Condition”  shall mean the occurrence or discovery of a condition involving the presence of  or a contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises.

 

9.2      Premises Partial Damage-Insured Loss.   If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect provided however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee for that purpose.  Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in proceeds.  If Lessor may nevertheless elect by written notice to Lessee within ten (10) days thereafter to:  (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or have this Lease terminate thirty (30) days thereafter.  Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction.  Premises Partial Damage due to floor or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs it may by either Party.

 

9.3      Partial Damage — Insured Loss.  If Premises Partial Damage that is not an Insured Loss occurs, unless caused by a negligent or willful act of Lessee (In which event Lessee shall make the repairs at Lessee’s expense), Lessor may at Lessor’s option either (i) repair such damage as soon as reasonably possible at Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within thirty (30) days after receipt by Lessor of knowledge of the occurrence of such damage.  Such termination shall be effectively sixty (60) days following the date of such notice.  In the event Lessor elects to terminate this Lease, Lessee shall have the right within ten (10) days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor.  Lessee shall provide Lessor with said funds or satisfactory assurance thereof within thirty (30) days after making such commitment.  In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as possible after the required funds are available.  If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice.

 

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9.4      Total Destruction.  Notwithstanding any other provision hereof, if Premises Total Destruction occurs this Lease shall terminate sixty (60) days following the date of such Total Destruction.  If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee except as provided in Paragraph 8.6.

 

9.5      Damage Near End of Term.   If at any time during the last six (6) months of the term of the Lease there is damage for which the cost to repair exceeds on month’s Base Rent, whether or not an Insured Loss, either Lessee or Lessor may terminate this Lease effective sixty (60) days following the date of occurrence of such damage.  Notwithstanding the foregoing, if Lessee at the time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by exercising such option.  If lessee duly exercises such option during such period, Lessor shall, at Lessor’s commercially reasonable expense repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect.  If Lessee fails to exercise such option then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished.

 

9.6      Abatement of Rent; Lessee’s Remedies.

 

(a)       Abatement.   In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of the Premises is impaired.  All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or restoration except as provided herein.

 

(b)       Remedies.   If Lessor shall be obligated to repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within thirty (30) days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice of Lessee’s election to terminate this Lease on a date not less than sixty (60) days following the giving of such notice.  If Lessee gives such notice and such repair or restoration is not commenced within thirty (30) days thereafter, this Lease shall terminate as of the date specified in said notice.  If the repair or restoration is commenced within said thirty (30) days, this Lease shall continue in full force and effect.  “Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs.  Insert 9.6(c).

 

9.8      Termination—Advance Payments.   Upon termination of this Lease pursuant to this Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor.  Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor.

 

9.9      Waive Statues.   Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent it is inconsistent herewith.

 

10.  Real Property Taxes.

 

10.1    Definition of “Real Property Taxes.”  As used herewith, the term “ Real Property Taxes ” shall include any form of real estate tax or assessment, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes), improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Premises, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Building address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Premises are located.  The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Premises.  Insert 10.1

 

10.2    (a)       Payment of Taxes.   Lessee shall pay the Real Property Taxes applicable to the Premises during the term of this Lease.  Subject to Paragraph 10.2(b), all such payments shall be made at least ten (10) days prior to any delinquency date.  Lessee shall promptly furnish Lessor with satisfactory evidence that such taxes have been paid. If any such taxes shall cover any period of time prior to or after the expiration or termination of this Lease,  Lessee’s share of such taxes shall be prorated to cover only that portion of the tax bill applicable to the period that this Lease is in effect, and Lessor shall reimburse Lessee for any overpayment.  If Lessee shall fail to pay any required Real Property Taxes, Lessor shall have the right to pay the same, and Lessee shall reimburse Lessor therefor within thirty (30) days of demand.

 

(b)       Advance Payment.   In the event Lessee incurs a late charge on any Rent payment, Lessor may, at Lessor’s option, estimate the current Real Property Taxes, and require that such taxes be paid in advance to Lessor by Lessee, either (i) in a lump sum amount equal the instalment due, at least twenty (20) days prior to the applicable delinquency date, or (ii) monthly in advance with the payment of the Base Rent.  If Lessor elects to require payment monthly in advance, the monthly payment shall be an amount equal to the amount of the estimated installment of taxes divided by the number of months remaining before the month in which said instalment becomes delinquent.  When the actual amount of the applicable tax bill is known, the amount of such equal monthly advance payments shall be adjusted as required to provide the funds needed to pay the applicable taxes.  If the amount collected by Lessor is insufficient to pay such Real Property Taxes when due, Lessee shall pay Lessor, upon demand, such additional sums as are necessary to pay such obligations.  All moneys paid to Lessor under this paragraph may be intermingled with other moneys of Lessor and shall not bear interest.  In the event of a Breach by Lessee in the performance of its obligations under this Lease, then any balance of funds paid to

 

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Lessor under the provisions of this Paragraph may at the option of  Lessor, be treated as an additional Security Deposit.

 

10.3    Joint Assessment.   If the Premises are not separately assessed, Lessee’s liability shall be equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be conclusively determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other information as may be reasonably available.

 

10.4    Personal Property Taxes.   Lessee shall pay, prior to delinquency, all taxes assessed against and levied upon Lessee Owned Alterations, Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee.  When possible, Lessee shall cause such property to be assessed and billed separately from the real property of Lessor.  If any of Lessee’s said personal property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within ten (10) days after receipt of a written statement.

 

11.  Utilities.   Lessee 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.  If any such services are not separately metered to Lessee, Lessee shall pay a reasonable proportion to be determined by Lessor, of all charges jointly metered.

 

12.  Assignments and Subletting.

 

12.1    Lessor’s Consent Required.

 

(a)       Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, “assign” or “assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent which shall not be unreasonably withheld, conditioned or delayed.

 

(b)       A change in the control of Lessee shall constitute an assignment requiring consent.  The transfer, on a cumulative basis, of fifty percent (50%) or more of the voting control of Lessee shall constitute a change in control for its purpose.  Insert 12.1 (b).

 

(c)       The involvement of Lessee or its assets in any transaction, or series of transaction (by way of merger, sale, acquisition financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction of the Net Worth of Lessee, by an amount equal to or greater than twenty-five percent (25%) of such net Worth as it was represented to Lessor at the time of the execution of this Lessee or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considering an assignment of this Lease to which Lessor may withhold its consent.  “Net Worth of Lessee” shall mean the net worth of Lease (excluding any guarantors) established under generally accepted accounting principles.

 

(d)       An assignment or subletting of Lessee’s Interest in this Lease without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c).

 

(e)       Lessee’s remedy for any breach of this Paragraph 12.1 by Lessor shall be limited compensatory damages and/or injunctive relief.

 

12.2    Terms and Conditions Applicable to Assignment and Subletting.

 

(a)       Regardless of Lessor’s consent, any assignment or subletting shall not (i) be effective without the express written assumption by such assignee or sublessee of the obligations of  Lessee under this Lease, (ii) release Lessee of any obligations hereunder, nor (iii) alter the primary liability of Lessee for the payment of Base Rent or for the performance of any other obligations to be performed by Lessee.

 

(b)       Lessor may accept any rent or performance of Lessee’s obligation from any person other than Lessee pending approval or disapproval of an assignment.  Neither a delay in the approval or disapproval of such assignment nor the acceptance of any rent for performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for the Default or Breach.

 

(c)       The consent of Lessor to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting.

 

(d)       In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors, or anyone else responsible for the performance of the Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefore to Lessor, or any security held by Lessor.

 

(e)       Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with a fee of not more than $1,000, as consideration for Lessor’s considering and processing the request Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested by Lessor.

 

(f)        Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing.

 

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12.3    Additional Terms and Conditions Applicable to Subletting.   The following terms and conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:

 

(a)       Intentionally omitted.

 

(b)       In the event of a Breach by Lessee, Lessor at its option, may require any sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any prior defaults or breaches of such sublessor under such sublease.

 

(c)       Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor.

 

(d)       No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent.

 

(e)       Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice.  The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee.

 

13.  Defaults; Breach; Remedies.

 

13.1    Default Breach.   A “Default” is defined as a material failure by the Lessee to comply with or perform any of the terms, covenants, conditions or rules under this Lease.  A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period.

 

(a)       The abandonment of the Premises; or the vacating of the Premises without providing a commercially reasonable level of security or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism.

 

(b)       The failure by Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or safety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of ten (10) days following written notice to Lessee.

 

(c)       The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements,  (ii) the service contracts (iii) the rescission of an unauthorized assignment or subletting (iv) a Tenancy Statement, (v) a requested subordination, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under Paragraph 42 (easements), or (viii) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this lease, where any such failure continues for a period of twenty (20) days following written notice to Lessee.

 

(d)       A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof, other than those described in Subparagraphs 13.1(a), (b) or (c), above, where such Default continues for a period of thirty (30) days after written notice; provided, however, that if the nature of Lessee’s Default as such that more than thirty (30) days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion.

 

(e)       The occurrence of any of the following events: (i) the making by Lessee of any general arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor” as defined in II U.S. Code Section 101 or any successor statute thereto unless, in the case of a petition filed against Lessee, the same is dismissed within sixty (60) days; (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within thirty (30) days; provided, however, in the event that any provision of this Subparagraph 13.1(e) is contrary to any applicable law, such provision shall be of no force or effect, and shall not affect the validity of the remaining provisions.

 

(f)        The discovery that any financial statement of Lessee or of any Guarantor, given to Lessor was materially false.

 

13.2    Remedies.   If Lessee fails to perform any affirmative duty or obligations, within Insert 13.2 (or in case of an emergency, without notice), Lessor may perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licensee, permits or approvals.  The costs and expenses of any such performance by Lessor shall be due and payable by se to Lessee upon receipt of invoice therefore.  If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its own option may require all future payments to be made by Lessee to be by cashier’s check.  In the event of a Breach,  Lessor may with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach:

 

(a)       Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor.  In such event Lessor shall be entitled to recover from Lessee.  (i) the unpaid Rent which had been earned at the time of termination; (ii) the

 

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worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided: (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease.  The worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District in which the Premises are located at the time of award plus one percent (1%).  Efforts by Lessor to mitigate damages obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit.  If a notice and grace period required under Subparagraph 13.1 was not previously given a notice to pay rent or quit, or to perform or quit, given to Lessee under the unlawful detainer statute shall also constitute the notice required by Subparagraph 13.1.  In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statue shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two (2) such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute.

 

(b)       Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations.  Acts of maintenance, efforts to relet the Premises, and/or the appointment of a receiver to protect the Lessor’s interest under this Lease, shall not constitute a termination of the Lessee’s right to possession.

 

(c)       Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located.  The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises.

 

13.3    Inducement Recapture.   Any agreement for free or abated rent or other, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are hereinafter referred to as “Inducement Provisions” shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease.  Upon Breach of this Lease by Lessee, any such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration therefore abated, given or paid by Lessor under such an inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee.  The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance.

 

13.4    Intentionally omitted.

 

13.5    Interest.   Any monetary payment due Lessor hereunder, not received by Lessor, when due as to scheduled payments (such as Base Rent) or within thirty (30) days following the date on which it was due for non-scheduled payment, shall bear interest from the date when due, as to scheduled payments, or the thirty-first (31 st ) days after it was due as to non scheduled payments.  The interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus four percent (4%) but shall not exceed the maximum rate allowed by law.  Interest is payable in addition to the potential late charge provided for in Paragraph 13.4.

 

13.6    Breach by Lessor.

 

(a)       Notice of Breach.   Lessor shall not be deemed in breach of this Lease unless Lessor falls within a reasonable time to perform an obligation required to be performed by Lessor.  For purposes of this Paragraph, a reasonable time shall in no event by less than thirty (30) days after receipt by Lessor, and any Lender(s) whose name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than thirty (30) days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion.

 

(b)       Performance by Lessee on Behalf of Lessor.   In the event that neither Lessor not Lender cures said breach within thirty (30) days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expertise and offset from Rent an amount equal to any costs incurred by Lessee.  Lessee shall document the cost of said cure and supply said documentation to Lessor.

 

14.  Condemnation.  If the Premises or any portion thereof are taken under the power of eminent domain or sold under the treat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs.  If more than ten percent (10%) of any building portion of the Premises, or more than twenty-five percent (25%) of the portion of the land area portion of the premises not occupied by any building, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within ten (10) days after Lessor shall have given Lessee written notice

 

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of such taking (or in the absence of such notice, within ten (10) days after the condemning authority shall have taken possession terminate this Lease as of the date the condemning authority takes such possession) terminate this Lease as of the date of condemning authority takes such possession.  If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation.  Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages provided, however, that Lessee shall be entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph.  All Alterations and Utility Installations made to the Premises by Lessee, for the purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor.  In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation.

 

15.  Brokers’ Fees.

 

15.1    Additional Commission.   There shall be no additional commissions paid to Brokers pursuant to Paragraph 1.10 above, unless Lessor and the Brokers otherwise agree in writing, in a separate document.

 

15.2    Assumption of Obligations.  Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligations hereunder.  Each Broker shall be a third party beneficiary of the provisions of Paragraph 1.10, 15, 22, and 31.  If Lessor fails to pay to a Broker any amounts due as and for commissions pertaining to this Lease when due, then such amounts shall accrue interest.  In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within ten (10) days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent.  In addition, Lessee’s Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker.

 

15.3    Representations and Indemnities of Broker Relationships.   Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder other than THE Brokers, if any, in connection with the negotiation of this Lease and that no one other than said named Broker(s) is entitled to any commission or finder's fee in connection herewith.  Lessee and Lessor 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, and/or attorney’s fees reasonably incurred with respect thereto.

 

16.  Estoppel Certificates.

 

(a)       Each Party (as “ Responding Party ”) shall within twenty (20) days after written notice from the other Party (the “ Requesting Party ”) execute, acknowledge and deliver to the Requesting Party a statement in writing in a form similar to the then most current “ Estoppel Certificate ” form published by the American Industrial Real estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party

 

(b)       If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such ten day period, the Requesting Party may execute an Estoppel Certificate stating that.  (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s Rent has been paid in advance.  Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate absent manifest error

 

(c)       If Lessor desires to finance, refinance, or sell the Premises, or any part hereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser including but not limited to Lessee’s financial statements for the past three (3) years.  All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.

 

17.  Definition of Lessor.   The term “ Lessor ” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease.  In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor.  Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor.  Subject to the foregoing the obligations and/or covenants under this Lease thereafter to be performed by the Lessor.  Subject to the foregoing the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined.  Notwithstanding the above, and subject to the provisions of Paragraph 20 below, the original Lessor under this Lease, and all subsequent holdings of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities of Lessor pertaining to Hazardous Substances as outlined in Paragraph 6 above.

 

18.  Severability.   The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof.

 

19.  Days.   Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease shall mean and refer to calendar days

 

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20.  Limitation of Liability.  Subject to the provisions of Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors, officers or shareholders, or any of their personal assets for such satisfaction.

 

21.  Time of Essence.   Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease.

 

22.  No Prior or other Agreements; Broker Disclaimer.   This Lease 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.  Lessor and Lessee 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 Lease and as to the 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 Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to any amount up to the fee received by such Broker pursuant to this lease; 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.

 

23.  Notices.

 

23.1    Notice Requirements.   All notices required or permitted by this Lease shall be in writing and may be delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23.  The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either party may by written notice to the other specify a different address for notice except that upon Lessee’s taking possession of the premises, the Premises shall constitute Lessee’s address for notice.  A copy of all notices to Lessor hereunder shall be concurrently transmitted to such party or parties at such addresses Lessor may from time to time hereafter designate in writing.

 

23.2    Date of Notice.   Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon.  If sent by regular mail, the notice shall be deemed given forty-eight (48) hours after the same is addressed as required herein and mailed with postage prepaid.  Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given twenty-four (24) hours after delivery of the same to the United States Postal Service or courier.  Notices transmitted by facsimile transmission or similar means, the same shall be deemed served or delivered upon telephone or facsimile confirmation of receipt, provided a copy is also delivered via delivery or mail.  If notice is received on a Saturday or a Sunday or a legal holiday, it shall be deemed received on the next business day.

 

24.  Waivers.   No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or any other term, covenant or condition hereof.  Lessor’s consent to, or approval of, any such act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the of this Lease requiring such consent.  The acceptance of rent, the acceptance of rent by Lessor shall not be a waiver of any Default or Breach by Lessee.  Any payment given Lessee may be accepted by Lessor on account of moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statement and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment.

 

25.  Recording.   Either Lessor or Lessee shall, upon request of the other, execute, acknowledge and deliver to the other a short form memorandum of this Lease for recording purposes.  The Party requesting recordation shall be responsible for payment of any fees or taxes applicable thereto.

 

26.  No Right To Holdover.   Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease.  In the event that Lessee holds over then the Base shall be increased to one hundred fifty percent (150%) of the Base Rent applicable during the month immediately preceding the expiration or termination.  Nothing contained herein shall be construed as a consent by Lessor to any holding over by Lessee.

 

27.  Cumulative Remedies.   No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity.

 

28.  Covenants and Conditions.   All provisions of this Lease to be observed or performed by Lessee are both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the parties only and shall not be considered a part of this Lease.  Whenever required by the context, the singular shall include the plural and vice versa.  This Lease shall not be construed as if prepared by one of the parties, but rather according to its fair meaning as a whole, as if both parties had prepared it.

 

29.  Bind Effect; Choice of Law.   This Lease shall be binding upon the Parties, their personal representatives, successors and assigns and be governed by the laws of the State in which the Premises are located.  Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located.

 

30.  Subordination; Attornment; Non-Disturbance.

 

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30.1    Subordination.  Subject to Section 30.3 and Section 38, this Lease and any Option granted hereby shall be subject and subordinate to any ground Lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “ Security Device ”), now or hereafter placed upon the Premises are a part, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof.  Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lessor’s Lender”) shall have not liability or obligation to perform any of the obligations of Lessor under this Lease.  Any Lender may elect to have this Lease and/or any option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation of recordation thereof.

 

30.2    Attornment.   Subject to the non-disturbance provisions of Paragraph 30.3 Lessee agrees to attorn to a Lender or any other party who acquires ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not (i) be liable for any act or omission of any prior Lessor or with respect to events occurring prior to acquisition of ownership, (ii) be subject to any offsets or defenses which Lessee might have against any prior Lessor, or (iii) be bound by prepayment of more than one (1) month’s rent.

 

30.3    Non Disturbance.   With respect to Security Devices entered into by Lessor after the execution of lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “non-disturbance agreement”) from the Lender which Non Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises.  Further, within sixty (60) days after the execution of this Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises.  In the event that Lessor is unable to provide the Non-Disturbance Agreement within said sixty (60) days, then Lessee may, at Lessee’s option, directly contact Lessor’s lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement.

 

30.4    Sell-Executing.   The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents; provided, however, that upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any such subordination, attornment and/or non-disturbance agreement as is provided for herein.

 

31.  Attorneys’ Fees.   If any Party or Broker brings an action or proceeding to enforce the terms hereof or 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 proceedings 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’ fee 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, Lessor shall be entitled to attorneys, fees, costs and expenses incurred in 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.

 

32.  Lessor’s Access; Showing Premises; Repairs.   Lessor and Lessor’s agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem reasonably necessary.  All such activities of Lessor shall be without abatement of rent or liability to Lessee.  Lessor may at any time place on or about the Premises or building any ordinary “For Sale” signs and Lessor may at any time during the last six (6) months of the term hereof place on the Premises any ordinary “for Lease” signs.  Lessee may at any time place on or about the Premises any ordinary “For Sublease” sign. Insert 32

 

33.  Auctions.   Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent.  Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.

 

34.  Signs.   Except for ordinary “For Sublease” signs, Lessee shall not place any sign upon the Premises without Lessor’s prior written consent which shall not be unreasonably conditioned, withheld or delayed.  All signs must comply with all Applicable Requirements.

 

35.  Termination; Merger.   Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, Lessor may elect to continue any one or all existing subtenancies.  Lessor’s failure within ten (10) days following any such event to elect to the contrary by written notice to the holder of any such lessor interest, shall constitute Lessor’s election to have such event constitute the termination of such interest.

 

36.  Consents.   Except as otherwise provided herein, wherever in this Lease the consent of Party is required to an act by or for the other Party, such consent shall not be unreasonable withheld or delayed.  Lessor’s actual reasonable costs and expenses (including but not limited to architects’, attorneys’, engineers’ and other consultants’ fees) incurred not to exceed $1,000 in any one instance, in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment, a subletting of the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor.  Lessor’s consent to any act, assignment or subletting shall not constitute an

 

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acknowledgement that no Default or Breach by Lessee of this Lease exists, not shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent.  The failure to specify conditions as are then reasonable with reference to the particular matter for which consent is being given.  In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within ten (10) business days following such request.

 

37.  Intentionally omitted.

 

38.  Quiet Possession.   Subject to payment by Lessee of the rent and the performance of all of the covenants, conditions and provision on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises for the entire term hereof.

 

39.  Options.

 

39.1    Definition.   “Option” shall mean (a) the right to extend the term of this Lease or to renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal to lease the Premises or the right of first offer to lease other property of Lessor; (c) the right to purchase, or the right of first refusal to purchase the Premises, or other property of Lessor.

 

39.2    Options Personal to Original Lessee.   Each Option granted to Lessee in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting.

 

39.3    Multiple Options.   In the event that Lessee has any multiple Options to extend or renew this Lease, a later option cannot be exercised unless the prior Options have been validly exercised.

 

39.4    Effect of default on Options.

 

(a)       Lessee shall have no right to exercise an Option, (i) during the period commencing with the giving of any notice of Default and continuing until said Default is cured, or (ii) during the period of time any rent is unpaid (without regard to whether notice thereof is given Lessee), or (iii) during the time Lessee is in Breach of this Lessee, or (iv) in the event that Lessor has given to Lessee three (3) or more notices of separate Default, whether or not the Defaults are cured, during the twelve (12) month period immediately preceding the exercise of the Option.

 

(b)       The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise an Option because of the provision of Paragraph 39.4(a).

 

(c)       An Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of thirty (30) days after such Rent becomes due, or (ii) Lessor gives to Lessee three (3) or more notices to separate Defaults during any twelve (12) month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

 

40.  Multiple Buildings.  If the Premises are a part of a group of buildings controlled by Lessor, Lessee agrees that it will observe all reasonable rules and regulations which Lessor may make from time to time for the management, safety and care of said properties, including the care and cleanliness of the grounds and including the parking, loading and unloading of vehicles, and that Lessee will pay its fair share of common expenses in connection therewith.

 

41.  Security Measures.   Lessee hereby acknowledges that the rental payable to Lessor hereunder does not include the cost of guard service or other security measures and that Lessor shall have no obligation whatsoever to provide same.  Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties.

 

42.  Reservations.   Lessor reserves the right, from time to time, to grant, without the consent or joinder of Lessee, such easements, rights and dedications that Lessor deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restriction do not unreasonably interfere with the use of the Premises by Lessee.  Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions.  Insert 42.

 

43.  Performance Under Protest.  If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said Party to institute suit for recovery of such sum.  If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said party shall be entitled to recover such sum or so much thereof as it was not legally required to pay.

 

44.  Authority.   If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf.  Each party shall, within thirty (30) days after request, deliver to the other party satisfactory evidence of such authority.

 

45.  Conflict.   Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions.

 

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46.  Offer.   Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party.  This Lease is not intended to be binding until executed and delivered by all Parties hereto.

 

47.  Amendments.  This Lease may be modified only in writing, signed by the parties in interest at the time of the modification.  As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lessee as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises.

 

48.  Multiple Parties.   If more than one person or entity is named herein as either Lessor or Lessee, such multiple parties shall have joint and several responsibilities to comply with the terms of this Lease.

 

49.  Mediation and Arbitration of Disputes.   An addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease is [*] is not attached to this Lease.

 

Inserts 50 and 51

 

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO.  THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.

ATTENTION:  NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE 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 LEASE.

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 SUBSTANCE, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR LESSEE’S INTENDED USE.

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

 

The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures.

 

Executed at:

Concord, CA

 

Executed at:

Concord, CA

on:

10-12-01

 

on:

10-12-01

 

By LESSOR:

 

By LESSEE:

California Development, Inc. a California Corporation

 

Cerus Corporation, a Delaware Corporation

/s/ DONALD J. BRUZZONE

 

 

By:

 

 

By:

/s/ HOWARD ERVIN

Name Printed:  Donald J. Bruzzone

 

Name Printed:

Howard Ervin

Title:  President

 

 

Title:

V.P., Legal Affairs

Address:  1200 Snyder Lane,

 

Address:

2411 Stanwell Dr.

Walnut Creek, CA, 94598

 

Concord, CA 94520

Telephone:

(925) 943-1313

 

Telephone:

(925) 288-6116

Facsimile:

(925) 937-1313

 

Facsimile:

(925) 288-0194

 

 

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RIDER TO A.I.R.E.A.  STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE — NET — DATED, FOR REFERENCE PURPOSES SEPTEMBER 15, 2001 BY AND BETWEEN CALIFORNIA DEVELOPMENT, INC. (“LESSOR”) AND CERUS CORPORATION (“LESSEE”).

 

This Rider is attached to and made a part of the above-referenced Lease.  In the event of any conflict between the Lease and this Rider, the terms and provisions of this Rider shall govern.  If any addenda or amendments are also attached to the Lease, this Rider shall govern to the extent of any conflict between the terms and provisions of this Rider and such addenda or amendments.  All references in the following paragraphs are to corresponding sections of the typeset portion of the Lease and any addenda or amendments, except as otherwise expressly provided herein.

Insert 1.2  Parking

Lessee shall additionally have the right to the exclusive use of the parking areas identified on Exhibit A at no additional cost or expense.  Lessee shall not have the right to the use of the parking area associated with the Expansion Space unless and until Lessee has exercised the Expansion Right as provided in Section 51 hereof.  Lessor shall have the right to modify the parking areas as reasonably necessary during any construction of the Project; provided, however , that the size of the exclusive parking to which Lessee is entitled hereunder shall not be reduced or expanded thereby.

 

Insert 1.3  Term.

Lessor shall use its best faith efforts to deliver the Premises to Lessee in the condition required hereunder by November 12, 2001.  The term of this Lease (“ Original Term ”) shall commence on the date which is the later to occur of the following:  (i) the date that Lessor has delivered possession of the Premises to Lessee in the condition required hereunder or (ii) November 1, 2001 (“ Commencement Date ”), and shall expire on the date which is the fifth (5 th ) anniversary of the Commencement Date (“ Expiration Date ”).  Notwithstanding any other provision of this Lease to the contrary, if Lessor has not delivered the Premises to Lessee by December 12, 2001 for any reason, then Lessee shall have the right, without limiting any other rights or remedies of Lessee, to terminate this Lease by providing written notice thereof to Lessor, and upon receipt of such notice, this Lease shall terminate and Lessor shall promptly thereafter return all sums previously paid or deposited by Lessee.  The Original Term together with any Extension Term is individually and collectively referred to herein as the “ Term ”.

 

Notwithstanding any other provision of this Lease to the contrary, Lessee shall have the right to terminate the Lease prior to the Expiration Date for any reason whatsoever in Lessee’s sole and absolute discretion effective any time after July 31, 2004 (“ Early Termination Right ”).  Lessee shall exercise its Early Termination Right by providing not less than nine (9) months’ prior written notice of such election to terminate to Lessor.  For example, if Lessee desires to terminate the Lease effective August 1, 2004, then Lessee shall provide written notice of the same to Lessor on or before November 1, 2003.  If Lessee elects to exercise the Early Termination Right, then the parties shall enter into an amendment to the Lease which shall amend the Expiration Date to be the earlier date set forth in Lessee’s notice.  If Lessee elects to exercise the Early Termination Right, then Lessee shall pay to Lessor the sum of Eighty Four Thousand Three Hundred Sixty Dollars ($84,360) (“Termination Fee”) on or before the Expiration Date, as amended, in consideration for the Early Termination Right as set forth herein.  Additionally, if Lessee exercises the Expansion Right for the Expansion Space pursuant to Section 51 hereof and Lessor and Lessee have entered into an amendment to this Lease to incorporate the Expansion Space, then the Termination Fee shall be increased by the sum of Eighty Four Thousand Three Hundred Sixty Dollars ($84,360), such that the total Termination Fee shall be One Hundred Sixty Eight Thousand Seven Hundred Twenty Dollars ($168,720).

 

Insert 1.5  Base Rent

Base monthly rental (“ Base Rent ”) for the Premises shall be payable on the first day of each month following the Commencement Date as follows:

 

Commencement Date — Month 3

 

$0.425 per rentable square foot per month ($6,290 per month)

Month 4 — Month 12

 

$0.85 per rentable square foot per month ($12,580 per month)

Month 13 — Month 24

 

$0.90 per rentable square foot per month ($13,320 per month)

Month 25 — Expiration Date

 

$0.95 per rentable square foot per month ($14,060 per month)

 

If the Commencement Date is on any day other than the first day of the month, then the rental abatement through Month 3 as set forth above shall continue for a period of ninety (90) days from the Commencement Date, and the Base Rent for Month 4 as set forth above shall commence on the ninety first (91 st ) day following the Commencement Date.  Lessee shall have the right to use the relevant parking area identified as part of the Premises on Exhibit A without charge.  The Base Rent does not

 

 

 

1 .



 

include any charge for the use of the parking area associated with either the Premises or Expansion Space, as applicable, and the square footage of the parking area shall not be included within the calculation of Base Rent at any time during the Term.

 

Insert 2.1  Letting.

is based on Building Owners and Managers Association (“BOMA”) standards (ANSI/BOMA Z65.1-1996).

 

Insert 2.2 Condition.

Notwithstanding the foregoing, if such non-compliance is of a latent nature, such one (1) year, six (6) month and thirty (30) day time frames following the Start Date shall be modified to begin when Lessee discovers such condition.  Notwithstanding the foregoing, Lessor shall deliver the HVAC within the Premises in its current, “as is” condition.

 

Insert 2.3 Compliance.

Notwithstanding the foregoing, if such non-compliance is of a latent nature, such six (6) month time frames following the Start Date shall be modified to begin when Lessee discovers such condition.

 

Insert 2.3(b) Compliance.

then Lessor shall be fully responsible for the cost thereof.

 

Insert 4.3  Common Area Maintenance Charges.

(a)           The term “Operating Expenses” shall mean (1) all costs of ownership, management, operation and maintenance of the Project which Lessor shall pay or become obligated to pay in connection with the ownership or operation of the Building, including, without limitation: wages, salaries and payroll burden of employees; property management fees (at the prevailing market rate not to exceed 3%); janitorial, maintenance, guard and other services; power, water, waste disposal and other utilities; materials and supplies; maintenance and repairs; license costs; telephone wiring and other costs; insurance premiums and the deductible portion of any loss insured under Lessor’s liability, casualty, and other insurance; and depreciation on personal property; landscaping, planting, driveway and parking area maintenance; and reasonable and customary fees payable to third parties for architectural, legal, accounting and other professional services, including, without limitation, the cost of preparing any financial statement of Operating Expenses; and (2) the cost of any capital improvements made to the Project by Lessor after the Commencement Date that (i) are designed to reduce other Operating Expenses, (ii) are required for the health and safety of tenants in the Building, or (iii) are required under any governmental law or regulation that was not applicable to the Building at the time it was constructed, such cost or allocable portion thereof to be amortized over the useful life of the relevant capital improvement in accordance with Generally Accepted Accounting Principles.  Operating Expenses shall not include:  Property Taxes (as defined below); depreciation on the Building other than depreciation on exterior window draperies provided by Lessor and carpeting in public corridors and common areas; costs of tenants’ improvements; real estate brokers’ commissions; interest; capital items other than those referred to in clause (2) above; and the cost of providing services and utilities for which reimbursement is due from other tenants. Notwithstanding the foregoing, Operating Expenses shall not include the following: (1) alterations attributable solely to tenants of the Building (excluding Lessee); (2) legal expenses for disputes with tenants (excluding Lessee) and legal, auditing and consulting fees, other than those legal, auditing and consulting fees incurred in connection with the maintenance and operation of the Building; (3) the cost incurred in performing work or furnishing services for individual tenants that are in excess of work and services provided to Lessee under the Lease; (4) expenses for repair or replacement paid by proceeds of condemnation awards or covered by warranties, and any costs due to casualty, but in either case only to the extent of the net warranty payments, net insurance proceeds, or net condemnation awards actually received by Lessor; (5) expenses incurred in leasing or procuring new tenants, including advertising expenses and expenses for preparation of leases or renovating space for new tenants; (6)wages, costs and salaries associated with home office, off-site employees of Lessor other than professional services provided by such employees which would otherwise be provided by outside professionals but only to the extent such services are included at prevailing market rates, and wages, costs and salaries attributable to employees of Lessor above the level of Building manager; (7) the cost of correcting noncompliance with governmental codes and laws in effect at the time of initial construction of the Building, Initial Lessee Improvements or Alterations (as applicable); (8) insurance premiums to the extent any tenant causes Lessor’s existing insurance premiums to increase or require Lessor to purchase additional insurance, to the extent Lessor actually receives reimbursement from such tenant; (9) any advertising or promotional expenses and objects of art; (10) any cost representing an amount paid to an entity related to Lessor for any service or product which is in excess of the

 

2 .



 

prevailing market rate for such service or product; (11) payments for rented equipment, the cost of which equipment would constitute a capital expenditure if the equipment were purchased, but only to the extent such payments exceed the amortizing portion of the equipment; (12) costs incurred due to violation by Lessor of any condition, covenant or restriction affecting the Project or Building, or any laws, rules, regulations or ordinances applicable to the Project or Building, but not including noncompliance with governmental codes and laws which were not in effect at the time of initial construction of the Building, Initial Lessee Improvements or Alterations (as applicable); (13) late fees, penalties and interest on past due amounts payable by Lessor; (14) the cost of any disputes between Lessor and any employee or agency of Lessor, or any mortgagees or ground lessors of Lessor, unless attributable to Lessee’s default; (15) costs incurred by Lessor prior to the Commencement Date to remediate any violation of applicable hazardous materials laws and regulations, including without limitation, the removal of hazardous materials located on the Premises or in the Building.

(b)           The term “Property Taxes” shall mean (i) all taxes, assessments (special or otherwise), levies and other charges of any kind or nature whatsoever, general and special, ordinary and extraordinary, foreseen and unforeseen, now or hereafter imposed by any governmental or quasi-governmental authority or special district having the direct or indirect power to tax or levy assessments, which are levied or assessed for whatever reason against the Project or any portion thereof, or Lessor’s interest herein, or the fixtures, equipment and other property of Lessor that is an integral part of the Project and located thereon, or Lessor’s business of owning, leasing or managing the Project or the gross receipts, income or rentals from the Project, (ii) all charges, levies or fees imposed by any governmental authority against Lessor by reason of or based upon the use of or number of parking spaces within the Project, the amount of public services or public utilities used or consumed ( e.g. water, gas, electricity, sewage or waste water disposal) at the Project, the number of person employed by tenants of the Project, the size (whether measured in area, volume, number of tenants or whatever) or the value of the Project, or the type of use or uses conducted within the Project, and all costs and fees (including attorneys’ fees) reasonably incurred by Lessor in contesting any Property Tax and in negotiating with public authorities as to any Property Tax, and (iii) and all real estate tax consultant expenses and attorneys’ fees incurred for the purpose of maintaining an equitable assessed valuation of the Project. Notwithstanding the foregoing, the terms “Property Tax” or “Property Taxes” shall not include estate, inheritance, transfer, gift or franchise taxes of Lessor or the federal or state income tax imposed on Lessor’s income from all sources, and shall exclude any item excluded from the definition of “Operating Expenses.”

(c)           The term “Common Area” shall mean the common areas of the Project including Building lobby and public areas, and exterior common areas including parking areas and parking structures, whether now existing or in the future added to the Project for the common use of tenants.

(d)           The term “Lessee’s Percentage Share” shall mean the percentage obtained by dividing the rentable area of the Premises by the total rentable area of the Building or Project, as applicable.  In the event the rentable area of the Premises is increased or decreased, Lessee’s Percentage Share shall be appropriately adjusted.

(e)           Lessee shall also pay to Lessor throughout the term of this Lease, an amount equal to the sum of (a) Lessee’s Percentage Share of Operating Expenses paid or incurred by Lessor in such year, and (b) Lessee’s Percentage Share of the total Property Taxes paid by Lessor in such year; provided, however, that the total amount to be paid hereunder shall not exceed the sum of $0.2273 per square foot of the Premises per month, which sum shall be increased on an annual basis by three percent (3%).

Insert 6.2(c) Lessee Remediation

Notwithstanding anything to the contrary contained in this Lease (including, without limitation, the provisions of this Paragraph 6.2(c)), Lessee shall have no obligation to remediate, clean up, monitor, abate, or to comply with any law regarding, or to reimburse, release, indemnify, or defend Lessor with respect to any Hazardous Substance which now or hereafter becomes regulated by any governmental authority or agency thereof and which Lessee did not store, dispose of, use, or cause to be on the Premises in violation of any Applicable Requirements.  If any Hazardous Substance are present in the Premises (or the underlying soil or groundwater) and such presence was not caused by Lessee, Lessor shall protect, indemnify, defend, and hold Lessee harmless from and against any and all claims, liability, loss, proceedings, damages, causes of action, cost, or expense (including attorneys’ fees) arising therefrom.

 

Insert 6.2(f) Investigations and Remediations.

Notwithstanding the provisions of Paragraph 6.2(f), Lessor shall provide Lessee with at least 48 hours’ prior actual notice before entering the Premises.  In the event of an emergency, the determination of which shall require Lessor to be reasonable, Lessor shall use its best efforts to provide Lessee with notice reasonable in such situation.  In the event of any entry by Lessor onto the Premises, Lessor shall use its best efforts not to interfere with the conduct of Lessee’s business.

 

 

3 .



 

 

Insert 6.3 Lessee’s Compliance with Applicable Requirements.

Notwithstanding the foregoing or anything to the contrary contained in this Lease, Lessee shall not be responsible for compliance with any Applicable Requirements where such compliance is not related specifically to Lessee’s use and occupancy of the Premises.  For example, if any governmental authority should require the Building or the Premises to be structurally strengthened against earthquake, or should require the removal of asbestos from the Premises, and such measures are imposed as a general requirement applicable to all lessees rather than as a condition to Lessee’s specific use or occupancy of the Premises, such work shall be performed by and at the sole cost of Lessor.

 

Insert 6.4 Inspection; Compliance.

Notwithstanding the provisions of Paragraph 6.4, Lessor shall provide Lessee with at least 48 hours’ prior actual notice before entering the Premises.  In the event of an emergency, the determination of which shall require Lessor to be reasonable, Lessor shall use its best efforts to provide Lessee with notice reasonable in such situation.  In the event of any entry by Lessor onto the Premises, Lessor shall use its best efforts not to interfere with the conduct of Lessee’s business.  Lessee shall have the right to have a representative present during any entry into the Premises by Lessor.

 

Insert to 7.1(a) Lessee’s Obligations.

Notwithstanding anything to the contrary contained in this Lease, Lessee’s obligation to repair or maintain shall not include the making of any capital repairs or improvements unless, and to the extent, required due to Lessee’s negligence or willful misconduct.  Lessee shall have no obligation to repair or maintain the membrane of the roof except where damaged by Lessee during the construction of the Initial Lessee Improvements, or as otherwise caused by Lessee’s negligence or willful misconduct.

 

Insert to 7.1(b): Lessee’s Obligations

Notwithstanding anything to the contrary contained in this Lease, Lessee shall have no obligation to procure or maintain contracts with respect to any exterior portion of the Building or the Premises, such as landscaping, parking maintenance or roof maintenance contracts.

 

Insert to 7.1(c)  Replacement

Notwithstanding the foregoing, this Section 7.1(c) shall not be applicable to the cost of replacement of the HVAC.

 

Insert to 7.2 Lessor’s Obligations.

Notwithstanding anything to the contrary contained in this Lease, Lessor shall be responsible to repair, maintain and replace as necessary the building structure, support structure, foundation, roof (structure), load bearing walls, building exterior, parking grounds, landscaping, windows, skylights, plate glass, fences, retaining walls and sidewalks.  Lessor shall, during the term of this Lease, keep the exterior appearance of the Building in a first-class condition consistent with the exterior appearance of other similar facilities of comparable age and size in the vicinity, including, where necessary, the exterior painting of the Building.

 

Insert 7.3(a) Definitions; Consent Required.

Notwithstanding any provision of this Lease to the contrary, Lessee shall have the right to make such Alterations and Utility Installations as Lessee determines is necessary for its initial occupancy of the Premises (“ Initial Lessee Improvements ”).  Lessor hereby acknowledges and agrees that a material portion of the consideration for Lessee’s agreement to lease the Premises is Lessee’s ability to build-out the Building with improvements, equipment and other alterations at Lessee’s control and discretion. Lessee hereby approves the preliminary space drawing for the Initial Lessee Improvements attached as Exhibit B to the Lease and made a part hereof, without limiting any future right of Lessee to modify the same as it deems appropriate, subject to Lessor’s reasonable approval.  During the construction of the Initial Lessee Improvements, Lessor shall, at its sole cost and expense, conduct testing of the Building for asbestos and shall abate and remove the same, at its sole cost and expense, in accordance with all Applicable Requirements prior to the completion of the Initial Lessee Improvements, and in cooperation with Lessee’s construction.  Lessor shall pay to Lessee a tenant improvement allowance of Seventy Four Thousand Dollars ($74,000) (“ Allowance ”) upon demand, which shall be accompanied by an invoice and evidence of payment of the relevant items, by Lessee

 

 

4 .



 

which shall be used towards payment of the Initial Lessee Improvements.  Lessor shall review and approve any plans, specifications or drawings submitted for approval with respect to the Initial Lessee Improvements within five (5) days of receipt of the same, and if Lessor fails to either approve or reasonably disapprove the same within such five (5) day period, then the same shall be deemed approved.  If Lessor reasonably disapproves of any aspect of Lessee’s plans and specifications for the Initial Lessee Improvements, Lessor shall set forth in particularity the reasons therefor.  Lessor agrees that any disapproval shall be deemed unreasonable unless Lessor can provide demonstrable evidence of a decline in value in the Project as a result of the proposed Initial Lessee Improvements, or some other material cause for the disapproval.  Notwithstanding any other provision of this Lease to the contrary, if Lessor continues to fail to approve the plans and specifications for the Initial Lessee Improvements for a period of forty-five (45) days after the submission of the same, then Lessee shall have the right at any time thereafter to terminate this Lease by providing written notice thereof to Lessor, and upon receipt of such notice this Lease shall terminate, and Lessor shall promptly thereafter return all sums previously paid or deposited by Lessee to Lessor.

 

Insert 7.4 Ownership; Removal; Surrender; and Restoration.

Notwithstanding the provisions of paragraph 7 or any other provision of the Lease to the contrary, Lessee shall have the right, in its sole and absolute discretion, at the termination or earlier expiration of the Lease to either leave in place or remove any improvements and fixtures installed by Lessee in, on or about the Premises pursuant to Lessee’s repair obligations under this Lease, any of the Initial Lessee Improvements, any Alterations or other alterations, improvements, additions, or any Utility Installations. Lessor hereby acknowledges and agrees that the term “Alterations” as used herein shall include, without limitation, any of the following which may be installed by Lessee within the Premises: biosafety cabinets, chemical fume hoods, casework, walk-in coldboxes and storage/warehouse racks.  In the event that Lessee elects to leave in place any of the above items at the expiration or earlier termination of the Lease, and Lessor must remove such items to prepare the space for subsequent tenant(s), then Lessee shall reimburse Lessor up to the sum of Seventy Five Thousand Dollars ($75,000) for any costs actually incurred by Lessor for such removal within the initial Premises, and up to the sum of Seventy Five Thousand Dollars ($75,000) for any costs actually incurred by Lessor for such removal within the Expansion Space.  Lessee shall reimburse Lessor for such amounts within thirty (30) days of receipt of a demand therefor, which demand shall be accompanied by an invoice of work performed together with evidence of payment for the same by Lessor.

 

Insert 7.5:  Lessor Lien

Lessor waives any and all rights, title and interest Lessor now has, or hereafter may have, whether statutory or otherwise, to Lessee’s inventory, equipment, furnishings, trade fixtures, books and records, personal property, and Lessee improvements paid for by Lessee located at the Premises (singly and/or collectively, the “Collateral”). Lessor acknowledges that Lessor has no lien, right, claim, interest or title in or to the Collateral. Lessor further agrees that Lessee have the right, at its discretion, to mortgage, pledge, hypothecate or grant a security interest in the Collateral as security for its obligations under any equipment lease or other financing arrangement related to the conduct of Lessee’s business at the Premises. Lessor further agrees to execute and deliver within three (3) business days any UCC filing statement or other documentation required to be executed by Lessor in connection with any such lease or financing arrangement, and any real estate consent or waiver forms submitted by any vendors, equipment lessors, chattel mortgagees, or holders or owners of the Collateral setting forth, inter-alia that Lessor waives, in favor of such party any superior lien, claim, interest or other right therein.

The Collateral shall not become the property of Lessor or a part of the realty no matter how affixed to the Premises and may be removed by Lessee or any equipment lessors at any time and from time to time during the entire term of this Lease. Lessee shall promptly repair any damage caused by the removal of such property, whether effected by Lessee or equipment lessors.

 

Insert 8.8  Exemption of Lessor from Liability.

Except to the extent caused by the negligence or willful misconduct of Lessor, or a breach by Lessor under this Lease,

 

Inset 9.6(c)  Abatement of Rent; Lessee’s Remedies.

Notwithstanding anything to the contrary contained herein, if Lessee’s use of the Premises is substantially impaired for a period of more than 120 days after the date of casualty, Lessee shall have the right to terminate this Lease by written notice to Lessor at any time thereafter until Lessee’s use of the Premises is substantially restored.

 

 

5 .



 

 

Insert 10.1(c)  Lessee’s Right to Contest Taxes.

Lessee, at its cost, shall have the right at any time to seek a reduction in or otherwise contest any Taxes for which it is obligated to reimburse Lessor pursuant to this Article, by action or proceeding against the entity with authority to assess or impose the same.

Lessor shall not be required to join in any proceeding or action brought by Lessee unless the provisions of applicable Regulations require that such proceeding or action be brought by or in the name of Lessor, in which event Lessor shall join in such proceeding or action or permit it to be brought in Lessor’s name, provided that Lessee protect, indemnify, and hold Lessor free and harmless from and against any liability, cost or expense in connection with such proceeding or contest.

Lessee shall continue, during the pendency of such proceeding or action, to pay the Taxes due as determined by Lessor pursuant to this Article 11.  If Lessee is successful in such action or proceeding, Lessor shall reimburse to Lessee lessee’s share of the reduction in Taxes realized by Lessee in such contest or proceeding within ten (10) days after the amount of such reduction has been determined.

 

Insert 12.1(b) Permitted Transfers.

Notwithstanding anything to the contrary contained in this Lease, provided that the net worth of the succeeding entity is not less than 75% of the Net Worth of Lessee, Lessee may assign this Lease or sublet the Premises, or any portion thereof, without Lessor’s consent, but with notice to Lessor accompanied by the current financial information of the proposed succeeding entity, to any entity which controls, is controlled by, or is under common control with Lessee; to any entity which results from a merger of, reorganization of, or consolidation with Lessee; to any entity engaged in a joint venture with Lessee; or to any entity which acquires substantially all of the stock or assets of Lessee, as a going concern, with respect to the business that is being conducted in the Premises (hereinafter each a “Permitted Transfer”).  In addition, a sale or transfer of the capital stock of Lessee shall be deemed a Permitted Transfer if (1) such sale or transfer occurs in connection with any bona fide financing or capitalization for the benefit of Lessee, or (2) Lessee is or becomes a publicly traded corporation.  Lessor shall have no right to terminate the Lease in connection with, and shall have no right to any sums or other economic consideration resulting from any Permitted Transfer.

 

Insert 13.2  Remedies.

fifteen (15) days after written notice to Lessee, unless a longer period of time is required to cure the same, in which case Lessee shall have such longer period of time to perform the same so long as Lessee has commenced to perform within such fifteen (15) day period and diligently performs the same to completion,

 

Insert 32 Lessor’s Access; Showing Premises; Repairs.

Notwithstanding the provisions of Paragraph 32, Lessor shall provide Lessee with at least 48 hours’ prior actual notice before entering the Premises.  In the event of an emergency, the determination of which shall require Lessor to be reasonable, Lessor shall use its best efforts to provide Lessee with notice reasonable in such situation.  In the event of any entry by Lessor onto the Premises: (a) Lessee shall have the right to have a representative present, (b) Lessor shall use its best efforts not to interfere with the conduct of Lessee’s business and shall comply with any reasonably security and safety measures and procedures by Lessee, and (c) Lessee shall have the right to restrict access from its laboratories and other areas which Lessor does not have a valid reason to enter.  Additionally, notwithstanding anything in this Lease to the contrary, in the event Lessee’s use or occupancy of the Premises is substantially impaired due to Lessor’s entry into the Premises or by any work performed by or at the direction of Lessor and such impairment continues for a period of four (4) or more consecutive days, then the Rent and any additional rent payable by Lessee shall abate until such impairment ceases.

 

Insert 42:  Reservations.

Lessor’s rights pursuant to this Paragraph 42 shall be subject to the condition that exercise of any of such rights shall not reduce Lessee’s number of parking spaces or otherwise unreasonably interfere with Lessee’s use of the Premises.

Insert 50  Options to Extend.

(a)  Grant and Exercise.  Lessee shall have five (5) options to extend the term of this Lease (each an “Option to Extend”) for an additional one year each (each an “Extended Term”) upon all the same terms and conditions of this Lease, excepting only that Base Rent shall be determined as provided below.  Each Option to Extend shall be exercised by Lessee’s giving notice of such exercise to Lessor not less than four (4) months prior to the expiration of the term then in effect (i.e. the initial term or the first Extended Term).

 

6 .



 

(b)  Base Rent during Extended Term.

                (i)             For purposes hereof, “Adjustment Date” means the date which is the commencement date of  each Extended Term.  On each Adjustment Date, the monthly Base Rent payable for the twelve calendar months following such Adjustment Date shall be determined as follows:  Take the monthly Base Rent in effect immediately prior to such Adjustment Date and multiply it by a fraction, the numerator of which is the CPI Index (hereinafter defined) published for the calendar month which commenced three months prior to such Adjustment Date and the denominator of which is the CPI Index published for that same calendar month one year earlier.  (Thus, for example, the Base Rent payable for the twelve month period commencing on the first Adjustment Date shall be $0.95 per square foot multiplied by a fraction, the numerator of which shall be the CPI Index published for approximately August, 2006, and the denominator of which shall be the CPI Index published for approximately August, 2005.)  Notwithstanding the foregoing, in no event shall the monthly Base Rent in effect after any adjustment be more than 8% nor less than 3% greater than the monthly Base Rent in effect immediately prior to such adjustment.

                (ii)            As used herein, “CPI Index” means the United States Department of Labor’s Bureau of Labor Statistics’ Consumer Price Index, All Urban Consumers and Clerical Workers, All Items, published for the San Francisco-Oakland-San Jose Area (1982-84 = 100), or the successor to such index.  If such index is discontinued entirely, Lessor and Lessee shall agree to another mutually acceptable index used to track changes in the cost of living in the San Francisco Bay Area.

(c)  Operating Expenses during Extended Term.  Lessee shall also pay to Lessor during each Extended Term of this Lease, an amount equal to the sum of (a) Lessee's Percentage Share of Operating Expenses paid or incurred by Lessor in such year, and (b) Lessee's Percentage Share of the total Property Taxes paid by lessor in such year, provided, however, that the total amount to be paid hereunder shall not exceed the sum of per square foot Operating Expenses and Property Taxes of the Premises per month, at the time of expiration of the Initial Term, which sum shall be increased on an annual basis by a maximum three percent (3%).

Insert 51  Right to Expand.

Lessor currently leases the building adjacent to the Premises which is comprised of approximately 17,000 rentable square feet, as such premises are shown on Exhibit C attached hereto and made a part hereof (“Expansion Space”) to a third party tenant pursuant to a lease which is scheduled to expire on May 7, 2002.  Lessor hereby grants to Lessee the right to lease the Expansion Space (“Expansion Right”) upon the terms and conditions contained herein.  Lessee shall exercise the Expansion Right by providing written notice thereof to Lessor on or before February 1, 2002.  If Lessee exercises the Expansion Right, Lessor and Lessee shall promptly thereafter enter into an amendment to this Lease which shall provide the following:  (i) the commencement date for the Expansion Space shall be May 1, 2002 (“Expansion Space Commencement Date”); (ii) the Expansion Space shall be included into the term “Premises” as used in this Lease from and after the Expansion Space Commencement Date; (iii) the monthly Base Rent shall be increased to include the Expansion Space, at the same per rentable square foot rate then in effect for the Premises; (iv) Lessee shall receive a rental abatement equal to 50% of the Base Rent for the Expansion Space for a period of three (3) months following the Expansion Space Commencement Date if Lessee performs tenant improvements in the Expansion Space; (v) Lessor shall pay Lessee a tenant improvement allowance equal to $5 per rentable square foot within the Expansion Space (i.e., up to the amount of $85,000), which shall be payable by Lessor upon demand, which demand shall be accompanied by an invoice and evidence of payment of the relevant items; (vi) Lessee shall have the same rights with respect to the build-out and surrender of the Expansion Space as applicable to the Premises, and wherever the term “Initial Lessee Improvements” is used within the Lease, it shall be deemed to include the initial tenant improvements made by Lessee within the Expansion Space; and (vii) Lessee shall have the right to construct a second floor within the Expansion Space (“Second Floor”), and if Lessee elects to construct the Second Floor, then (a) Lessor shall provide Lessee with a tenant improvement allowance equal to $5 per rentable square foot within the Second Floor, and (b) there shall be no increase in the Base Rent to reflect any increase in the size of the Expansion Space as a result of the construction of the Second Floor.

 

 

LESSOR:

 

LESSEE :

 

 

 

California Development, Inc.,
a California corporation

 

Cerus Corporation,
a Delaware corporation

 

 

 

 

 

 

 

By:

/s/ DONALD J. BRUZZONE

 

By:

/s/ HOWARD ERVIN

 

 

 

Its:

Pres.

 

Its:

V.P., Legal Affairs

 

 

 

 

 

 

7 .



 

 

EXHIBIT A

 

 

 

 

[Diagram of Floor Plan]

 

 

 

 

 

 

 

 

 

 

 



 

 

EXHIBIT B

 

 

 

 

[Diagram of Floor Plan]

 

 

 

 

 

 

 

 

 

 

 



 

 

EXHIBIT C

 

 

 

 

[Diagram of Floor Plan]

 

 

 

 

 

 

 

 

 

 

 





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EXHIBIT 23.1

CONSENT OF ERNST & YOUNG LLP, INDEPENDENT AUDITORS

        We consent to the incorporation by reference in the Registration Statements (Form S-8) pertaining to the 1996 Equity Incentive Plan, Employee Stock Purchase Plan, 1998 Non-Officer Stock Option Plan and 1999 Equity Incentive Plan, and Registration Statements on Form S-3 (Nos. 333-93481, 333-47224, 333-61460, 333-61910 and 333-67286), of Cerus Corporation of our report dated January 24, 2002 with respect to the financial statements of Cerus Corporation included in its Annual Report (Form 10-K) for the year ended December 31, 2001, filed with the Securities and Exchange Commission.

     
    SIGNATURE

Walnut Creek, California
March 26, 2002

 

 



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CONSENT OF ERNST & YOUNG LLP, INDEPENDENT AUDITORS