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Leases
 12 Months Ended
Dec. 31, 2022
Leases [Abstract]  
Leases LEASES
We have recorded right-of-use operating lease assets under three lease agreements. We have evaluated our facility leases and determined that, effective upon the adoption of Topic 842, the leases evaluated are all operating leases. We have performed an evaluation of our other contracts with suppliers and collaborators in accordance with Topic 842 and have determined that, except for the facility leases described below, none of our contracts contain a lease.
We have recorded a right-of-use operating lease asset located in Fremont, California under a lease agreement entered into in September 2008 that was amended multiple times to add space and to extend the lease term through March 2025. The office space consists of 72,500 square feet. We do not have an option to renew the lease at our current Fremont location beyond March 2025.
We have recorded a right-of-use operating lease asset located in Waltham, Massachusetts under a lease agreement entered into in October 2018. The office space consisted of 3,520 square feet with the lease terminating in September 2021. We did not renew the lease at our original Waltham, Massachusetts facility. During April 2021 and May 2021, we recorded right-of-use operating lease assets for a new facility in Waltham, Massachusetts under a lease agreement entered into during December 2020 with lease commencement dates during April and May 2021. The office space consists of 12,864 square feet with the lease terminating in June 2026. We have an option to extend the lease term for one additional five year period. This option to extend the lease term has not been included in the calculation since currently the exercise of the option is uncertain and therefore deemed not probable. We recorded a $1.6 million right-of-use asset and lease liability for the Waltham lease upon commencement of the lease.
We have recorded a right-of-use operating lease asset located in Milwaukee, Wisconsin under a lease agreement entered into in October 2020 with a lease commencement date in November 2020. The office space consists of 4,768 square feet with the lease terminating in February 2026. We have an option to extend the lease term by one additional five-year period. This option to extend the lease term has not been included in the calculation since currently the exercise of the option is uncertain and therefore deemed not probable. We recorded a $0.4 million right-of use asset and lease liability for the Milwaukee lease upon commencement of the lease.
All of our leases are operating leases and each contain customary rent escalation clauses. Certain of the leases have both lease and non-lease components. We have elected to account for each separate lease component and the non-lease components associated with that lease component as a single lease component for all classes of underlying assets.
The following table provides additional details of our facility leases presented in our balance sheets (dollars in thousands):
December 31,
Facilities20222021
Right-of-use assets$9,295 $12,752 
Current portion of lease liabilities3,894 3,492 
Operating lease liability, net of current portion5,855 9,748 
Total$9,749 $13,240 
Weighted-average remaining life (years)2.43.4
Weighted-average discount rate6.8 %6.9 %
The lease costs, which are included in operating expenses in our statements of operations, were as follows (in thousands):
Year Ended December 31,
202220212020
Operating lease expense$4,257 $3,671 $2,608 
Cash paid for operating lease$4,292 $3,438 $3,065 
The following table summarizes our undiscounted cash payment obligations for our operating lease liabilities as of December 31, 2022 (in thousands):
Ending December 31,
2023$4,440 
20244,589 
20251,321 
2026252 
Thereafter— 
Total undiscounted operating lease payments10,602 
Imputed interest expenses(853)
Total operating lease liabilities9,749 
Less: Current portion of operating lease liability(3,894)
Operating lease liability, net of current portion$5,855