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Facility Lease

12 Months Ended

Dec. 31, 2022

12. Facility Lease

In January 2015, the Company signed an initial operating lease, effective February 1, 2015 for 8,138 square feet of office and laboratory space with a one year term. Between January 2015 and September 2021, the Company entered into a series of lease amendments to increase the amount of leased space to 27,280 square feet and extend the expiration of the lease to February 2025. The lease agreement includes annual rent escalations. Under the lease and subsequent amendments, the landlord provided approximately $1.9 million in free rent and lease incentives. The Company records rent expense on a straight-line basis over the effective term of the lease, including any free rent periods and incentives. As the interest rate implicit in lease arrangements is typically not readily available, in calculating the present value of the lease payments, the Company has utilized its incremental borrowing rate, which is determined based on the prevailing market rates for collateralized debt with maturity dates commensurate with the term of its lease. The Company’s facility lease is a net lease, as the non-lease components (i.e. common area maintenance) are paid separately from rent based on actual costs incurred. Therefore, the non-lease components were not included in the right-of-use asset and liability and are reflected as an expense in the period incurred.

In September 2021, the Company entered into a lease amendment to extend the expiration of its operating lease by two years, from February 2023 to February 2025. As a result of this lease extension, the Company recorded a $2.4 million increase in the operating lease right-of-use asset and a corresponding increase in the operating lease liability

As of December 31, 2022 and 2021, the right-of-use asset under operating lease was $2.2 million and $3.2 million, respectively. The elements of lease expense were as follows (in thousands):


		Year Ended
	Statements of operations and	December 31,
	comprehensive loss location	2022		2021		2020
Costs of operating lease
Operating lease costs	Research and development, General and administrative	$	1,051	$	1,046	$	957
Costs of non-lease components (previously common area maintenance)	Research and development, General and administrative		351		396		351
Total operating lease cost		$	1,402	$	1,442	$	1,308
Other Information
Operating cash flows used for operating lease		$	1,695	$	1,645	$	1,506
Remaining lease term			2.1 years		3.1 years		2.1 years
Discount rate			8.0%		8.0%		10.0%

As of December 31, 2022, minimum rental commitments under this lease were as follows (in thousands)


Year Ended December 31 (in thousands)
2023	$	1,391
2024		1,434
Total lease payments		2,825
Less: imputed interest		(224)
Total	$	2,601

As of December 31, 2021, minimum rental commitments under this lease were as follows (in thousands)


Year Ended December 31 (in thousands)
2022	$	1,300
2023		1,391
2024		1,434
Total lease payments		4,125
Less: imputed interest		(478)
Total	$	3,647

In August 2021, the Company entered into an agreement to sublease 7,585 square feet of its office and laboratory space in Burlingame, California to Angel Pharmaceuticals. Pursuant to the sublease, rent is due monthly and is subject to scheduled annual increases and Angel Pharmaceuticals is responsible for certain operating expenses and taxes throughout the life of the sublease. The sublease will expire in February 2023 and Angel Pharmaceuticals has no option to extend the sublease term. Sublease income is recognized on a straight-line basis as other income in our consolidated statements of operations. For the years ended December 31, 2022 and 2021, the Company recognized $0.6 million and $0.2 million of sublease income, respectively.