Leases | 12. Leases Finance Lease The Company has a lease for a facility in Cranbury, New Jersey, consisting of 103,720 square feet of space including areas for offices, process development, research, and development laboratories and 50,000 square feet dedicated to AAV cGMP manufacturing facilities to support the Company’s pipeline (such lease, as amended, the “NJ Lease Agreement”). The NJ Lease Agreement has a 15 -year term from September 1, 2019, with an option to renew for two consecutive five-year renewal terms. Estimated rent payments for the NJ Lease Agreement are $ 1.2 million per annum, payable in monthly installments, depending upon the nature of the leased space, and subject to annual base rent increases of 3 %. The total commitment under the lease is estimated to be approximately $ 29.3 million over the 15 -year term of the lease. The Company paid a cash security deposit of $ 0.3 million to the landlord in connection with the NJ Lease Agreement which has been reflected as part of deposits in the Consolidated Balance Sheets as of March 31, 2024 and December 31, 2023. Operating Leases On June 7, 2018, the Company entered into a three-year lease agreement for office space in the Empire State Building in New York, NY (the “ESB Lease Agreement”). In connection with the ESB Lease Agreement, the Company established an irrevocable standby letter of credit (the “Empire LOC”) for $ 0.8 million. On March 26, 2021, the Company entered into Amendment No. 1 to the ESB Lease Agreement (“ESB Lease Amendment”) that extended the term of the lease agreement to June 30, 2024 , reduced the rent payments going forward, and reduced the Empire LOC to $ 0.8 million. On March 29, 2024, the Company entered into Amendment No. 2 to the ESB Lease Agreement that extended the term of the lease agreement to July 31, 2027. The Empire LOC serves as the Company’s security deposit on the lease in which the landlord is the beneficiary and expires September 30, 2027 . The Company has a certificate of deposit of $ 0.8 million with a bank as collateral for the Empire LOC which is classified as part of restricted cash in the Consolidated Balance Sheets as of March 31, 2024 and December 31, 2023. On November 15, 2022, the Company entered into a lease agreement with a lease term until October 31, 2024 , for laboratory space in Madrid, Spain. The lease commenced on April 1, 2023 and the Company recognized a right-of-use asset and corresponding lease liability of approximately $ 0.2 million each. On December 1, 2022, in connection with the acquisition of Renovacor, the Company acquired the Renovacor operating leases for space at facilities in Hopewell, New Jersey and Cambridge, Massachusetts with remaining lease terms of approximately 10.3 and 1.3 years, respectively. The Company recognized total right-of-use assets of $ 3.8 million with corresponding total lease liabilities of $ 3.6 million at lease commencement dates. The Company signed an agreement to sublease one of these facilities in January 2024 and intends to sublease the other remaining facilities. Rental income received under the sublease agreement totaled $ 0.1 million for the three months ended March 31, 2024. Rent expense under operating leases was $ 0.6 million and $ 0.6 million for the three months ended March 31, 2024 and 2023, respectively. The total restricted cash balance for the Company’s operating and finance leases as of March 31, 2024 and December 31, 2023 was $ 0.8 million. Operating lease cost was $ 0.4 million and $ 0.4 million for the three months ended March 31, 2024 and 2023, respectively. The following table summarizes lease cost for the three months ended March 31, 2024 and 2023: Three Months Ended March 31, Lease cost 2024 2023 Operating lease cost $ 369 $ 358 Finance lease cost: Amortization of right of use assets 538 538 Interest on lease liabilities 471 468 Total lease cost $ 1,378 $ 1,364 The following table summarizes the future lease payments of the Company’s operating and finance lease liabilities on an undiscounted cash flow basis : Fiscal Year Ending December 31, March 31, 2024 2024 (nine months) $ 815 2025 1,001 2026 1,005 2027 759 2028 522 Thereafter 2,420 Total lease payments $ 6,522 Less: interest ( 1,744 ) Total operating lease liabilities $ 4,778 Fiscal Year Ending December 31, March 31, 2024 2024 (nine months) $ 1,348 2025 1,856 2026 1,911 2027 1,969 2028 2,028 Thereafter 41,003 Total lease payments $ 50,115 Less: interest ( 28,944 ) Total finance lease liability $ 21,171 The following table summarizes the operating and financing lease liabilities and right-of-use assets as of March 31, 2024 and December 31, 2023: Leases March 31, 2024 December 31, 2023 Operating right-of-use assets $ 4,768 $ 3,901 Operating current lease liabilities $ 1,064 $ 925 Operating noncurrent lease liabilities 3,714 2,973 Total operating lease liabilities $ 4,778 $ 3,898 Finance right-of-use assets $ 43,979 $ 44,517 Finance current lease liability $ 1,808 $ 1,791 Finance noncurrent lease liability 19,363 19,353 Total finance lease liability $ 21,171 $ 21,144 Three Months Ended March 31, Other Information 2024 2023 Cash paid for amounts included in the measurement of lease liabilities: Operating cash flows from operating leases $ 333 $ 261 Cash flows from finance lease $ 443 $ 431 Weighted-average remaining lease term - operating leases 7.1 years 8.2 years Weighted-average remaining lease term - finance lease 20.4 years 21.4 years Weighted-average discount rate - operating leases 8.82 % 8.08 % Weighted-average discount rate - finance lease 8.96 % 8.96 % |