COMMITMENTS AND CONTINGENCIES Leases Sangamo occupies approximately 87,700 square feet of office and research and development laboratory facilities in Brisbane, California, pursuant to a lease that expires in May 2029. Sangamo also occupies approximately 45,600 square feet of research and office space in Richmond, California, pursuant to leases that expire in August 2026. In addition, the Company leases approximately 20,800 square feet of research and office space in Valbonne, France, subject to leases that expire beginning in June 2025 through March 2028. Certain of these leases include renewal options at the election of the Company to renew or extend the lease for an additional five to ten years. These optional periods have not been considered in the determination of the ROU assets or lease liabilities associated with these leases as the Company did not consider it reasonably certain that it would exercise the options. The Company performed evaluations of its contracts and determined each of its identified leases are operating leases. For the three and nine months ended September 30, 2020, the Company incurred $4.0 million and $7.7 million of lease costs in relation to these operating leases. These lease costs were included in operating expenses in the Condensed Consolidated Statements of Operations. Variable lease expense was $1.0 million and $1.6 million for the three and nine months ended September 30, 2020 and was not included in the measurement of the Companys operating ROU assets and lease liabilities. This variable expense consists primarily of the Companys proportionate share of operating expenses, property taxes and insurance and is classified as lease expense, due to the Companys election to not separate lease and non-lease components. Cash paid for amounts included in the measurement of operating lease liabilities for the nine months ended September 30, 2020 was $4.7 million and was included in net cash provided by operating activities in the Companys Condensed Consolidated Statements of Cash Flows. As of September 30, 2020, the maturities of the Companys operating lease liabilities were as follows (in thousands): Total Three months ending December 31, 2020: $ 1,100 2021 6,401 2022 6,479 2023 6,567 2024 6,705 Thereafter 26,156 Total lease payments 53,408 Less: Imputed interest (11,708) Total $ 41,700 Reported as of September 30, 2020: Operating lease liabilities - current (included in Accounts payable and accrued liabilities on the Condensed Consolidated Balance Sheet) $ 3,441 Operating lease liabilities - long-term 38,259 Total $ 41,700 As of September 30, 2020, the weighted-average remaining lease term is 8.1 years and the weighted-average incremental borrowing rate used to determine the operating lease liability was 6.2% for the Companys operating leases. In May 2020, the Company entered into an amendment to an existing lease to acquire approximately 8,500 square feet of research and office space in Richmond, California that expires in August 2026. Total lease payments over the life of this amended lease are approximately $1.6 million. Variable lease payments include the Companys allocated share of costs incurred and expenditures made by the landlord in the operation and management of the building. The commencement date of this lease was determined to be October 1, 2020. Therefore, the lease is not included in the Companys operating lease ROU asset or operating lease liabilities as of September 30, 2020. The Company does not have any financing leases. Contractual Commitments The following table sets forth the non-cancelable material contractual commitments under manufacturing-related supplier arrangements as of September 30, 2020 (in thousands): Party Total commitments Expiry date Brammer Bio MA - a Thermo Fisher Scientific Inc. subsidiary $ 9,314 December 2021 Lonza Netherlands, B.V. 14,999 December 2022 Total contractual commitments $ 24,313 The Company also had $1.9 million of license obligations related to its intellectual property as of September 30, 2020. Contingencies Sangamo is not party to any material pending legal proceedings or contingencies. From time to time, the Company may be involved in legal proceedings arising in the ordinary course of business.