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Commitments and Contingencies
 12 Months Ended
Dec. 31, 2020
Commitments and Contingencies Disclosure [Abstract]  
Commitments and Contingencies 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 54,200 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 office, and research and development space in Valbonne, France, subject to leases that expire beginning in June 2025 through March 2028.
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 Company’s allocated share of costs incurred and expenditures made by the landlord in the operation and management of the building. The amended lease was effective October 1, 2020, and the Company recorded a lease liability and corresponding ROU asset of $1.3 million upon inception of this amended lease.
Certain of these leases also include renewal options at the election of the Company to renew or extend the lease for an additional five to 10 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 it would exercise the options.
The Company performed evaluations of its contracts and determined each of its identified leases are operating leases. For the year ended December 31, 2020, the Company incurred $10.4 million of lease costs included in operating expenses in the Consolidated Statement of Operations in relation to these operating leases. Variable lease expense was $2.3 million for the year ended December 31, 2020 and was not included in the measurement of the Company’s operating ROU assets and lease liabilities. The variable expense consists primarily of the Company’s proportionate share of operating expenses, property taxes and insurance and is classified as lease expense due to the Company’s election to not separate lease and non-lease components.
Cash paid for amounts included in the measurement of operating lease liabilities for the year ended December 31, 2020 was $6.4 million and was included in net cash provided by operating activities in the Company’s Consolidated Statement of Cash Flows.
Rent expense related to lease agreements was $10.4 million, $7.9 million, and $2.3 million for 2020, 2019 and 2018, respectively. Future minimum payments under lease obligations at December 31, 2020 consist of the following (in thousands): 
Total
2021$6,191 
20226,756 
20236,851 
20246,995 
20257,058 
Thereafter19,571 
Total lease payments53,422 
Less:
Imputed interest(11,336)
Total$42,086 
Reported as of December 31, 2020:
Operating lease liabilities - current (included in Other accrued liabilities on the Consolidated Balance Sheet)$3,690 
Operating lease liabilities - long-term38,396 
Total$42,086 
As of December 31, 2020, the weighted-average remaining lease term is 7.6 years and the weighted-average incremental borrowing rate used to determine the operating lease liability was 6.1% for the Company’s operating leases.
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 December 31, 2020 (in thousands):
Party
Total commitments
Expiry date
Brammer Bio MA - a Thermo Fisher Scientific Inc. subsidiary$7,736 December 2022
Lonza Netherlands, B.V.
13,771 December 2022
Total contractual commitments$21,507 
The Company also had $1.0 million of license obligations related to its intellectual property as of December 31, 2020.
Contingencies
Sangamo is not party to any material pending legal proceeding. From time to time, Sangamo may be involved in legal proceedings arising in the ordinary course of business.