In 2021, the Company entered into a noncancelable operating lease for approximately 100,000 square feet in Fremont, California used for laboratory operations and its corporate headquarters. The lease term is 13.5 years and commenced in October 2022. The Company gained early access to the premises for the purpose of constructing and installing tenant improvements, for which the landlord contributed $15.1 million. Such contributions were accounted for as lease incentives and are recognized as reductions to lease expense over the lease term. The lease expires at the end of March 2036 and includes two options to extend the term for a period of five-years per option at market rates. The Company determined the extension options are not reasonably certain to be exercised. The lease includes escalating rent payments.

The Company has a noncancelable operating lease expiring in November 2027 for 31,280 square feet in Menlo Park, California previously used for laboratory operations and its former corporate headquarters. The lease includes escalating rent payments. In 2021, the Company expanded the leased premises by an additional 14,710 square feet of space (the “Expansion Lease”). The Expansion Lease expired at the end of December 2022 and was not extended. The Company moved all laboratory operations to the Fremont facility during the third quarter of 2023 and is actively marketing the vacated Menlo Park space for sublease.

The Company has noncancelable operating leases for data center space expiring between 2025 and 2026. The leases include renewal options that the Company determined are not reasonably certain to be exercised. Separately, the Company also has various other short-term leases.

As of March 31, 2024, operating leases had a weighted-average remaining lease term of 10.3 years and a weighted-average discount rate of 10.5%. Discount rates are based on estimates of the Company's incremental borrowing rate, as the discount rates implicit in the leases cannot be readily determined. Future lease payments under operating leases as of March 31, 2024 were as follows (in thousands):


	Amount
2024 (remaining nine months)	$	6,111
2025		8,057
2026		7,230
2027		7,189
2028		5,215
2029 and thereafter		42,798
Total future minimum lease payments		76,600
Less: imputed interest		(31,357	)
Present value of future minimum lease payments		45,243
Less: current portion of operating lease liability		(7,809	)
Long-term operating lease liabilities	$	37,434

Cash paid for operating lease liabilities, included in cash flows from operating activities in the condensed consolidated statements of cash flows, for the three months ended March 31, 2024 and 2023, was $2.0 million and $0.8 million, respectively.

Components of lease costs were as follows (in thousands):


	Three Months Ended March 31,
	2024		2023
Lease cost
Operating lease cost	$	1,521	$	1,749
Short-term lease cost		187		99
Variable lease cost		360		493
Total lease cost	$	2,068	$	2,341