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Leases (Tables)
 12 Months Ended
Dec. 31, 2020
Leases [Abstract]  
Assets and Lease Liabilities
Operating and financing lease right-of-use assets and lease liabilities as of December 31, 2020 and 2019 were as follows (in thousands):
December 31,
20202019
Assets:
Right-of-use assets, operating, net (1) (2)
$90,201 $86,414 
Right-of-use assets, financing, net (3) (4)
55,045 9,544 
Total$145,246 $95,958 
Liabilities:
Current:
Operating lease liabilities(5)
$5,972 $3,583 
Financing lease liabilities(5)
24,328 — 
Total current lease liabilities 30,300 3,583 
Non-current:
Operating lease liabilities, non-current97,421 93,675 
Financing lease liabilities, non-current109,874 38,689 
Total non-current lease liabilities207,295 132,364 
Total$237,595 $135,947 
_______
(1) These assets are real estate related assets, which include land, office and laboratory spaces.
(2) Net of accumulated depreciation.
(3) These assets are real estate assets related to the MTC North and MTC South leases.
(4) Included in property and equipment in the consolidated balance sheets, net of accumulated depreciation.
(5) Included in other current liabilities in the consolidated balance sheets.
Lease, Cost
The components of the lease costs for the year ended December 31, 2020 and 2019 were as follows (in thousands):

December 31,
20202019
Operating lease costs$16,939 $17,015 
Financing lease costs:
   Amortization of right-of-use assets, financing leases1,011 309 
   Interest expense for financing lease liabilities9,891 6,557 
Total financing lease costs$10,902 $6,866 
Short term lease costs$13,322 $— 
Variable lease costs$5,229 $4,399 
Supplemental cash flow information relating to our leases for the year ended December 31, 2020 and 2019 was as follows (in thousands):

December 31,
20202019
Cash paid for amounts included in measurement of lease liabilities:
Operating cash flows used in operating leases$(15,089)$(16,121)
Operating cash flows used in financing leases(8,523)(5,585)
   Financing cash flows used in financing leases(7,519)— 
Operating lease non-cash items:
Right-of-use assets reduced through lease modifications and reassessments6,755 2,717 
Right-of-use assets obtained in exchange for operating lease liabilities17,107 34,014 
Finance lease non-cash items:
Right-of-use assets obtained through lease modifications and reassessments46,495 — 
Charge to financing lease obligation1,304 971 

Weighted average remaining lease terms and discount rates as of December 31, 2020 were as follows:
December 31,
2020
Remaining lease term:
Operating leases11 years
Finance leases25 years
Discount rate:
Operating leases10.3 %
Finance leases13.1 %
Finance Lease Maturity
Future minimum lease payments under non-cancelable lease agreements as of December 31, 2020, were as follows (in thousands):
Fiscal Year
Operating Leases (1)
Financing Leases (1)
2021$15,492 $36,579 
202215,913 11,848 
202316,008 12,054 
202416,168 12,279 
202516,567 12,493 
Thereafter93,599 428,059 
Total minimum lease payments173,747 513,312 
Less amounts representing interest or imputed interest (70,354)(379,110)
(2)
Present value of lease liabilities$103,393 $134,202 
______
(1) Include the optional extensions in the MTC North and MTC South lease terms which represent a total of $338.9 million un-discounted future lease payments.
(2) MTC South interest is based on an imputed interest rate of 17.2%. MTC North interest is based upon an incremental borrowing rate of 8.2%.
Operating Lease Maturity
Future minimum lease payments under non-cancelable lease agreements as of December 31, 2020, were as follows (in thousands):
Fiscal Year
Operating Leases (1)
Financing Leases (1)
2021$15,492 $36,579 
202215,913 11,848 
202316,008 12,054 
202416,168 12,279 
202516,567 12,493 
Thereafter93,599 428,059 
Total minimum lease payments173,747 513,312 
Less amounts representing interest or imputed interest (70,354)(379,110)
(2)
Present value of lease liabilities$103,393 $134,202 
______
(1) Include the optional extensions in the MTC North and MTC South lease terms which represent a total of $338.9 million un-discounted future lease payments.
(2) MTC South interest is based on an imputed interest rate of 17.2%. MTC North interest is based upon an incremental borrowing rate of 8.2%.