(Mark One)
|
||
þ
|
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 | |
For the fiscal year ended December 31, 2004 | ||
or | ||
o
|
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
California
|
33-0480482 | |
(State or Other Jurisdiction
of Incorporation or Organization) |
(I.R.S. Employer
Identification No.) |
Item 1. | Business |
Broadband Communications |
Cable Modems |
2
DSL |
3
Digital Cable, Direct Broadcast Satellite Set-Top Boxes and Digital Television |
4
Enterprise Networking |
Local Area Networking |
5
6
7
Servers, Storage and Workstations |
8
Other Ethernet Markets |
Security Processors and Adapters |
9
Broadband Processors |
Custom Silicon Products |
Mobile & Wireless Networking |
Wireless Local Area Networking |
10
Cellular and Wireless Wide Area Networking |
Wireless Personal Area Networking |
11
Mobile Multimedia Processors |
Voice over IP |
12
13
| proprietary communications systems algorithms and protocols; | |
| advanced DSP hardware architectures; | |
| system-on-a-chip design methodologies and advanced library development for both standard cell and full-custom integrated circuit design; | |
| high-performance radio frequency, analog and mixed-signal circuit design using industry-standard CMOS processes; | |
| high-performance custom microprocessor architectures and circuit designs; and | |
| extensive software reference platforms and board-level hardware reference platforms to enable complete system-level solutions. |
14
Wafer Fabrication |
Assembly and Test |
15
Quality Assurance |
Environmental Management |
Product Distribution |
16
| product quality; | |
| product capabilities; | |
| level of integration; | |
| reliability; | |
| price; | |
| time-to-market; | |
| market presence; | |
| standards compliance; | |
| system cost; | |
| intellectual property; | |
| customer interface and support; and | |
| reputation. |
17
18
Item 2. | Properties |
19
Item 3. | Legal Proceedings |
Item 4. | Submission of Matters to a Vote of Security Holders |
Item 5. | Market for Registrants Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities |
High | Low | ||||||||
Year Ended December 31, 2003
|
|||||||||
First Quarter
|
$ | 20.34 | $ | 12.20 | |||||
Second Quarter
|
28.23 | 11.86 | |||||||
Third Quarter
|
29.96 | 19.81 | |||||||
Fourth Quarter
|
37.65 | 26.25 | |||||||
Year Ended December 31, 2004
|
|||||||||
First Quarter
|
$ | 45.00 | $ | 34.08 | |||||
Second Quarter
|
47.05 | 36.51 | |||||||
Third Quarter
|
46.75 | 25.25 | |||||||
Fourth Quarter
|
34.49 | 25.61 | |||||||
Year Ending December 31, 2005
|
|||||||||
First Quarter (through February 25, 2005)
|
$ | 34.07 | $ | 29.79 |
20
21
Item 6. | Selected Financial Data |
Years Ended December 31, | |||||||||||||||||||||
2004 | 2003 | 2002 | 2001 | 2000 | |||||||||||||||||
(In thousands, except per share data) | |||||||||||||||||||||
Consolidated Statements of Operations Data
|
|||||||||||||||||||||
Net revenue
|
$ | 2,400,610 | $ | 1,610,095 | $ | 1,082,948 | $ | 961,821 | $ | 1,096,160 | |||||||||||
Cost of revenue
|
1,193,294 | 839,776 | 604,397 | 557,733 | 484,219 | ||||||||||||||||
Gross profit
|
1,207,316 | 770,319 | 478,551 | 404,088 | 611,941 | ||||||||||||||||
Operating expense:
|
|||||||||||||||||||||
Research and
development
(1)
|
495,075 | 434,018 | 461,804 | 446,648 | 250,676 | ||||||||||||||||
Selling, general and
administrative
(1)
|
212,727 | 190,138 | 165,267 | 155,448 | 103,305 | ||||||||||||||||
Stock-based compensation
|
73,320 | 263,960 | 359,790 | 484,039 | 115,307 | ||||||||||||||||
Amortization of purchased intangible assets
|
3,703 | 3,504 | 22,387 | 27,192 | 1,255 | ||||||||||||||||
Settlement costs
|
68,700 | 194,509 | 3,000 | 3,000 | | ||||||||||||||||
In-process research and development
|
63,766 | | | 109,710 | 713,050 | ||||||||||||||||
Impairment of goodwill and other intangible assets
|
18,000 | 439,611 | 1,265,038 | 1,181,649 | | ||||||||||||||||
Stock option exchange
|
| 209,266 | | | | ||||||||||||||||
Restructuring costs
|
| 2,932 | 119,680 | 34,281 | | ||||||||||||||||
Amortization of goodwill
|
| | | 753,042 | 136,984 | ||||||||||||||||
Merger-related costs
|
| | | | 4,745 | ||||||||||||||||
Income (loss) from operations
|
272,025 | (967,619 | ) | (1,918,415 | ) | (2,790,921 | ) | (713,381 | ) | ||||||||||||
Interest income, net
|
15,010 | 6,828 | 12,183 | 23,019 | 24,299 | ||||||||||||||||
Other income (expense), net
|
7,317 | 26,053 | (32,750 | ) | (30,875 | ) | (2,693 | ) | |||||||||||||
Income (loss) before income taxes
|
294,352 | (934,738 | ) | (1,938,982 | ) | (2,798,777 | ) | (691,775 | ) | ||||||||||||
Provision (benefit) for income taxes
|
75,607 | 25,127 | 297,594 | (56,729 | ) | (3,953 | ) | ||||||||||||||
Net income (loss)
|
$ | 218,745 | $ | (959,865 | ) | $ | (2,236,576 | ) | $ | (2,742,048 | ) | $ | (687,822 | ) | |||||||
Net income (loss) per share
(basic)
(2)
|
$ | .68 | $ | (3.29 | ) | $ | (8.35 | ) | $ | (10.79 | ) | $ | (3.13 | ) | |||||||
Net income (loss) per share
(diluted)
(2)
|
$ | .63 | $ | (3.29 | ) | $ | (8.35 | ) | $ | (10.79 | ) | $ | (3.13 | ) | |||||||
December 31, | ||||||||||||||||||||
2004 | 2003 | 2002 | 2001 | 2000 | ||||||||||||||||
(In thousands) | ||||||||||||||||||||
Consolidated Balance Sheet Data
|
||||||||||||||||||||
Cash and cash equivalents
|
$ | 858,592 | $ | 558,669 | $ | 389,555 | $ | 403,758 | $ | 523,904 | ||||||||||
Working capital
|
1,087,342 | 492,227 | 187,767 | 265,107 | 673,092 | |||||||||||||||
Goodwill and purchased intangible assets, net
|
1,079,262 | 834,319 | 1,252,639 | 2,338,740 | 3,260,464 | |||||||||||||||
Total assets
|
2,885,839 | 2,017,622 | 2,216,153 | 3,631,409 | 4,677,822 | |||||||||||||||
Long-term debt, including current portion
|
| | 113,470 | 118,046 | 23,649 | |||||||||||||||
Total shareholders equity
|
2,365,986 | 1,489,805 | 1,644,521 | 3,207,410 | 4,475,260 |
(1) | Excludes stock-based compensation expense, amortization of purchased intangible assets and stock option exchange expense. See Consolidated Statements of Operations, included in Part IV, Item 15 of this Report. |
(2) | See Notes 1 and 2 of Notes to Consolidated Financial Statements, included in Part IV, Item 15 of this Report, for an explanation of the calculation of net income (loss) per share. |
22
Item 7. | Managements Discussion and Analysis of Financial Condition and Results of Operations |
| economic and market conditions in the semiconductor industry and the broadband communications markets; | |
| the timing, rescheduling or cancellation of significant customer orders and our ability, as well as the ability of our customers, to manage inventory; | |
| the rate at which our present and future customers and end-users adopt our products and technologies in our target markets; | |
| our ability to specify, develop or acquire, complete, introduce, market and transition to volume production new products and technologies in a cost effective and timely manner; and | |
| the qualification, availability and pricing of competing products and technologies and the resulting effects on sales and pricing of our products. |
23
Years Ended | ||||||||||||
December 31, | ||||||||||||
2004 | 2003 | 2002 | ||||||||||
Hewlett-Packard
(1)
|
12.9 | % | 15.5 | % | 14.8 | % | ||||||
Motorola
|
12.4 | * | 12.1 | |||||||||
Dell
|
* | 11.9 | 11.3 | |||||||||
Cisco
(2)
|
* | * | 10.0 | |||||||||
Five largest customers as a group
|
51.1 | 51.6 | 52.3 |
* | Less than 10% of net revenue. |
(1) | Includes sales to Compaq, which was acquired by Hewlett-Packard in May 2002, for all periods presented. |
(2) | Includes sales to Linksys, which was acquired by Cisco in June 2003, for all periods presented. |
Years Ended | ||||||||||||
December 31, | ||||||||||||
2004 | 2003 | 2002 | ||||||||||
Asia
|
15.0 | % | 19.6 | % | 20.5 | % | ||||||
Europe
|
6.4 | 5.9 | 4.4 | |||||||||
Other
|
0.2 | 0.3 | 0.4 | |||||||||
21.6 | % | 25.8 | % | 25.3 | % | |||||||
| our product mix and volumes of product sales; | |
| stock-based compensation expense; | |
| the position of our products in their respective life cycles; | |
| the effects of competition; | |
| the effects of competitive pricing programs; | |
| manufacturing cost efficiencies and inefficiencies; | |
| fluctuations in direct product costs such as wafer pricing and assembly, packaging and testing costs, and overhead costs such as prototyping expenses; | |
| provisions for excess or obsolete inventories; | |
| product warranty costs; | |
| amortization of purchased intangible assets; and | |
| licensing and royalty arrangements. |
24
| stock-based compensation expense; | |
| amortization of purchased intangible assets; | |
| settlement costs; | |
| in-process research and development, or IPR&D; | |
| impairment of goodwill and intangible assets; | |
| stock-option exchange expense; and | |
| restructuring costs. |
25
| the nature of products and services; | |
| the nature of the production processes; | |
| the type or class of customer for their products and services; and | |
| the methods used to distribute their products or provide their services. |
| the sale of integrated circuits is the only material source of revenue for each of our four operating segments or business groups; | |
| the integrated circuits sold by each of our operating segments use the same standard CMOS manufacturing processes; | |
| the integrated circuits marketed by each of our operating segments are sold to one type of customer: manufacturers of broadband equipment, who incorporate our integrated circuits into their electronic products; and | |
| all of our integrated circuits are sold through a centralized sales force and common wholesale distributors. |
26
| Net Revenue We recognize product revenue when the following fundamental criteria are met: (i) persuasive evidence of an arrangement exists, (ii) delivery has occurred or services have been rendered, (iii) our price to the customer is fixed or determinable and (iv) collection of the resulting accounts receivable is reasonably assured. In addition, we do not recognize revenue until all customer acceptance requirements have been met, when applicable. These criteria are usually met at the time of product shipment. However, a portion of our sales are made through distributors under agreements allowing for pricing credits and/or rights of return. Product revenue on sales made through these distributors is not recognized until the distributors ship the product to their customers. Customer purchase orders and/or contracts are generally used to determine the existence of an arrangement. Shipping documents and the completion of any customer acceptance requirements, when applicable, are used to verify product delivery or that services have been rendered. We assess whether a price is fixed or determinable based upon the payment terms associated with the transaction and whether the sales price is subject to refund or adjustment. We assess the collectibility of our accounts receivable based primarily upon the creditworthiness of the customer as determined by credit checks and analysis, as well as the customers payment history. | |
| Sales Returns and Allowance for Doubtful Accounts. We record reductions to revenue for estimated product returns and pricing adjustments, such as competitive pricing programs and rebates, in the same period that the related revenue is recorded. The amount of these reductions is based on historical sales returns, analysis of credit memo data, specific criteria included in rebate agreements, and other factors known at the time. Additional reductions to revenue would result if actual product returns or pricing adjustments exceed our estimates. We also maintain an allowance for doubtful accounts for estimated losses resulting from the inability of customers to make required payments. If the financial condition of any of our customers was to deteriorate, resulting in an impairment of its ability to make payments, additional allowances could be required. | |
| Inventory and Warranty Reserves. We write down our inventory for estimated obsolescence or unmarketable inventory in an amount equal to the difference between the cost of inventory and its estimated realizable value based upon assumptions about future demand and market conditions. If actual demand and market conditions are less favorable than those projected by management, additional inventory write-downs could be required. Our products typically carry a one to three year warranty. We establish reserves for estimated product warranty costs at the time revenue is recognized. Although we engage in extensive product quality programs and processes, our warranty obligation is affected by product failure rates, use of materials and service delivery costs incurred in correcting any product failure. Should actual product failure rates, use of materials or service delivery costs differ from our estimates, additional warranty reserves could be required, which could reduce gross margins. | |
| Goodwill and Purchased Intangible Assets. Goodwill is recorded as the difference, if any, between the aggregate consideration paid for an acquisition and the fair value of the net tangible and intangible assets acquired. The amounts and useful lives assigned to other intangible assets impact the amount and timing of future amortization, and the amount assigned to in-process research and development is expensed immediately. The value of our intangible assets, including goodwill, could be impacted by future adverse changes such as: (i) any future declines in our operating results, (ii) a decline in the valuation of technology company stocks, including the valuation of our common stock, (iii) another significant slowdown in the worldwide economy or the semiconductor industry or (iv) any failure to meet the performance projections included in our forecasts of future operating results. We evaluate these assets, including purchased intangible assets deemed to have indefinite lives, on an annual basis in the fourth quarter or more frequently if we believe indicators of impairment exist. In the process of our annual impairment review, we primarily use the income approach methodology of valuation that includes the discounted cash flow method as well as other generally accepted valuation methodologies to determine the fair value of our intangible assets. Significant management judgment is required in the forecasts of future operating results that are used in the discounted cash flow method of valuation. The estimates we have |
27
used are consistent with the plans and estimates that we use to manage our business. It is possible, however, that the plans and estimates used may be incorrect. If our actual results, or the plans and estimates used in future impairment analyses, are lower than the original estimates used to assess the recoverability of these assets, we could incur additional impairment charges. | ||
| Deferred Taxes and Contingencies. We utilize the liability method of accounting for income taxes. We record a valuation allowance to reduce our deferred tax assets to the amount that we believe is more likely than not to be realized. In assessing the need for a valuation allowance, we consider all positive and negative evidence, including scheduled reversals of deferred tax liabilities, projected future taxable income, tax planning strategies, and recent financial performance. As a result of our cumulative losses and the full utilization of our loss carrybacks, we concluded that a full valuation allowance against our net deferred tax assets was appropriate. In the future, if we realize a deferred tax asset that carries a valuation allowance, we will record a reduction to income tax expense in the period of such realization. We record estimated tax liabilities to the extent the contingencies are probable and can be reasonably estimated. However the actual liability in any such tax contingencies may be materially different from our estimates, which could result in the need to record additional tax liabilities or potentially reverse previously recorded tax liabilities. | |
| Litigation and Settlement Costs. From time to time, we are involved in disputes, litigation and other legal actions. We are aggressively defending our current litigation matters, including our pending securities class action lawsuit. However, there are many uncertainties associated with any litigation, and we cannot assure you that these actions or other third party claims against us will be resolved without costly litigation and/or substantial settlement charges. In addition the resolution of any future intellectual property litigation may require us to make royalty payments, which could adversely impact gross margins in future periods. If any of those events were to occur, our business, financial condition and results of operations could be materially and adversely affected. We record a charge equal to at least the minimum estimated liability for a loss contingency when both of the following conditions are met: (i) information available prior to issuance of the financial statements indicates that it is probable that an asset had been impaired or a liability had been incurred at the date of the financial statements and (ii) the range of loss can be reasonably estimated. However the actual liability in any such litigation may be materially different from our estimates, which could result in the need to record additional costs. |
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
Years Ended December 31,
2004
2003
2002
100.0
%
100.0
%
100.0
%
49.7
52.2
55.8
50.3
47.8
44.2
20.6
27.0
42.6
8.9
11.8
15.3
3.0
16.3
33.1
0.2
0.2
2.1
2.9
12.1
0.3
2.7
0.7
27.3
116.8
13.0
0.2
11.1
11.3
(60.1
)
(177.1
)
0.7
0.4
1.1
0.3
1.6
(3.0
)
12.3
(58.1
)
(179.0
)
3.2
1.5
27.5
9.1
%
(59.6
)%
(206.5
)%
(1)
Excludes stock-based compensation expense, amortization of
purchased intangible assets and stock option exchange expense.
See Consolidated Statements of Operations, included in
Part IV, Item 15 of this Report.
Years Ended December 31, 2004 and 2003
Net Revenue, Cost of Revenue and Gross Profit
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
2,400,610
100.0
%
$
1,610,095
100.0
%
$
790,515
49.1
%
1,193,294
49.7
839,776
52.2
353,518
42.1
$
1,207,316
50.3
%
$
770,319
47.8
%
$
436,997
56.7
Table of Contents
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
1,121,090
46.7
%
$
917,876
57.0
%
$
203,214
22.1
%
780,383
32.5
373,562
23.2
406,821
108.9
499,137
20.8
318,657
19.8
180,480
56.6
$
2,400,610
100.0
%
$
1,610,095
100.0
%
$
790,515
49.1
Three Months Ended
Three Months Ended
December 31, 2004
September 30, 2004
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
238,048
44.1
%
$
295,724
45.8
%
$
(57,676
)
(19.5
)%
175,354
32.5
218,810
33.8
(43,456
)
(19.9
)
125,988
23.4
131,981
20.4
(5,993
)
(4.5
)
$
539,390
100.0
%
$
646,515
100.0
%
$
(107,125
)
(16.6
)
Table of Contents
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
1,367
0.1
%
$
6,528
0.4
%
$
(5,161
)
(79.1
)%
12,821
0.5
17,207
1.1
(4,386
)
(25.5
)
11,454
0.7
(11,454
)
$
14,188
0.6
%
$
35,189
2.2
%
$
(21,001
)
(59.7
)
Table of Contents
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
495,075
20.6
%
$
434,018
27.0
%
$
61,057
14.1
%
212,727
8.9
190,138
11.8
22,589
11.9
Table of Contents
Stock-Based Compensation Expense
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
58,611
2.4
%
$
219,337
13.6
%
$
(160,726
)
(73.3
)%
14,709
0.6
44,623
2.7
(29,914
)
(67.0
)
$
73,320
3.0
%
$
263,960
16.3
%
$
(190,640
)
(72.2
)
Table of Contents
Amortization of Purchased Intangible Assets
Years Ended December 31,
2004
2003
% of Net
% of Net
Increase
%
Amount
Revenue
Amount
Revenue
(Decrease)
Change
(In thousands, except percentages)
$
%
$
815
0.0
%
$
(815
)
%
3,703
0.2
2,689
0.2
1,014
37.7
$
3,703
0.2
%
$
3,504
0.2
%
$
199
5.7
Settlement Costs
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
68,700
2.9
%
$
194,509
12.1
%
$
(125,809
)
(64.7
)%
Table of Contents
In-Process Research and Development
Weighted
Average
Average
Risk
Estimated
Estimated
Estimated
Adjusted
Percent
Time to
Cost to
Discount
Company Acquired
Development Projects
Complete
Complete
Complete
Rate
IPR&D
(In years)
(In millions)
(In millions)
RAID software stack
60
%
1
$
1.8
23
%
$
2.3
Decoder/codec chips
45
1.5
6.4
28
20.5
Algorithm implemented in DSP chip
30
1
1.3
26
3.7
WCDMA baseband co-processor
80
1
5.6
24
25.9
Multimedia co-processor
50
1
11.5
21
11.3
Table of Contents
Years Ended December 31,
2004
2003
% of Net
% of Net
Amount
Revenue
Amount
Revenue
Decrease
% Change
(In thousands, except percentages)
$
18,000
0.7
%
$
439,611
27.3
%
$
(421,611
)
(95.9
)%
Table of Contents
Table of Contents
Table of Contents
2001 Restructuring Plan
2002 Restructuring Plan
Consolidation
Consolidation
Workforce
of Excess
Workforce
of Excess
Reductions
Facilities
Reductions
Facilities
Total
(In thousands)
$
124
$
10,470
$
$
$
10,594
1,411
30,454
65,048
22,767
119,680
6,815
6,815
(135
)
(4,868
)
(46,821
)
(1,495
)
(53,319
)
(1,400
)
(6,502
)
(16,683
)
(3,494
)
(28,079
)
29,554
1,544
24,593
55,691
2,932
2,932
(972
)
(972
)
(11,195
)
(3,504
)
(5,778
)
(20,477
)
18,359
18,815
37,174
3,411
3,411
(6,066
)
(7,402
)
(13,468
)
$
$
12,293
$
$
14,824
$
27,117
(1)
Although not related to the 2002 or 2001 Restructuring Plans, we
assumed additional liabilities of approximately
$6.8 million in connection with the Mobilink acquisition in
2002 and $3.4 million in connection with the Sand Video,
WIDCOMM, Zyray and Alphamosaic acquisitions in 2004, for the
consolidation of excess facilities, relating primarily to lease
terminations, non-cancelable lease costs and write-offs of
leasehold improvements. These costs were accounted for under
EITF Issue No. 95-3,
Recognition of Liabilities in
Connection with Purchase Business Combinations,
and were
recognized as liabilities assumed in the purchase business
combinations and offset by corresponding increases in goodwill.
The liabilities related to these acquisitions have been
classified as restructuring liabilities for presentation in the
consolidated balance sheets.
(2)
Non-cash costs related to stock-based compensation expense
resulting from an extension of the exercise period for vested
stock options of certain terminated employees and the
acceleration of the vesting period of certain options of certain
terminated employees as required by their assumed option
agreements, and the write-off of leasehold improvements.
(3)
Cash payments relate to severance and fringe benefits, net lease
payments on excess facilities, lease terminations and
non-cancelable lease costs.
Table of Contents
Years Ended December 31,
2004
2003
% of Net
% of Net
Increase
%
Amount
Revenue
Amount
Revenue
(Decrease)
Change
(In thousands, except percentages)
$
15,010
0.7
%
$
6,828
0.4
%
$
8,182
119.8
%
7,317
0.3
26,053
1.6
(18,736
)
(71.9
)
Provision for Income Taxes
Years Ended December 31,
2004
2003
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
75,607
3.2
%
$
25,127
1.5
%
$
50,480
200.9
%
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Years Ended December 31, 2003 and 2002
Net Revenue, Cost of Revenue and Gross Profit
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
1,610,095
100.0
%
$
1,082,948
100.0
%
$
527,147
48.7
%
839,776
52.2
604,397
55.8
235,379
38.9
$
770,319
47.8
%
$
478,551
44.2
%
$
291,768
61.0
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
917,876
57.0
%
$
702,562
64.9
%
$
215,314
30.6
%
373,562
23.2
288,609
26.7
84,953
29.4
318,657
19.8
91,777
8.4
226,880
247.2
$
1,610,095
100.0
%
$
1,082,948
100.0
%
$
527,147
48.7
Years Ended December 31,
2003
2002
% of Net
% of Net
Increase
%
Amount
Revenue
Amount
Revenue
(Decrease)
Change
(In thousands, except percentages)
$
6,528
0.4
%
$
12,917
1.2
%
$
(6,389
)
(49.5
)%
17,207
1.1
56,032
5.2
(38,825
)
(69.3
)
11,454
0.7
11,454
$
35,189
2.2
%
$
68,949
6.4
%
$
(33,760
)
(49.0
)
Table of Contents
Research and Development and Selling, General and
Administrative Expenses
Years Ended December 31,
2003
2002
% of Net
% of Net
Increase
%
Amount
Revenue
Amount
Revenue
(Decrease)
Change
(In thousands, except percentages)
$
434,018
27.0
%
$
461,804
42.6
%
$
(27,786
)
(6.0
)%
190,138
11.8
165,267
15.3
24,871
15.0
Stock-Based Compensation Expense
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
219,337
13.6
%
$
252,365
23.3
%
$
(33,028
)
(13.1
)%
44,623
2.7
107,425
9.8
(62,802
)
(58.5
)
$
263,960
16.3
%
$
359,790
33.1
%
$
(95,830
)
(26.6
)
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Amortization of Purchased Intangible Assets
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
815
0.0
%
$
19,566
1.8
%
$
(18,751
)
(95.8
)%
2,689
0.2
2,821
0.3
(132
)
(4.7
)
$
3,504
0.2
%
$
22,387
2.1
%
$
(18,883
)
(84.3
)
Impairment of Goodwill and Other Intangible Assets
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
439,611
27.3
%
$
1,265,038
116.8
%
$
(825,427
)
(65.2
)%
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Settlement Costs
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Increase
Change
(In thousands, except percentages)
$
194,509
12.1
%
$
3,000
0.3
%
$
191,509
6,383
%
Stock Option Exchange Expense
Restructuring Costs
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
2,932
0.2
%
$
119,680
11.1
%
$
(116,748
)
(97.6
)%
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Interest and Other Income (Expense), Net
Years Ended December 31,
2003
2002
% of Net
% of Net
Increase
%
Amount
Revenue
Amount
Revenue
(Decrease)
Change
(In thousands, except percentages)
$
6,828
0.4
%
$
12,183
1.1
%
$
(5,355
)
(44.0
)%
26,053
1.6
(32,750
)
(3.0
)
58,803
179.6
Other Income (Expense), Net
Provision for Income Taxes
Years Ended December 31,
2003
2002
% of Net
% of Net
%
Amount
Revenue
Amount
Revenue
Decrease
Change
(In thousands, except percentages)
$
25,127
1.5
%
$
297,594
27.5
%
$
(272,467
)
(91.6
)%
Table of Contents
December 31,
December 31,
2004
2003
Increase
(In thousands)
$
1,087,342
$
492,227
$
595,115
$
858,592
$
558,669
$
299,923
324,041
47,296
276,745
92,918
36,405
56,513
$
1,275,551
$
642,370
$
633,181
(1)
Included in working capital
Table of Contents
Table of Contents
Payment Obligations by Year (In thousands)
There-
2005
2006
2007
2008
2009
after
Total
$
86,526
$
76,831
$
51,568
$
42,966
$
37,570
$
159,724
$
455,185
113,430
113,430
45,360
4,348
2,136
51,844
10,364
5,990
4,495
2,507
2,507
1,254
27,117
10,700
2,000
2,000
2,000
16,700
$
266,380
$
89,169
$
60,199
$
47,473
$
40,077
$
160,978
$
664,276
Table of Contents
the overall levels of sales of our products and gross profit
margins;
our business, product, capital expenditure and research and
development plans, and product and technology roadmaps;
the market acceptance of our products;
volume price discounts and customer rebates;
the levels of inventory and accounts receivable that we maintain;
capital improvements for new and existing facilities;
technological advances;
our competitors responses to our products;
our relationships with suppliers and customers;
the availability of sufficient foundry capacity and packaging
materials;
the levels of promotion and advertising that will be required to
launch our new products and achieve and maintain a competitive
position in the marketplace;
litigation expenses, settlements and judgments;
expenses related to our restructuring plans;
changes in our compensation policies;
the exercise of stock options and stock purchases under our
employee stock purchase plan;
use of restricted stock units and the related payment in cash of
withholding taxes due from employees; and
general economic conditions and specific conditions in the
semiconductor industry and the broadband communications markets,
including the effects of recent international conflicts and the
general economic slowdown and related uncertainties.
Table of Contents
changes in accounting rules, such as the change requiring the
recording of expenses for employee stock options and other
stock-based compensation that is scheduled to go into effect in
the third quarter of 2005;
a possible adverse outcome in or the settlement of our pending
securities litigation or other actual or threatened litigation;
the overall cyclicality of, and changing economic and market
conditions in, the semiconductor industry and the broadband
communications markets;
the timing, rescheduling or cancellation of significant customer
orders and our ability, as well as the ability of our customers,
to manage inventory;
the gain or loss of a key customer, design win or order;
our ability to develop new sources of revenue to replace lost
revenue from our declining Intel processor-based server chipset
business;
our ability to retain, recruit and hire key executives,
technical personnel and other employees in the positions and
numbers, with the experience and capabilities, and at the
compensation levels that we need to implement our business and
product plans;
our ability to scale our operations in response to changes in
demand for our existing products and services or demand for new
products requested by our customers;
our ability to timely and accurately predict market requirements
and evolving industry standards and to identify opportunities in
new markets;
the rate at which our present and future customers and end users
adopt our technologies and products in our target markets;
our ability to specify, develop or acquire, complete, introduce,
market and transition to volume production new products and
technologies in a cost-effective and timely manner;
the qualification, availability and pricing of competing
products and technologies and the resulting effects on sales and
pricing of our products;
changes in our product or customer mix;
the volume of our product sales and pricing concessions on
volume sales;
fluctuations in the manufacturing yields of our foundries, and
other problems or delays in the fabrication, assembly, testing
or delivery of our products; and
the effects of public health emergencies, natural disasters,
terrorist activities, international conflicts and other events
beyond our control.
Table of Contents
Table of Contents
quarter-to-quarter variations in our operating results;
changes in accounting rules, particularly those related to the
expensing of stock options;
announcements of changes in our senior management;
the gain or loss of one or more significant customers or
suppliers;
announcements of technological innovations or new products by
our competitors, customers or us;
the gain or loss of market share in any of our markets;
general economic and political conditions and specific
conditions in semiconductor industry and the broadband
communications markets;
continuing international conflicts and acts of terrorism;
changes in earnings estimates or investment recommendations by
analysts;
changes in investor perceptions; or
changes in expectations relating to our products, plans and
strategic position or those of our competitors or customers.
Table of Contents
Table of Contents
Table of Contents
most of our customers can stop incorporating our products into
their own products with limited notice to us and suffer little
or no penalty;
our agreements with our customers typically do not require them
to purchase a minimum quantity of our products;
many of our customers have pre-existing or concurrent
relationships with our current or potential competitors that may
affect their decisions to purchase our products;
our customers face intense competition from other manufacturers
that do not use our products; and
some of our customers offer or may offer products that compete
with our products.
Our future success depends in significant part on strategic
relationships with certain customers. If we cannot maintain
these relationships or if these customers develop their own
solutions or adopt a competitors solutions instead of
buying our products, our operating results would be adversely
affected.
Our acquisition strategy may be dilutive to existing
shareholders, result in unanticipated accounting charges or
otherwise adversely affect our results of operations, and result
in difficulties in assimilating and integrating the operations,
personnel, technologies, products and information systems of
acquired companies or businesses.
Table of Contents
We must keep pace with rapid technological changes and
evolving industry standards in the semiconductor industry and
broadband communications markets to remain competitive.
Table of Contents
If we are unable to develop and introduce new products
successfully and in a cost-effective and timely manner or to
achieve market acceptance of our new products, our operating
results would be adversely affected.
timely and accurately predict market requirements and evolving
industry standards;
accurately define new products;
timely and accurately identify opportunities in new markets;
timely complete and introduce new product designs;
timely qualify and obtain industry interoperability
certification of our products and the products of our customers
into which our products will be incorporated;
obtain sufficient foundry capacity and packaging materials;
achieve high manufacturing yields;
shift our products to smaller geometry process technologies to
achieve lower cost and higher levels of design
integration; and
gain market acceptance of our products and our customers
products.
As our international business expands, we are increasingly
exposed to various legal, business, political and economic risks
associated with our international operations.
Table of Contents
political, social and economic instability;
exposure to different legal standards, particularly with respect
to intellectual property;
natural disasters and public health emergencies;
nationalization of business and blocking of cash flows;
trade and travel restrictions;
the imposition of governmental controls and restrictions;
burdens of complying with a variety of foreign laws;
import and export license requirements and restrictions of the
United States and each other country in which we operate;
unexpected changes in regulatory requirements;
foreign technical standards;
changes in taxation and tariffs;
difficulties in staffing and managing international operations;
fluctuations in currency exchange rates;
difficulties in collecting receivables from foreign entities or
delayed revenue recognition; and
potentially adverse tax consequences.
Table of Contents
Table of Contents
Table of Contents
a lack of guaranteed wafer supply and potential wafer shortages
and higher wafer prices;
limited control over delivery schedules, quality assurance,
manufacturing yields and production costs; and
the unavailability of, or potential delays in obtaining access
to, key process technologies.
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Table of Contents
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The complexity of our products could result in unforeseen
delays or expenses and in undetected defects or bugs, which
could damage our reputation with current or prospective
customers and adversely affect the market acceptance of new
products.
The six primary independent foundries upon which we rely to
manufacture substantially all of our current products and our
California and Singapore facilities are located in regions that
are subject to earthquakes and other natural disasters.
Changes in current or future laws or regulations or the
imposition of new laws or regulations by the FCC, other federal
or state agencies or foreign governments could impede the sale
of our products or otherwise harm our business.
Table of Contents
If our internal controls over financial reporting do not
comply with the requirements of the Sarbanes-Oxley Act, our
business and stock price could be adversely affected.
We may experience difficulties in implementing or enhancing
new information systems.
We may seek to raise additional capital through the issuance
of additional equity or debt securities or by borrowing money,
but additional funds may not be available on terms acceptable to
us, or at all.
Table of Contents
Our co-founders, directors, executive officers and their
affiliates can control the outcome of matters that require the
approval of our shareholders, and accordingly we will not be
able to engage in certain transactions without their
approval.
Our articles of incorporation and bylaws contain
anti-takeover provisions that could prevent or discourage a
third party from acquiring us.
Table of Contents
Item 7A. | Quantitative and Qualitative Disclosures about Market Risk |
Carrying | Fair | ||||||||||||||||||||
Value | Maturity | Value | |||||||||||||||||||
December 31, | December 31, | ||||||||||||||||||||
2004 | 2005 | 2006 | 2007 | 2004 | |||||||||||||||||
(In thousands, except interest rates) | |||||||||||||||||||||
Investments
|
|||||||||||||||||||||
Cash equivalents
|
$ | 356,845 | $ | 356,845 | $ | | $ | | $ | 356,831 | |||||||||||
Weighted average interest rate
|
2.33 | % | 2.33 | % | | | |||||||||||||||
Marketable debt securities
|
$ | 416,959 | $ | 324,041 | $ | 69,717 | $ | 23,201 | $ | 415,757 | |||||||||||
Weighted average interest rate
|
2.40 | % | 2.30 | % | 2.64 | % | 3.12 | % |
Carrying | Fair | ||||||||||||||||||||
Value | Maturity | Value | |||||||||||||||||||
December 31, | December 31, | ||||||||||||||||||||
2003 | 2004 | 2005 | 2006 | 2003 | |||||||||||||||||
(In thousands, except interest rates) | |||||||||||||||||||||
Investments
|
|||||||||||||||||||||
Cash equivalents
|
$ | 64,299 | $ | 64,299 | $ | | $ | | $ | 64,299 | |||||||||||
Weighted average interest rate
|
1.15 | % | 1.15 | % | | | |||||||||||||||
Marketable debt securities
|
$ | 83,701 | $ | 47,296 | $ | 17,273 | $ | 19,132 | $ | 84,050 | |||||||||||
Weighted average interest rate
|
2.20 | % | 2.08 | % | 2.26 | % | 2.46 | % |
67
Item 8. | Financial Statements and Supplementary Data |
Item 9. | Changes in and Disagreements with Accountants on Accounting and Financial Disclosure |
Item 9A. | Controls and Procedures |
68
69
Table of Contents
Item 9B. | Other Information |
Item 10. | Directors and Executive Officers of the Registrant |
Item 11. | Executive Compensation |
Item 12. | Security Ownership of Certain Beneficial Owners and Management |
Item 13. | Certain Relationships and Related Transactions |
Item 14. | Principal Accounting Fees and Services |
70
Item 15. | Exhibits and Financial Statement Schedules |
Page | ||||
Report of Independent Registered Public Accounting Firm
|
F-1 | |||
Consolidated Balance Sheets as of December 31, 2004 and 2003
|
F-2 | |||
Consolidated Statements of Operations for the years ended
December 31, 2004, 2003 and 2002
|
F-3 | |||
Consolidated Statements of Shareholders Equity for the
years ended December 31, 2004, 2003 and 2002
|
F-4 | |||
Consolidated Statements of Cash Flows for the years ended
December 31, 2004, 2003 and 2002
|
F-5 | |||
Notes to Consolidated Financial Statements
|
F-6 |
Page | ||||||||||||||
|
Report of Independent Registered Public Accounting Firm on
Financial Statement Schedule
|
|
S-1
|
|
|
|
|
|
|
Schedule II Consolidated Valuation and
Qualifying Accounts
|
|
S-2
|
|
|
71
F-1
February 25, 2005
Table of Contents
December 31,
2004
2003
$
858,592
$
558,669
324,041
47,296
205,135
220,124
128,294
104,047
68,380
65,667
1,584,442
995,803
107,160
142,113
92,918
36,405
1,062,188
827,652
17,074
6,667
22,057
8,982
$
2,885,839
$
2,017,622
$
171,248
$
219,064
42,697
33,965
3,648
963
279,507
249,584
497,100
503,576
22,753
24,241
27
24
6
7
8,741,045
8,123,941
(7,955
)
(10,906
)
(40,701
)
(77,616
)
(6,327,535
)
(6,546,280
)
1,099
635
2,365,986
1,489,805
$
2,885,839
$
2,017,622
F-2
Years Ended December 31,
2004
2003
2002
$
2,400,610
$
1,610,095
$
1,082,948
1,193,294
839,776
604,397
1,207,316
770,319
478,551
495,075
434,018
461,804
212,727
190,138
165,267
73,320
263,960
359,790
3,703
3,504
22,387
68,700
194,509
3,000
63,766
18,000
439,611
1,265,038
209,266
2,932
119,680
272,025
(967,619
)
(1,918,415
)
15,010
6,828
12,183
7,317
26,053
(32,750
)
294,352
(934,738
)
(1,938,982
)
75,607
25,127
297,594
$
218,745
$
(959,865
)
$
(2,236,576
)
$
.68
$
(3.29
)
$
(8.35
)
$
.63
$
(3.29
)
$
(8.35
)
319,442
292,009
267,990
349,037
292,009
267,990
$
1,367
$
6,528
$
12,917
12,821
17,207
56,032
11,454
$
14,188
$
35,189
$
68,949
$
58,611
$
219,337
$
252,365
14,709
44,623
107,425
$
73,320
$
263,960
$
359,790
$
$
815
$
19,566
3,703
2,689
2,821
$
3,703
$
3,504
$
22,387
$
$
164,798
$
44,468
$
$
209,266
$
F-3
Notes
Accumulated
Common Stock
Additional
Receivable
Other
Total
Paid-In
From
Deferred
Accumulated
Comprehensive
Shareholders
Shares
Amount
Capital
Employees
Compensation
Deficit
Income (Loss)
Equity
264,504,496
$
26
$
7,529,685
$
(14,452
)
$
(964,916
)
$
(3,349,839
)
$
6,906
$
3,207,410
6,769,500
1
214,728
(299
)
214,430
5,491,411
1
25,377
(295
)
25,083
1,038,541
18,972
18,972
2,199
2,199
(100,812
)
100,812
10,449
409,214
419,663
(7,152
)
(7,152
)
106
106
386
386
(2,236,576
)
(2,236,576
)
(2,243,236
)
277,803,948
28
7,698,399
(12,847
)
(454,890
)
(5,586,415
)
246
1,644,521
2,565,372
17,837
17,837
14,865,522
2
182,716
182,718
2,213,363
24,777
24,777
1,941
1,941
30,363
(30,363
)
7,544
352,003
359,547
8,574,033
1
162,305
55,634
217,940
(61
)
(61
)
137
137
313
313
(959,865
)
(959,865
)
(959,476
)
306,022,238
31
8,123,941
(10,906
)
(77,616
)
(6,546,280
)
635
1,489,805
7,370,165
1
244,212
(34
)
244,179
14,570,066
1
222,314
222,315
2,546,076
31,008
31,008
81,798
81,798
2,985
2,985
37,053
(37,053
)
719
73,968
74,687
(3
)
(3
)
467
467
218,745
218,745
219,209
330,508,545
$
33
$
8,741,045
$
(7,955
)
$
(40,701
)
$
(6,327,535
)
$
1,099
$
2,365,986
F-4
Years Ended December 31,
2004
2003
2002
$
218,745
$
(959,865
)
$
(2,236,576
)
75,166
70,237
68,709
74,687
270,488
372,707
16,524
20,711
78,419
63,766
18,000
439,611
1,265,038
81,798
217,940
88,087
972
52,456
(5,231
)
(22,041
)
33,201
(508
)
(4,700
)
286,525
23,631
(91,019
)
(62,333
)
(22,310
)
(57,554
)
(22,577
)
(22,080
)
(27,786
)
(26,371
)
(57,186
)
50,828
62,568
36,328
30,538
63,743
501,838
30,639
(69,191
)
(49,931
)
(47,932
)
(75,182
)
(74,846
)
(5,862
)
839
(3,216
)
(2,500
)
(3,250
)
5,231
29,152
7,597
(525,949
)
(69,637
)
(94,300
)
48,145
144,546
139,288
186,743
(456,020
)
42,509
22,447
(2,203
)
(113,470
)
(13,713
)
253,323
207,495
44,055
2,985
1,941
2,199
254,105
95,966
32,541
299,923
169,114
(14,203
)
558,669
389,555
403,758
$
858,592
$
558,669
$
389,555
$
57
$
1,019
$
3,004
$
5,234
$
8,355
$
(3,083
)
F-5
F-6
F-7
F-8
F-9
F-10
F-11
F-12
F-13
F-14
F-15
F-16
F-17
F-18
F-19
F-20
F-21
F-22
F-23
F-24
F-25
F-26
F-27
F-28
F-29
F-30
F-31
F-32
F-33
F-34
F-35
F-36
F-37
F-38
F-39
F-40
F-41
F-42
F-43
1.
Summary of Significant Accounting Policies
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Employee Stock Awards
Employee Stock Purchase Rights
2004
2003
2002
2004
2003
2002
4.73
4.00
4.00
1.59
1.28
1.17
0.64
0.70
0.70
0.64
0.70
0.70
3.40
%
2.74
%
2.72
%
2.40
%
1.57
%
2.72
%
0.00
%
0.00
%
0.00
%
0.00
%
0.00
%
0.00
%
$
19.19
$
16.88
$
9.33
$
7.36
$
5.90
$
6.89
Years Ended December 31,
2004
2003
2002
(In thousands, except per share data)
$
218,745
$
(959,865
)
$
(2,236,576
)
74,687
577,487
419,663
(676,864
)
(1,025,896
)
(1,068,281
)
$
(383,432
)
$
(1,408,274
)
$
(2,885,194
)
$
.68
$
(3.29
)
$
(8.35
)
$
.63
$
(3.29
)
$
(8.35
)
$
(1.20
)
$
(4.82
)
$
(10.77
)
Table of Contents
Table of Contents
Measurement and Recognition
Amount Allocated to Goodwill
Amount Allocated to Stock-Based Compensation
Expense
Amount Allocated to Deferred Compensation
Table of Contents
the nature of products and services;
the nature of the production processes;
the type or class of customer for their products and
services; and
the methods used to distribute their products or provide their
services.
the sale of integrated circuits is the only material source of
revenue for each of its four operating segments or business
groups;
the integrated circuits sold by each of its operating segments
use the same standard CMOS manufacturing processes;
the integrated circuits marketed by each of its operating
segments are sold to one type of customer: manufacturers of
broadband equipment, who incorporate its integrated circuits
into their electronic products; and
all of its integrated circuits are sold through a centralized
sales force and common wholesale distributors.
Table of Contents
2.
Supplementary Financial Information
December 31,
2004
2003
(In thousands)
$
38,659
$
53,845
89,635
50,202
$
128,294
$
104,047
December 31,
Useful Life
2004
2003
(In years)
(In thousands)
1 to 7
$
48,556
$
43,509
3 to 7
28,351
25,946
2 to 5
128,187
90,938
2 to 4
142,620
176,559
N/A
9,436
17,156
357,150
354,108
(249,990
)
(211,995
)
$
107,160
$
142,113
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
827,652
$
1,228,603
$
2,241,632
239,351
173,656
51,315
42,229
12,124
(438,611
)
(1,241,038
)
(4,815
)
(13,655
)
$
1,062,188
$
827,652
$
1,228,603
December 31, 2004
December 31, 2003
Accumulated
Accumulated
Gross
Amortization
Net
Gross
Amortization
Net
(In thousands)
$
152,230
$
(140,066
)
$
12,164
$
133,911
$
(127,244
)
$
6,667
46,266
(41,997
)
4,269
39,921
(39,921
)
9,027
(8,386
)
641
6,759
(6,759
)
$
207,523
$
(190,449
)
$
17,074
$
180,591
$
(173,924
)
$
6,667
December 31,
2004
2003
(In thousands)
$
5,229
$
2,766
996
1,926
15,832
4,290
$
22,057
$
8,982
Table of Contents
December 31,
2004
2003
(In thousands)
$
94,382
$
106,099
93,222
62,282
19,185
5,996
10,700
14,767
10,364
12,933
51,654
47,507
$
279,507
$
249,584
December 31,
2004
2003
(In thousands)
$
16,753
$
24,241
6,000
$
22,753
$
24,241
December 31,
2004
2003
(In thousands)
$
62,282
$
42,391
263,634
165,162
(232,694
)
(145,271
)
$
93,222
$
62,282
December 31,
2004
2003
(In thousands)
$
5,996
$
3,881
14,812
8,325
157
(1,780
)
(6,210
)
$
19,185
$
5,996
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
5,231
$
22,041
$
(33,201
)
2,086
4,012
451
$
7,317
$
26,053
$
(32,750
)
Years Ended December 31,
2004
2003
2002
(In thousands, except per share data)
$
218,745
$
(959,865
)
$
(2,236,576
)
319,778
292,881
271,628
(336
)
(872
)
(3,638
)
319,442
292,009
267,990
318
29,277
349,037
292,009
267,990
$
.68
$
(3.29
)
$
(8.35
)
$
.63
$
(3.29
)
$
(8.35
)
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
$
$
14,314
10,712
3.
Business Combinations
Shares
Shares
Reserved
Reserved
for Stock
for Certain
Purchase
Future
Total Shares
Cash
Date
Shares
Rights
Performance
Issued or
Consideration
Company Acquired
Acquired
Business
Issued
Assumed
Goals
Reserved
Paid
(In thousands)
Jan. 2004
Redundant array of inexpensive disks (RAID) and
virtualization software
$
9,886
Apr. 2004
Advanced video compression semiconductor technology
1,406,038
261,919
1,667,957
7,365
Apr. 2004
Solutions for signal-to-noise ratio performance improvements in
cellular handsets
26,536
26,536
7,898
May 2004
Software solutions for Bluetooth® wireless products
48,427
July 2004
Baseband co-processors addressing WCDMA (Wideband Code Division
Multiple Access) mobile devices
1,894,221
344,977
2,239,198
3,850
Sep. 2004
Advanced mobile imaging, multimedia and 3D graphics technology
optimized for use in cellphones and other mobile devices
4,172,537
141,208
4,313,745
2,695
7,472,796
774,640
8,247,436
$
80,121
Mar. 2003
Storage networking technology
$
5,862
May 2002
Chipsets and reference designs for use in mobile phones, PDAs
and cellular modem cards
4,396,734
1,211,637
2,045,569
7,653,940
$
Total acquisitions
11,869,530
1,986,277
2,045,569
15,901,376
$
85,983
Table of Contents
Net Assets
Goodwill and
In-Process
(Liabilities)
Purchased
Deferred
Deferred Tax
Research &
Total
Assumed
Intangibles
Compensation
Liabilities
Development
Consideration
(In thousands)
$
(267
)
$
7,893
$
$
$
2,260
$
9,886
(2,067
)
43,841
14,760
20,518
77,052
452
4,080
630
3,726
8,888
(689
)
49,116
48,427
(1,781
)
59,516
13,707
25,929
97,371
913
101,836
8,705
11,333
122,787
$
(3,439
)
$
266,282
$
37,802
$
$
63,766
$
364,411
$
2,521
$
3,341
$
$
$
$
5,862
$
(10,998
)
$
191,126
$
1,253
$
(7,629
)
$
$
173,752
$
(11,916
)
$
460,749
$
39,055
$
(7,629
)
$
63,766
$
544,025
Table of Contents
Shares
Reserved for
Certain
Future
Performance
SiByte
ServerWorks
Mobilink
Goals
1,406,954
5,000,000
6,406,954
2,045,569
2,045,569
(2,986,583
)
(500,444
)
(3,487,027
)
(1,406,954
)
(13,417
)
(10,948
)
(1,431,319
)
2,000,000
1,534,177
3,534,177
(1,984,144
)
(1,501,251
)
(3,485,395
)
(15,856
)
(32,926
)
(48,782
)
Total
Contingent
ServerWorks
Mobilink
Consideration
(In thousands)
$
36,252
$
5,977
$
42,229
11
11
66
66
$
36,252
$
6,054
$
42,306
$
27,168
$
24,147
$
51,315
13,831
2,650
16,481
30,235
6,677
36,912
$
71,234
$
33,474
$
104,708
Table of Contents
2004
2003
2002
Acquisitions
Acquisition
Acquisition
(In thousands)
$
5,275
$
$
839
8,642
890
584
1,937
457
1,192
1,698
893
17,552
1,347
3,508
944
1,174
4,934
159
3,000
$
18,655
$
2,521
$
11,442
$
10,220
$
$
2,636
1,140
628
5,191
8,706
2,203
9,137
18,754
21,107
(99
)
2,521
(9,665
)
$
18,655
$
2,521
$
11,442
2004
2003
2002
Useful Life
Acquisitions
Acquisition
Acquisition
(In years)
(In thousands)
N/A
$
239,351
$
$
173,656
2 to 3
18,318
2,441
14,550
2
6,345
1 to 2
725
1,620
<1
1,543
900
1,300
$
266,282
$
3,341
$
191,126
Table of Contents
Weighted
Average
Average
Risk
Estimated
Estimated
Estimated
Adjusted
Percent
Time to
Cost to
Discount
Company Acquired
Development Projects
Complete
Complete
Complete
Rate
IPR&D
(In years)
(In millions)
(In millions)
RAID software stack
60
%
1
$
1.8
23
%
$
2.3
Decoder/codec chips
45
1.5
6.4
28
20.5
Algorithm implemented in DSP chip
30
1
1.3
26
3.7
WCDMA co-processor
80
1
5.6
24
25.9
Multimedia co-processor
50
1
11.5
21
11.3
Table of Contents
Years Ended December 31,
2004
2003
(In thousands,
except per share data)
$
2,410,176
$
1,621,061
254,290
(1,010,675
)
.78
(3.37
)
.71
(3.37
)
4.
Investments
Gross
Gross
Unrealized
Unrealized
Cost
Gains
Losses
Fair Value
(In thousands)
$
356,845
$
21
$
(35
)
$
356,831
324,041
17
(656
)
323,402
92,918
19
(582
)
92,355
$
773,804
$
57
$
(1,273
)
$
772,588
$
64,299
$
$
$
64,299
47,296
262
(40
)
47,518
36,405
169
(42
)
36,532
$
148,000
$
431
$
(82
)
$
148,349
Table of Contents
December 31,
2004
2003
(In thousands)
Amortized
Amortized
Cost
Fair Value
Cost
Fair Value
$
680,886
$
680,233
$
111,595
$
111,817
69,717
69,247
17,273
17,380
23,201
23,108
19,132
19,152
$
773,804
$
772,588
$
148,000
$
148,349
5.
Income Taxes
Years Ended December 31,
2004
2003
2002
(In thousands)
$
29,027
$
(1,071,532
)
$
(1,856,820
)
265,325
136,794
(82,162
)
$
294,352
$
(934,738
)
$
(1,938,982
)
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
103,023
$
(327,158
)
$
(678,644
)
153,514
434,363
17,499
14,047
583
52,108
(11,836
)
(39,939
)
(38,208
)
36,893
262,201
465,557
(21,300
)
(65,066
)
(23,334
)
63,572
2,347
(740
)
(1,154
)
$
75,607
$
25,127
$
297,594
Years Ended December 31,
2004
2003
2002
(In thousands)
$
44,598
$
15,753
$
21,610
583
437
9,399
8,791
15,219
75,607
25,127
15,656
202,209
79,729
281,938
$
75,607
$
25,127
$
297,594
Table of Contents
December 31,
2004
2003
(In thousands)
$
332,031
$
293,765
113,341
104,421
1,010,151
915,190
16,809
9,842
30,837
32,352
141,328
98,790
14,873
16,113
1,659,370
1,470,473
(1,659,370
)
(1,470,473
)
$
$
Table of Contents
6.
Commitments
Payment Obligations by Year
There-
2005
2006
2007
2008
2009
after
Total
(In thousands)
$
86,526
$
76,831
$
51,568
$
42,966
$
37,570
$
159,724
$
455,185
113,430
113,430
45,360
4,348
2,136
51,844
$
245,316
$
81,179
$
53,704
$
42,966
$
37,570
$
159,724
$
620,459
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
218,745
$
(959,865
)
$
(2,236,576
)
(3
)
(61
)
(7,152
)
137
106
467
313
386
$
219,209
$
(959,476
)
$
(2,243,236
)
Table of Contents
Table of Contents
Table of Contents
Options Outstanding
Weighted
Shares
Average
Available for
Number of
Price Range
Exercise Price
Grant
Shares
Per Share
Per Share
24,718,006
106,910,400
$
.02 - $213.06
$
36.74
24,964,761
(40,694,533
)
40,694,533
10.10 - 35.06
16.61
2,013,253
(1)
.04 - 23.64
9.79
11,969,651
(12,964,129
)
.02 - 213.06
40.53
(4,654,444
)
.02 - 46.78
5.48
20,957,885
131,999,613
.02 - 213.06
30.84
25,501,177
(48,256,513
)
(2)
48,256,513
(2)
12.63 - 36.05
32.30
397,797
(1)
.02 - .02
.02
28,431,762
(3)
(29,919,925
)
(4)
.02 - 213.06
47.29
(32,642,634
)
23.58 - 219.48
48.59
(8,574,033
)
(15,178,631
)
.02 - 33.68
11.89
18,060,278
102,912,733
.02 - 155.50
23.51
25,771,000
(13,291,903
)
13,291,903
25.98 - 45.41
35.32
(157,560
)
854,775
(1)
.02 - 10.31
4.86
4,547,271
(4,741,729
)
.02 - 155.50
27.49
(14,677,907
)
.02 - 40.59
15.21
34,929,086
97,639,775
$
.02 - $122.25
$
26.00
(1)
Includes options assumed in connection with purchase
acquisitions and/or additional options subsequently issued upon
achievement of internal performance goals (see Note 3).
(2)
Includes 18,301,676 replacement options issued pursuant to the
Companys 2003 stock option exchange offer to employees.
(3)
Includes 19,225,696 unvested options cancelled from Broadcom
Plans pursuant to the Companys 2003 stock option exchange
offer to employees.
(4)
Includes 20,086,234 unvested options cancelled from Broadcom
Plans and options assumed in connection with purchase
acquisitions pursuant to the Companys 2003 stock option
exchange offer to employees.
Table of Contents
Outstanding
Exercisable
Weighted
Weighted
Weighted
Average
Average
Average
Range of
Number of
Remaining
Exercise
Number of
Exercise
Exercise Prices
Shares
Contractual Life
Price
Shares
Price
(Years)
8,227,446
4.50
$
3.31
6,817,748
$
2.49
21,538,169
7.45
15.39
12,353,961
15.44
10,203,977
5.62
19.73
7,034,669
19.78
12,548,510
8.42
28.97
4,251,165
27.94
36,523,731
8.83
34.74
19,309,117
34.95
8,597,942
8.74
40.32
2,099,344
42.73
97,639,775
51,866,004
December 31,
2004
2003
2002
(Number of shares)
46,289,070
62,448,042
65,714,964
51,350,705
40,464,691
66,284,649
97,639,775
102,912,733
131,999,613
34,929,086
18,060,278
20,957,885
132,568,861
120,973,011
152,957,498
556,276
148,624
2,757,190
$
1.15
$
7.15
$
1.68
December 31,
2004
2003
(In thousands)
$
37,802
$
53,393
4,314
$
7,091
(5,063
)
(30,121
)
$
37,053
$
30,363
Table of Contents
Years Ended December 31,
2004
2003
2002
(In thousands)
$
4,951
$
12,557
$
349
217,940
1,942
69,736
346,990
417,372
$
74,687
$
577,487
$
419,663
Number of Shares
97,639,775
34,929,086
1,756,314
147,444
76,739
134,549,358
Table of Contents
Table of Contents
9.
Impairment of Goodwill and Acquired Patents
Years 2004, 2003 and 2002
Table of Contents
Table of Contents
10.
Restructuring Costs
Table of Contents
2001 Restructuring Plan
2002 Restructuring Plan
Consolidation
Consolidation
Workforce
of Excess
Workforce
of Excess
Reductions
Facilities
Reductions
Facilities
Total
(In thousands)
$
124
$
10,470
$
$
$
10,594
1,411
30,454
65,048
22,767
119,680
6,815
6,815
(135
)
(4,868
)
(46,821
)
(1,495
)
(53,319
)
(1,400
)
(6,502
)
(16,683
)
(3,494
)
(28,079
)
29,554
1,544
24,593
55,691
2,932
2,932
(972
)
(972
)
(11,195
)
(3,504
)
(5,778
)
(20,477
)
18,359
18,815
37,174
3,411
3,411
(6,066
)
(7,402
)
(13,468
)
$
$
12,293
$
$
14,824
$
27,117
(1)
Although not related to the 2002 or 2001 Restructuring Plans,
the Company assumed additional liabilities of approximately
$6.8 million in connection with the Mobilink acquisition in
2002 and $3.4 million in connection with the Sand Video,
WIDCOMM, Zyray and Alphamosaic acquisitions in 2004, for the
consolidation of excess facilities, relating primarily to lease
terminations, non-cancelable lease costs and write-offs of
leasehold improvements. These costs were accounted for under
EITF Issue No. 95-3,
Recognition of Liabilities in
Connection with Purchase Business Combinations
, and were
recognized as liabilities assumed in the purchase business
combinations and offset by corresponding increases in goodwill.
The liabilities related to these acquisitions have been
classified as restructuring liabilities for presentation in the
consolidated balance sheets.
(2)
Non-cash costs related to stock-based compensation expense
resulting from an extension of the exercise period for vested
stock options of certain terminated employees and the
acceleration of the vesting period of certain options of certain
terminated employees as required by their assumed option
agreements, and the write-off of leasehold improvements.
(3)
Cash payments relate to severance and fringe benefits, net lease
payments on excess facilities, lease terminations and
non-cancelable lease costs.
Table of Contents
11.
Settlement Costs
12.
Litigation
Table of Contents
Table of Contents
13.
Significant Customer, Supplier and Geographical
Information
Years Ended
December 31,
2004
2003
2002
12.9
%
15.5
%
14.8
%
12.4
*
12.1
*
11.9
11.3
*
*
10.0
51.1
51.6
52.3
*
Less than 10% of net revenue.
(1)
Includes sales to Compaq, which was acquired by Hewlett-Packard
in May 2002, for all periods presented.
(2)
Includes sales to Linksys, which was acquired by Cisco in June
2003, for all periods presented.
Table of Contents
Years Ended
December 31,
2004
2003
2002
15.0
%
19.6
%
20.5
%
6.4
5.9
4.4
0.2
0.3
0.4
21.6
%
25.8
%
25.3
%
Table of Contents
14.
Quarterly Financial Data (Unaudited)
Diluted Net
Income
Net
Gross
(Loss) Per
Revenue
Profit
Net Income (Loss)
Share
(In thousands, except per share data)
$
573,406
$
289,925
$
39,864
(1)
$
.12
641,299
323,820
63,839
(2)
.18
646,515
324,476
43,901
(3)
.13
539,390
269,095
71,141
(4)
.20
$
327,464
$
155,444
$
(67,906
)
(5)
$
(.25
)
377,879
171,026
(891,742
)
(6)
(3.08
)
425,633
207,925
(6,298
)
(7)
(.02
)
479,119
235,924
6,081
(8)
.02
(1)
Includes impairment of acquired patent portfolio of
$18.0 million, IPR&D of $2.3 million and
litigation settlement costs of $19.0 million.
(2)
Includes IPR&D of $24.2 million and litigation
settlement costs of $13.5 million.
(3)
Includes IPR&D of $37.3 million, litigation settlement
costs of $35.7 million and net gain on strategic
investments of $5.2 million.
(4)
Includes settlement costs of $0.5 million and a tax benefit
of $21.3 million.
(5)
Includes restructuring costs of $0.8 million.
(6)
Includes restructuring costs of $2.2 million, impairment of
goodwill of $438.6 million, stock option exchange expense
of $220.7 million and litigation settlement costs of
$178.3 million.
(7)
Includes net gain on strategic investments of $22.1 million.
(8)
Includes impairment of acquired patent portfolio of
$1.0 million and settlement costs of $16.2 million.
15.
Subsequent Events
Table of Contents
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
2
.1
Merger Agreement and Plan of Reorganization by and among the
registrant, RCC Acquisition Corp., Reliance Computer Corp., and
the Other Parties Signatory Thereto dated as of January 5,
2001.
8-K
000- 23993
2.1
01/31/2001
3
.1
Amended and Restated Articles of Incorporation dated
March 3, 1998.
S-1/A
333- 45619
3.1
03/23/1998
3
.1.1
Certificate of Amendment of Amended and Restated Articles of
Incorporation dated December 28, 1999.
10-K
000- 23993
3.1.2
03/31/2003
3
.1.2
Certificate of Amendment of Amended and Restated Articles of
Incorporation dated June 26, 2000.
10-K
000- 23993
3.1.1
04/02/2001
3
.2
Bylaws as amended through August 21, 2003.
10-K
000- 23993
3.2
03/15/2004
10
.1*
2004 Bonuses & 2005 Base Salaries for Certain Executive
Officers.
8-K
000- 23993
10.1
02/07/2005
10
.2*
Form Letter Agreement for Executive Retention Program
between the registrant and the following executive officers:
David A. Dull, Bruce E. Kiddoo, Vahid Manian, Andrew J. Pease
and William J. Ruehle.
10-Q
000- 23993
10.11
11/09/2004
10
.3*
Letter Agreement between the registrant and Scott A. McGregor
dated October 25, 2004.
X
10
.4*
Amended and Restated 1994 Stock Option Plan, together with form
of Stock Option Agreement, form of Stock Purchase Agreement,
form of Note Secured by Stock Pledge Agreement and form of
Stock Pledge Agreement.
S-1/A
333- 45619
10.3
02/27/1998
10
.5*
Special Stock Option Plan, together with form of Stock Option
Agreement and form of Stock Purchase Agreement.
S-1/A
333- 45619
10.12
03/23/1998
10
.6*
1998 Stock Incentive Plan (as amended and restated
March 23, 2004).
10-Q
000- 23993
10.4
05/10/2004
10
.7*
1998 Stock Incentive Plan forms of Notice of Grant of Stock
Option, Stock Issuance Agreement, Stock Purchase Agreement and
related Addenda.
S-8
333- 60763
99.2 & 99.4- 99.11
08/06/1998
10
.8*
1998 Stock Incentive Plan form of Notice of Grant of Stock
Option for the following executive officers: David A. Dull,
Bruce E. Kiddoo, Vahid Manian, Andrew J. Pease and William J.
Ruehle.
10-Q
000- 23993
10.3
11/09/2004
10
.9*
1998 Stock Incentive Plan form of Notice of Grant of Stock
Option, Stock Option Agreement and Addendum to Stock Option
Agreement for Scott A. McGregor.
X
10
.10*
1998 Stock Incentive Plan form of Stock Option Agreement.
10-Q
000- 23993
10.1
11/09/2004
Table of Contents
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
10
.11*
1998 Stock Incentive Plan form of Automatic Stock Option
Agreement.
10-Q
000- 23993
10.2
11/09/2004
10
.12*
1998 Stock Incentive Plan form of Executive Retention Program
Addendum to Stock Option Agreement for the following executive
officers: David A. Dull, Bruce E. Kiddoo, Vahid Manian, Andrew
J. Pease and William J. Ruehle.
10-Q
000- 23993
10.5
11/09/2004
10
.13*
1998 Stock Incentive Plan form of Special Stock Retention
Addendum to Stock Option Agreement for the registrants
Chief Executive Officer, Chief Financial Officer, Chief
Technical Officer and members of the registrants
Board of Directors.
10-Q
000- 23993
10.6
11/09/2004
10
.14*
1998 Stock Incentive Plan form of Restricted Stock Unit Award
Agreement.
10-Q
000- 23993
10.8
11/09/2004
10
.15*
1998 Stock Incentive Plan form of Executive Retention Program
Addendum to Restricted Stock Unit Award Agreement for the
following executive officers: David A. Dull, Bruce E. Kiddoo,
Vahid Manian, Andrew J. Pease and William J. Ruehle.
10-Q
000- 23993
10.10
11/09/2004
10
.16*
1998 Stock Incentive Plan form of Restricted Stock Unit Award
Agreement and Addendum to Restricted Stock Unit Award Agreement
for Scott A. McGregor.
X
10
.17*
1998 Employee Stock Purchase Plan (as amended and restated
March 21, 2003).
10-Q
000- 23993
10.1
11/07/2003
10
.18*
1998 Employee Stock Purchase Plan forms of Stock Purchase
Agreements and Enrollment/ Change Form.
10-K
000- 23993
10.5.1
03/15/2004
10
.19
1999 Special Stock Option Plan (as amended and restated
July 18, 2003).
10-Q
000- 23993
10.2
08/11/2003
10
.20
1999 Special Stock Option Plan form of Stock Option Agreement.
10-Q
000- 23993
10.2.1
08/11/2003
10
.21
1999 Special Stock Option Plan form of Notice of Grant of Stock
Option.
S-8
333- 93457
99.2
12/22/1999
10
.22*
Form of Indemnification Agreement for Directors of the
registrant.
S-1/A
333- 45619
10.1
02/27/1998
10
.23*
Form of Indemnification Agreement for Officers of the registrant.
S-1/A
333- 45619
10.2
02/27/1998
10
.24
Development, Supply and License Agreement dated
September 29, 1997 between the registrant and General
Instrument Corporation, formerly known as NextLevel Systems,
Inc.
S-1/A
333- 45619
10.8
02/27/1998
10
.25
Amendment dated November 22, 2000 to Development, Supply
and License Agreement between the registrant and General
Instrument Corporation.
10-K
000- 23993
10.16
04/02/2001
10
.26
Product Purchase Agreement dated November 22, 2000,
together with Amendment dated January 1, 2002, to Product
Purchase Agreement between the registrant and General Instrument
Corporation.
10-Q
000- 23993.
10.1
05/15/2002
Table of Contents
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
10
.27
Second Amendment dated December 3, 2002 to Product Purchase
Agreement between the registrant and General Instrument
Corporation.
10-K
000- 23993
10.22
03/31/2003
10
.28
Third Amendment dated as of January 1, 2003 to Product
Purchase Agreement between the registrant and General Instrument
Corporation.
8-K
000- 23993
99.1
04/16/2004
10
.29
Fourth Amendment dated March 31, 2004 to Product Purchase
Agreement between the registrant and General Instrument
Corporation.
10-Q
000- 23993
10.25
05/10/2004
10
.30
Industrial Lease (Single Tenant; Net) dated August 7, 1998
between the registrant and The Irvine Company.
S-1
333- 65117
10.15
09/30/1998
10
.31
First Amendment dated August 27, 1999 and Second Amendment
dated December 10, 1999 to Industrial Lease (Single Tenant,
Net), between the registrant and The Irvine Company.
10-K
000- 23993
10.20
03/31/2003
10
.32
Third Amendment (Single Tenant, Net) dated December 19,
2003 between the registrant and the Irvine Company.
10-Q
000- 23993
10.12
11/09/2004
10
.33
Industrial Lease (Multi-Tenant; Net) dated August 1, 2000
between the registrant and the Irvine Company; First Amendment
dated October 18, 2000 and Second Amendment dated
September 18, 2003 to Industrial Lease (Multi-Tenant; Net),
between the registrant and The Irvine Company.
X
10
.34
Lease Agreement dated February 1, 2000 between the
registrant and Conejo Valley Development Corporation.
10-K
000- 23993
10.17
03/19/2002
10
.35
Lease Agreement dated May 18, 2000 between the registrant
and M-D Downtown Sunnyvale, LLC.
10-K
000- 23993
10.21
03/31/2003
10
.36
Lease dated November 20, 2000 together with Second
Amendment dated March 30, 2001 to Lease between the
registrant and Sobrato Interests.
10-K
000- 23993
10.18
03/19/2002
10
.37
Lease (Multi-Tenant; Net) dated August 12, 2001 between the
registrant and The Irvine Company; Fourth Amendment dated
April 30, 2004 to Lease (Multi-Tenant; Net) between the
registrant and The Irvine Company.
X
10
.38
Lease Agreement dated December 29, 2004 between the
registrant and Irvine Commercial Property Company.
X
10
.39
Stipulation of Settlement (shareholder derivative actions) dated
October 26, 2005.
X
21
.1
Subsidiaries of the Company.
X
23
.1
Consent of Independent Auditors.
X
31
.1
Certification of the Chief Executive Officer, as required
pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
X
Table of Contents
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
31
.2
Certification of the Chief Financial Officer, as required
pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
X
32
Certifications of the Chief Executive Officer and Chief
Financial Officer, as required pursuant to Section 906 of
the Sarbanes-Oxley Act of 2002.
X
*
Indicates a management contract or compensatory plan or
arrangement.
Confidential treatment has been requested with respect to the
redacted portions of this amendment.
Confidential treatment has previously been granted by the SEC
for certain portions of the referenced exhibit pursuant to
Rule 406 under the Securities Act.
S-1
S-2
Table of Contents
Broadcom Corporation
By:
/s/
Scott A. McGregor
Scott A. McGregor
President and Chief Executive Officer
Signature
Title
Date
/s/
Scott A. McGregor
President and Chief Executive Officer and Director
(Principal Executive Officer)
March 1, 2005
/s/
Henry Samueli
Chairman of the Board and Chief Technical Officer
March 1, 2005
/s/
William J. Ruehle
Vice President and Chief Financial Officer (Principal Financial
Officer)
March 1, 2005
/s/
Bruce E. Kiddoo
Vice President and Corporate Controller (Principal Accounting
Officer)
March 1, 2005
/s/
George L. Farinsky
Director
March 1, 2005
/s/
John Major
Director
March 1, 2005
/s/
Alan E. Ross
Director
March 1, 2005
/s/
Robert E. Switz
Director
March 1, 2005
/s/
Werner F. Wolfen
Director
March 1, 2005
Table of Contents
S-1
Table of Contents
Balance at
Charged to
Charged to
Balance at
Beginning of
Costs and
Other
End of
Description
Year
Expenses
Accounts(a)
Deductions
Year
(In thousands)
$
6,493
$
1,793
$
300
$
(1,686
)
$
6,900
655
16,236
(13,199
)
3,692
444
2,507
(1,956
)
995
25,111
26,224
2,217
(8,801
)
44,751
5,996
14,812
157
(1,780
)
19,185
37,174
3,411
(13,468
)
27,117
$
75,873
$
61,572
$
6,085
$
(40,890
)
$
102,640
$
4,553
$
1,752
$
637
$
(449
)
$
6,493
762
16,772
(16,879
)
655
306
4,601
(4,463
)
444
15,898
11,069
2,908
(4,764
)
25,111
3,881
8,325
(6,210
)
5,996
55,691
2,932
(21,449
)
37,174
$
81,091
$
45,451
$
3,545
$
(54,214
)
$
75,873
$
5,375
$
$
$
(822
)
$
4,553
2,232
6,834
(8,304
)
762
8,143
(725
)
(7,112
)
306
17,117
5,705
429
(7,353
)
15,898
5,663
1,299
(3,081
)
3,881
10,594
126,495
(81,398
)
55,691
$
49,124
$
139,608
$
429
$
(108,070
)
$
81,091
(a) | Amounts represent beginning balances acquired through purchase acquisitions. |
S-2
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
2
.1
Merger Agreement and Plan of Reorganization by and among the
registrant, RCC Acquisition Corp., Reliance Computer Corp., and
the Other Parties Signatory Thereto dated as of January 5,
2001.
8-K
000- 23993
2.1
01/31/2001
3
.1
Amended and Restated Articles of Incorporation dated
March 3, 1998.
S-1/A
333- 45619
3.1
03/23/1998
3
.1.1
Certificate of Amendment of Amended and Restated Articles of
Incorporation dated December 28, 1999.
10-K
000- 23993
3.1.2
03/31/2003
3
.1.2
Certificate of Amendment of Amended and Restated Articles of
Incorporation dated June 26, 2000.
10-K
000- 23993
3.1.1
04/02/2001
3
.2
Bylaws as amended through August 21, 2003.
10-K
000- 23993
3.2
03/15/2004
10
.1*
2004 Bonuses & 2005 Base Salaries for Certain Executive
Officers.
8-K
000- 23993
10.1
02/07/2005
10
.2*
Form Letter Agreement for Executive Retention Program
between the registrant and the following executive officers:
David A. Dull, Bruce E. Kiddoo, Vahid Manian, Andrew J. Pease
and William J. Ruehle.
10-Q
000- 23993
10.11
11/09/2004
10
.3*
Letter Agreement between the registrant and Scott A. McGregor
dated October 25, 2004.
X
10
.4*
Amended and Restated 1994 Stock Option Plan, together with form
of Stock Option Agreement, form of Stock Purchase Agreement,
form of Note Secured by Stock Pledge Agreement and form of
Stock Pledge Agreement.
S-1/A
333- 45619
10.3
02/27/1998
10
.5*
Special Stock Option Plan, together with form of Stock Option
Agreement and form of Stock Purchase Agreement.
S-1/A
333- 45619
10.12
03/23/1998
10
.6*
1998 Stock Incentive Plan (as amended and restated
March 23, 2004).
10-Q
000- 23993
10.4
05/10/2004
10
.7*
1998 Stock Incentive Plan forms of Notice of Grant of Stock
Option, Stock Issuance Agreement, Stock Purchase Agreement and
related Addenda.
S-8
333- 60763
99.2 & 99.4- 99.11
08/06/1998
10
.8*
1998 Stock Incentive Plan form of Notice of Grant of Stock
Option for the following executive officers: David A. Dull,
Bruce E. Kiddoo, Vahid Manian, Andrew J. Pease and William J.
Ruehle.
10-Q
000- 23993
10.3
11/09/2004
10
.9*
1998 Stock Incentive Plan form of Notice of Grant of Stock
Option, Stock Option Agreement and Addendum to Stock Option
Agreement for Scott A. McGregor.
X
10
.10*
1998 Stock Incentive Plan form of Stock Option Agreement.
10-Q
000- 23993
10.1
11/09/2004
10
.11*
1998 Stock Incentive Plan form of Automatic Stock Option
Agreement.
10-Q
000- 23993
10.2
11/09/2004
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
10
.12*
1998 Stock Incentive Plan form of Executive Retention Program
Addendum to Stock Option Agreement for the following executive
officers: David A. Dull, Bruce E. Kiddoo, Vahid Manian, Andrew
J. Pease and William J. Ruehle.
10-Q
000- 23993
10.5
11/09/2004
10
.13*
1998 Stock Incentive Plan form of Special Stock Retention
Addendum to Stock Option Agreement for the registrants
Chief Executive Officer, Chief Financial Officer, Chief
Technical Officer and members of the registrants
Board of Directors.
10-Q
000- 23993
10.6
11/09/2004
10
.14*
1998 Stock Incentive Plan form of Restricted Stock Unit Award
Agreement.
10-Q
000- 23993
10.8
11/09/2004
10
.15*
1998 Stock Incentive Plan form of Executive Retention Program
Addendum to Restricted Stock Unit Award Agreement for the
following executive officers: David A. Dull, Bruce E. Kiddoo,
Vahid Manian, Andrew J. Pease and William J. Ruehle.
10-Q
000- 23993
10.10
11/09/2004
10
.16*
1998 Stock Incentive Plan form of Restricted Stock Unit Award
Agreement and Addendum to Restricted Stock Unit Award Agreement
for Scott A. McGregor.
X
10
.17*
1998 Employee Stock Purchase Plan (as amended and restated
March 21, 2003).
10-Q
000- 23993
10.1
11/07/2003
10
.18*
1998 Employee Stock Purchase Plan forms of Stock Purchase
Agreements and Enrollment/ Change Form.
10-K
000- 23993
10.5.1
03/15/2004
10
.19
1999 Special Stock Option Plan (as amended and restated
July 18, 2003).
10-Q
000- 23993
10.2
08/11/2003
10
.20
1999 Special Stock Option Plan form of Stock Option Agreement.
10-Q
000- 23993
10.2.1
08/11/2003
10
.21
1999 Special Stock Option Plan form of Notice of Grant of Stock
Option.
S-8
333- 93457
99.2
12/22/1999
10
.22*
Form of Indemnification Agreement for Directors of the
registrant.
S-1/A
333- 45619
10.1
02/27/1998
10
.23*
Form of Indemnification Agreement for Officers of the registrant.
S-1/A
333- 45619
10.2
02/27/1998
10
.24
Development, Supply and License Agreement dated
September 29, 1997 between the registrant and General
Instrument Corporation, formerly known as NextLevel Systems,
Inc.
S-1/A
333- 45619
10.8
02/27/1998
10
.25
Amendment dated November 22, 2000 to Development, Supply
and License Agreement between the registrant and General
Instrument Corporation.
10-K
000- 23993
10.16
04/02/2001
10
.26
Product Purchase Agreement dated November 22, 2000,
together with Amendment dated January 1, 2002, to Product
Purchase Agreement between the registrant and General Instrument
Corporation.
10-Q
000- 23993.
10.1
05/15/2002
10
.27
Second Amendment dated December 3, 2002 to Product Purchase
Agreement between the registrant and General Instrument
Corporation.
10-K
000- 23993
10.22
03/31/2003
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
10
.28
Third Amendment dated as of January 1, 2003 to Product
Purchase Agreement between the registrant and General Instrument
Corporation.
8-K
000- 23993
99.1
04/16/2004
10
.29
Fourth Amendment dated March 31, 2004 to Product Purchase
Agreement between the registrant and General Instrument
Corporation.
10-Q
000- 23993
10.25
05/10/2004
10
.30
Industrial Lease (Single Tenant; Net) dated August 7, 1998
between the registrant and The Irvine Company.
S-1
333- 65117
10.15
09/30/1998
10
.31
First Amendment dated August 27, 1999 and Second Amendment
dated December 10, 1999 to Industrial Lease (Single Tenant,
Net), between the registrant and The Irvine Company.
10-K
000- 23993
10.20
03/31/2003
10
.32
Third Amendment (Single Tenant, Net) dated December 19,
2003 between the registrant and the Irvine Company.
10-Q
000- 23993
10.12
11/09/2004
10
.33
Industrial Lease (Multi-Tenant; Net) dated August 1, 2000
between the registrant and the Irvine Company; First Amendment
dated October 18, 2000 and Second Amendment dated
September 18, 2003 to Industrial Lease (Multi-Tenant; Net),
between the registrant and The Irvine Company.
X
10
.34
Lease Agreement dated February 1, 2000 between the
registrant and Conejo Valley Development Corporation.
10-K
000- 23993
10.17
03/19/2002
10
.35
Lease Agreement dated May 18, 2000 between the registrant
and M-D Downtown Sunnyvale, LLC.
10-K
000- 23993
10.21
03/31/2003
10
.36
Lease dated November 20, 2000 together with Second
Amendment dated March 30, 2001 to Lease between the
registrant and Sobrato Interests.
10-K
000- 23993
10.18
03/19/2002
10
.37
Lease (Multi-Tenant; Net) dated August 12, 2001 between the
registrant and The Irvine Company; Fourth Amendment dated
April 30, 2004 to Lease (Multi-Tenant; Net) between the
registrant and The Irvine Company.
X
10
.38
Lease Agreement dated December 29, 2004 between the
registrant and Irvine Commercial Property Company.
X
10
.39
Stipulation of Settlement (shareholder derivative actions) dated
October 26, 2005.
X
21
.1
Subsidiaries of the Company.
X
23
.1
Consent of Independent Auditors.
X
31
.1
Certification of the Chief Executive Officer, as required
pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
X
Where Located
Exhibit
File
Exhibit
Filed
Number
Description
Form
No.
No.
Filing Date
Herewith
31
.2
Certification of the Chief Financial Officer, as required
pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
X
32
Certifications of the Chief Executive Officer and Chief
Financial Officer, as required pursuant to Section 906 of
the Sarbanes-Oxley Act of 2002.
X
* | Indicates a management contract or compensatory plan or arrangement. |
| Confidential treatment has been requested with respect to the redacted portions of this amendment. |
| Confidential treatment has previously been granted by the SEC for certain portions of the referenced exhibit pursuant to Rule 406 under the Securities Act. |
EXHIBIT 10.3
Confidential Treatment Requested
Omitted Portions Marked with [ * ] and Filed Separately with the SEC
October 25, 2004 BROADCOM CONFIDENTIAL
Mr. Scott A. McGregor
Dear Scott,
It is my pleasure to present you with this offer of employment to join Broadcom Corporation ("Broadcom" or the "company") in the position of President and Chief Executive Officer, reporting directly to the Broadcom Board of Directors (the "Board of Directors"). The specifics of our offer follow below. Certain capitalized terms not defined in this letter agreement (the "Letter Agreement") shall have the meanings defined in Appendix II. Appendices I and II are hereby incorporated as though set forth in full herein.
DUTIES & RESPONSIBILITIES
During your employment as President and Chief Executive Officer, you will be responsible for the general supervision, direction and control of the business and affairs of Broadcom and shall have such other duties and responsibilities as the Board of Directors and the Chairman of the Board shall designate that are consistent with your position as the most senior executive officer of Broadcom. As an employee, you will also serve without additional compensation as a member of the Board of Directors, as a member of any committee of the Board of Directors to which you may be appointed, and in any position as an officer and/or a member of the board of directors of any Broadcom subsidiary to which you may be appointed or elected, as the case may be. You will devote substantially all of your business time (excluding periods of vacation and absences made necessary because of illness or other traditionally approved leave purposes), energy and skill in the performance of your duties for Broadcom.
You agree to abide at all times by Broadcom's policies and procedures as the same may be revised and updated from time to time, including, without limitation, the Code of Ethics and Corporate Conduct (the "Code of Conduct"), Conflicts of Interest Policy, and Policy on Insider Trading and Unauthorized Disclosures.
Notwithstanding your commitment to devote substantially all of your business
time, energy and skill in the performance of your duties for Broadcom, you may
(i) participate in charitable, civic, educational, professional, community or
industry affairs of your choosing, (ii) serve on the board of directors or
advisory board of up to three other companies, of which one may be a
publicly-held company during the first twelve months of your employment and of
which two may be publicly-held companies after the first twelve months of your
employment, subject in each instance to the prior approval of the Board of
Directors or the designated committee of the Board of Directors (which may be
withheld for any reason or no reason in its sole discretion), and (iii) manage
your and your family's personal investments; provided that (i) the time that you
commit
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to such activities is reasonable, individually and in the aggregate, (ii) in all such activities and at all times you comply with Broadcom's Code of Conduct and Conflicts of Interest Policy as the same may be revised and updated from time to time, and (iii) unless otherwise specifically approved by the Board of Directors, your involvement in such activities shall be in a personal capacity only and not as a representative or delegate of Broadcom.
BASE SALARY AND BONUS
Your base salary will be $23,076.92 paid bi-weekly (equivalent to a $600,000 annualized rate).
In 2005 the Compensation Committee of the Board of Directors (the "Committee") will consider establishing an annual cash and/or equity bonus program for Broadcom that you will help the Committee define. You will be eligible to participate annually in any so established bonus program so that there is an incentive and reward structure for achieving successful performance of company objectives. The Committee is not obligated to establish any bonus program, and the Committee shall be free to change, revise, amend or cancel any bonus program that may be established from time to time.
STOCK OPTIONS AND RESTRICTED STOCK UNITS
Upon the commencement of your services as President and Chief Executive Officer of Broadcom on a full-time basis (the "Start Date"), you will receive a stock option grant to purchase two million (2,000,000) shares of Broadcom Class A Common Stock with an exercise price equal to the closing price of our Class A Common Stock on the NASDAQ National Market as of the Start Date. This option to purchase stock will vest with respect to 25% of the underlying shares upon the first anniversary of the Start Date. The remaining 75% of shares subject to this option will vest in equal monthly installments, on each monthly anniversary of the Start Date that occurs during the period of thirty-six months following the first anniversary of the Start Date. The stock option shall have a ten year term.
On or about the first anniversary of the Start Date, and provided that you are still employed as Chief Executive Officer of Broadcom or its highest parent entity, if any, on the grant date, you will receive an additional stock option grant to purchase five hundred thousand (500,000) shares of Broadcom Class A Common Stock with an exercise price equal to the closing price of our Class A Common Stock on the Nasdaq National Market on the grant date. The shares subject to this option will vest in equal monthly installments, on each monthly anniversary of the Start Date that occurs during the period of forty-eight months following the first anniversary of the Start Date. The stock option shall have a ten year term.
The foregoing grants will be made by the Committee pursuant to Broadcom's 1998 Stock Incentive Plan, as amended and restated. We have provided you with a copy of the 1998 Stock Incentive Plan together with our current forms of notice of grant of stock option and stock option agreement. The terms and conditions set forth therein are subject to change from time to time. Except as otherwise specifically provided herein, the stock option grants described above will
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have the same terms and conditions as those made generally available to newly-hired Broadcom executives at the time that your respective grants are made, and will be evidenced by agreements substantially in the forms provided to you. Such grants and any shares acquired pursuant to such grants shall also be subject to the restrictions provided in the settlement of Broadcom's shareholder derivative securities litigation (David v. Wolfen, et al).
On the Start Date, the Committee will award you a grant under the 1998 Stock Incentive Plan of two hundred thousand (200,000) restricted stock units to acquire, with no cash payment on your part (other than applicable income and employment taxes), an equal number of shares of Broadcom Class A Common Stock. These restricted stock units will generally vest in equal quarterly installments, on each quarterly date that is generally utilized by Broadcom for the vesting of restricted stock units issued to other Broadcom employees, or if no such quarterly date is generally utilized by Broadcom then on each quarterly anniversary of the Start Date, over the period of thirty-six months following the Start Date. Vesting of such restricted stock units shall not be subject to performance criteria other than continued service as an employee. The applicable number of shares of Class A Common Stock, which unless otherwise agreed shall be issued to you upon each vesting date of the restricted stock units, will be vested and unrestricted, except for any applicable restrictions under the securities laws.
All of the above equity grants and underlying shares of common stock and any other compensatory equity awards subsequently provided to you will be fully covered by an effective registration statement on Form S-8 (or other applicable registration statement) filed by Broadcom with the Securities and Exchange Commission (the "SEC"). The Committee granting your compensatory equity awards will be constituted in such a manner that such equity grants are exempt from liability under Section 16(b) of the Securities Exchange Act of 1934 (the "Exchange Act"), provided that an applicable exemption from liability continues to exist under the Exchange Act and applicable regulations promulgated thereunder.
To the extent permitted from time to time by applicable law, and subject to the restrictions provided in the settlement of Broadcom's shareholder derivative securities litigation (David v. Wolfen, et al), you will be able to exercise any stock options granted to you through a same day sale program established with a nationally recognized securities brokerage firm of your choice that is reasonably acceptable to Broadcom.
For your restricted stock units and any other restricted stock or equity awards that create taxable income to you at the time of vesting, if you are precluded by law at the time of vesting from selling Broadcom equity in an amount sufficient to result in proceeds at least equal to the tax obligation created by such vesting, then you shall, to the extent permitted from time to time by applicable law, be permitted to satisfy the applicable tax withholding obligations arising from the vesting of such awards through share withholding by Broadcom.
To the extent permitted from time to time by applicable law, you will also be permitted to implement and maintain, at your discretion, an exercise and selling trading plan covering your Broadcom equity in accordance with Rule 10b5-1 of the Exchange Act (a "10b5-1 Plan"). To the
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extent permitted from time to time by applicable law, you will be permitted to have an operational 10b5-1 Plan commencing at the time you select (provided that Broadcom must approve any commencement date that is within the first 90 days after the Start Date) and continuing during the entire time that you render services to Broadcom and you may, in your discretion, keep a 10b5-1 Plan active through the date that is 24 months after cessation of all your services to Broadcom. Any such plan will be in a form reasonably acceptable to Broadcom and will be established with a nationally recognized securities brokerage firm of your choice that is reasonably acceptable to Broadcom.
ANNUAL COMPENSATION REVIEW
Commencing in 2006, your total compensation for services rendered to the company will be reviewed by the Committee no later than the end of the second fiscal quarter of each year for possible increases considering the total compensation of chief executive officers of similarly situated companies and your performance as President and Chief Executive Officer of Broadcom. The Committee has no obligation to make any such increase, and you acknowledge that in any event the mix of your total compensation among salary, bonus and equity components may well differ from that of such other chief executive officers.
BENEFITS
As a Broadcom employee you will be eligible to participate in our employee benefits plan, which includes comprehensive medical, dental, vision, life and both short- and long-term disability insurance. In addition, you may participate in Broadcom's employee stock purchase plan, which allows employees to purchase a limited amount of Broadcom Class A Common Stock at a discounted price, a 401(k) savings program, ten (10) paid holidays, and paid vacation of 10 work days per year plus an additional work day for each completed year of service, up to a maximum of 20 work days.
The above benefits shall accrue in accordance with our stated policies and may change from time-to-time at Broadcom's discretion. We have provided you with a copy of our current benefits information for your convenience. Effective on your Start Date, or such other date as may be specified with regard to any particular benefit, you will be eligible for our current, comprehensive benefits package. Although the summary plan descriptions and other information from the Human Resources Department are designed to assist employees, the underlying plan documents themselves, which are available through the Human Resources Department, are the controlling documents with regard to these benefits. Should any questions relating to our benefits package arise, please feel free to discuss them with our benefits representative when you join Broadcom. At that time you will be asked to make a decision as to which of the medical plans best suit your needs.
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INDEMNIFICATION AND LIABILITY INSURANCE
You will be covered under Broadcom's insurance policies for directors and officers liability and will be provided indemnification (covering your services as an officer, director and/or employee) to the maximum extent permitted by Broadcom's bylaws and Articles of Incorporation, with such insurance coverage and indemnification to be on terms no less favorable than those provided as Broadcom's standard practice for senior executive officers and directors.
RELOCATION AND TEMPORARY LIVING EXPENSES
Broadcom will arrange for and pay for the movement of your household goods and storage thereof for up to six (6) months. Broadcom will also provide rental reimbursement for temporary housing for you and your family in the Orange County, California area for up to six (6) months. To the extent that Broadcom's payment of moving, storage or rental expenses results in federal or state taxable income to you, upon your certification to Broadcom of the state and federal tax rates applicable to you for the applicable period(s), Broadcom will make a cash payment to you equal to the amount of the additional federal and state income taxes payable according to such tax rates. Such payment will be made within thirty (30) days after you provide such certification.
Meals, phone services, utilities and miscellaneous expenses while staying in the temporary housing are not reimbursable unless otherwise reimbursable as regular business expenses.
TERMINATION
Employment with Broadcom is at-will. Broadcom may terminate your employment with or without "Cause" or in the event of your "Disability." You may terminate your employment with or without "Good Reason," and your employment automatically terminates upon your death. Any termination of your employment by Broadcom or you shall only be effective if communicated by a "Notice of Termination."
If Broadcom terminates your employment other than for Cause or Disability, or you terminate your employment for Good Reason, Broadcom agrees to make the payments and provide the benefits to you described in Appendix II (the "Severance Program"). Furthermore, Broadcom will pay certain "Accrued Obligations" and provide certain "Other Benefits" upon any termination of employment.
GENERAL TERMS
Please carefully review and consider the entire contents of this Letter Agreement, including the attached Appendix I, which outlines some of the most important terms and conditions of employment with Broadcom, and the attached Appendix II, which contains the terms of the Severance Program. This Letter Agreement, including the attached Appendices and any agreements relating to confidentiality and proprietary rights between you and Broadcom, sets forth the terms of your employment and constitutes the entire agreement between the parties, and
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supersedes all previous communications, representations, understandings, and agreements, whether oral or written, between the parties or any official or representative thereof, relating to the subject matter hereof. This Letter Agreement may not be modified or amended except by a written amendment signed by the parties hereto.
To indicate your acceptance of Broadcom's offer of employment, please sign and date this Letter Agreement in the space provided below acknowledging your acceptance and anticipated employment date, initial the last pages of Appendix I and Appendix II where indicated, and return all three to me. Please feel free to contact me if you need additional information or to discuss this offer further.
This offer of employment and Letter Agreement are subject to and conditioned upon your commencing services as President and Chief Executive Officer on a full-time basis no later than January 3, 2005.
Scott, the entire Board of Directors and I believe that you will make significant contributions to Broadcom. We look forward to your joining our company and contributing to our shared vision and future success.
Sincerely,
BROADCOM CORPORATION
/s/ Henry Samueli ------------------------------------ Henry Samueli, Ph.D. Chairman of the Board |
ACCEPTANCE:
I accept Broadcom Corporation's offer of employment on the terms and conditions set forth in this Letter Agreement, including the Appendices hereto.
Signed: /s/ Scott A. McGregor ----------------------------- Scott A. McGregor Date: October 25, 2004 |
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APPENDIX I - ADDITIONAL TERMS AND CONDITIONS
This Appendix I sets forth terms and conditions of the offer of employment made by Broadcom Corporation ("Broadcom") to Scott A. McGregor. This Appendix I is to be construed in conjunction with, and is made a part of, the Letter Agreement offering employment with Broadcom. Capitalized terms not defined in this Appendix I shall have the meanings defined elsewhere in the Letter Agreement.
1. Immigration, Examinations and Absence of Conflicts. The IMMIGRATION AND CONTROL ACT of 1986 requires employers to verify that every new employee is eligible for employment in the US. This offer of employment is conditional upon the verification of valid US employment eligibility within three (3) days of your hire date. An information sheet that outlines various documents you may use to confirm work eligibility has been provided to you. This offer is also conditional upon the completion of a comprehensive pre-employment medical examination and background investigation of you with results satisfactory to Broadcom in its sole discretion. By accepting Broadcom's offer, you consent to such examination and investigation by professionals employed for that purpose by Broadcom and to permit the material results thereof to be released to and discussed with the Board of Directors, and you agree to complete any information statements and execute any consents required to facilitate the same.
By accepting Broadcom's offer, you represent that you have satisfied any obligation you may have to provide notice to any previous employer and that your employment will not constitute a breach of or contravene the terms of any other employment agreement or other agreement to which you are a party or otherwise bound (including but not limited to any agreement that prohibits or restricts your employment as a result of Broadcom's competition with any entity) thereby preventing you from performing your duties pursuant to the Letter Agreement, and this offer and your employment are conditional upon the absence of any such breach or contravention that would prevent you from performing your duties pursuant to the Letter Agreement. [ * ]
2. Policies and Procedures; Confidentiality and Invention Assignment Agreement. You will be expected to abide by all Broadcom policies and procedures, including the Code of Conduct, Conflicts of Interest Policy, and Policy on Insider Trading and Unauthorized Disclosures, and including signing and complying with the Broadcom Confidentiality and Invention Assignment Agreement (the "CIAA"). The CIAA (a copy of which has been provided to you) prohibits, both during and after your employment with Broadcom, unauthorized use or disclosure to anyone outside of Broadcom of the proprietary or trade secret information of Broadcom, its customers and its clients, as well as the disclosure to Broadcom of the proprietary or trade secret information of others. In addition, this agreement provides for the assignment of employee inventions to Broadcom and prohibits employees for a period of one year after their employment from inducing employees or consultants to sever their relationship with Broadcom. Of course, this description is only a summary, and your actual obligations will be governed by the CIAA itself.
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3. Key Man Life Insurance. You agree that at any time during your employment, at the request of the Board of Directors or a committee thereof and without additional compensation, you will provide information, complete and sign applications, and submit to reasonable physical examinations for the purpose of qualifying for so-called "key man" life insurance to be paid for by and owned by Broadcom for its own benefit. Broadcom shall have no obligation to apply for or to obtain such insurance or to maintain in effect any such insurance that may issue for any specific period after its issuance. You understand and agree that neither you nor any of your beneficiaries shall have any pecuniary, ownership or beneficial interest in such insurance whatsoever, or to require that Broadcom maintain any such insurance in effect, except that if any such insurance is in effect at the date of termination of your employment for any reason other than your death or Disability, you shall have the right to have assigned to you any such policies of insurance that are so assignable, as provided pursuant to Subsection 1(e) of Appendix II or as otherwise provided by the policies or practices of Broadcom then in effect, upon payment by you to Broadcom of the cash surrender value, if any, and any prepaid premiums.
4. Governing Law. The laws of California shall govern the validity and interpretation of the Letter Agreement and the Severance Program, without regard to the conflicts of law principles applicable in California or any other jurisdiction.
5. Captions. The captions of the Letter Agreement (including the captions of its Appendices) are not part of the provisions of this agreement or the Severance Program and shall have no force or effect.
6. Notices. All notices and other communications hereunder shall be in writing and shall be given by hand delivery to the other party, by overnight courier prepaid, or by registered or certified mail, return receipt requested, postage prepaid, addressed (if to you) at the address you last provided in writing to Broadcom, and if to Broadcom, as follows:
Broadcom Corporation
16215 Alton Parkway
Irvine, California 92618
Attention: Chairman of the Board
or to such other address as either party may specify to the other from time to time by notice in writing.
Notices and communications shall be effective when actually received by the addressee. Neither your failure to give any notice required hereunder, nor defects or errors in any notice given by you, shall relieve Broadcom of any corresponding obligation under the Severance Program unless, and only to the extent that, Broadcom is actually and materially prejudiced thereby.
7. Severability. The invalidity or unenforceability of any provision of this agreement shall not affect the validity or enforceability of any other provision.
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8. Withholding Taxes. Broadcom may withhold from any amounts payable to you such Federal, state, local or foreign taxes as shall be required to be withheld pursuant to any applicable law or regulation.
9. No Waiver. Your failure or Broadcom's failure to insist upon strict compliance with any provision hereof or the failure to assert any right you or Broadcom may have hereunder, including, without limitation, your right to terminate employment for Good Reason, shall not be deemed to be a waiver of the application of such provision or right with respect to any subsequent event or the waiver of any other provision or right, including any provision or right under the Severance Program.
10. Breach and Remedies. Notwithstanding the provisions of Appendix II setting
forth certain payments and benefits that may be made upon the termination of
your employment, you and Broadcom retain any and all of your rights to assert
that the other party has breached the Letter Agreement (or any of the
compensatory equity agreements) by virtue of some action or inaction that does
not constitute "Cause" or "Good Reason" (as defined in Appendix II) and which,
if true, would thereby entitle you to damages or other appropriate relief;
provided, however, that any such action or inaction which is cured within 30
days after notice thereof shall not constitute a breach of the Letter Agreement;
further provided that the measure of your damages for any such breach by the
Company shall be your actual damages resulting therefrom and shall not be
determined with reference to the payments or benefits set forth in Subsections
1(a), 1(b) or 1(e) of Appendix II; and further provided that your resignation
(with or without "Good Reason") or your termination by Broadcom (with or without
"Cause") shall not be deemed a breach of the Letter Agreement.
11. Execution and Counterparts. The Letter Agreement may be executed in counterparts, each of which shall be deemed an original as against any party whose signature appears thereon, and all of which together shall constitute one and the same instrument. The Letter Agreement shall become binding when one or more counterparts hereof, individually or taken together, bearing the signatures of both you and Broadcom's representative are exchanged (including an exchange of counterparts via confirmed facsimile transmission; provided, however, that if the initial exchange of counterparts is via confirmed facsimile transmission, we shall also exchange signed originals as soon thereafter as feasible). Photographic copies of such signed counterparts may be used in lieu of the originals for any purpose.
12. Mandatory Arbitration. ANY AND ALL DISPUTES OR CONTROVERSIES BETWEEN YOU AND BROADCOM ARISING OUT OF, RELATING TO OR OTHERWISE CONNECTED WITH YOUR EMPLOYMENT, THE LETTER AGREEMENT, THE BENEFITS PROVIDED UNDER THE SEVERANCE PROGRAM AS SET FORTH IN APPENDIX II OR THE VALIDITY, CONSTRUCTION, PERFORMANCE OR TERMINATION OF THIS AGREEMENT SHALL BE SETTLED EXCLUSIVELY BY BINDING ARBITRATION TO BE HELD IN ORANGE COUNTY, CALIFORNIA. THE ARBITRATION PROCEEDINGS SHALL BE GOVERNED BY (i) THE NATIONAL RULES FOR THE RESOLUTION OF EMPLOYMENT DISPUTES THEN IN EFFECT OF THE AMERICAN ARBITRATION ASSOCIATION AND (ii) THE FEDERAL ARBITRATION
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ACT. TO THE EXTENT YOU ASSERT A CLAIM IN THE ARBITRATION THAT WOULD OTHERWISE BE REQUIRED TO BE FILED WITH A GOVERNMENTAL AGENCY, BROADCOM SHALL NOT ASSERT AS A DEFENSE THE FAILURE TO EXHAUST ADMINISTRATIVE REMEDIES WITH RESPECT TO SUCH CLAIM.
THE ARBITRATOR SHALL HAVE THE SAME, BUT NO GREATER, REMEDIAL AUTHORITY AS WOULD A COURT HEARING THE SAME DISPUTE. THE DECISION OF THE ARBITRATOR SHALL BE FINAL, CONCLUSIVE AND BINDING ON THE PARTIES TO THE ARBITRATION AND SHALL BE IN LIEU OF THE RIGHTS THOSE PARTIES MAY OTHERWISE HAVE TO A JURY TRIAL; PROVIDED, HOWEVER, THAT SUCH DECISION SHALL BE SUBJECT TO CORRECTION, CONFIRMATION OR VACATION IN ACCORDANCE WITH THE PROVISIONS AND STANDARDS OF APPLICABLE LAW GOVERNING THE JUDICIAL REVIEW OF ARBITRATION AWARDS.
THE PREVAILING PARTY IN SUCH ARBITRATION, AS DETERMINED BY THE ARBITRATOR, AND IN ANY ENFORCEMENT OR OTHER COURT PROCEEDINGS, SHALL BE ENTITLED, TO THE EXTENT PERMITTED BY LAW, TO REIMBURSEMENT FROM THE OTHER PARTY FOR ALL OF THE PREVAILING PARTY'S COSTS (EXCLUDING THE ARBITRATOR'S COMPENSATION AND OTHER ARBITRATION FEES AND COSTS, WHICH SHALL BE PAID BY BROADCOM IN ACCORDANCE WITH APPLICABLE LAW), EXPENSES AND ATTORNEY'S FEES. JUDGMENT SHALL BE ENTERED ON THE ARBITRATOR'S DECISION IN ANY COURT HAVING JURISDICTION OVER THE SUBJECT MATTER OF SUCH DISPUTE OR CONTROVERSY. NOTWITHSTANDING THE FOREGOING, EITHER PARTY MAY IN AN APPROPRIATE MATTER APPLY TO A COURT PURSUANT TO CALIFORNIA CODE OF CIVIL PROCEDURE SECTION 1281.8, OR ANY COMPARABLE STATUTORY PROVISION OR COMMON LAW PRINCIPLE, FOR PROVISIONAL RELIEF, INCLUDING A TEMPORARY RESTRAINING ORDER OR A PRELIMINARY INJUNCTION. TO THE EXTENT PERMITTED BY LAW, THE PROCEEDINGS AND RESULTS, INCLUDING THE ARBITRATOR'S DECISION, SHALL BE KEPT CONFIDENTIAL.
Initials: /s/ SM ------- |
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APPENDIX II - SEVERANCE PROGRAM
This Appendix II sets forth terms and conditions of a Severance Program which is part of the offer of employment made by Broadcom to Scott A. McGregor. This Appendix II is to be construed in conjunction with, and is made a part of, the Letter Agreement offering employment with Broadcom. Capitalized terms not defined in this Appendix II shall have the meanings defined elsewhere in the Letter Agreement.
1. Severance Benefits upon Certain Terminations. If your employment by Broadcom is terminated by you in a Notice of Termination specifying Good Reason, or by Broadcom in a Notice of Termination specifying no reason or a reason other than (i) Cause or (ii) your Disability, and your employment has not terminated automatically as a result of your death, Broadcom agrees, subject to the conditions and requirements set forth in this Appendix II, to make the payments and provide the benefits described below (the "Severance Program"):
(a) Salary Continuation. Broadcom shall continue to pay your base salary for a period of one (1) year following the "Date of Termination" (using your then current rate of base salary or, if you terminated your employment for Good Reason pursuant to Subsection 5(b) of this Appendix II due to an excessive reduction in base salary, then your rate of base salary immediately before the reduction).
(b) Options and other Equity Awards. Notwithstanding any less favorable terms of any stock option agreement or plan, any outstanding options to purchase shares of Broadcom's common stock or other equity awards granted to you by the Committee (including the restricted stock units granted to you) shall (i) immediately on the Date of Termination, vest as if you had completed an additional twenty-four (24) months of employment after the Date of Termination, and (ii) be exercisable for no less than twenty-four (24) months after the Date of Termination (or, if earlier, the date the option or other equity award would have expired had you remained employed by Broadcom during the entire 24 month period).
(c) Bonuses Not Yet Earned. Broadcom shall pay you (i) a cash bonus,
if any, which was not vested because of a requirement of continued
employment had not been satisfied by you as of the Date of Termination, but
with respect to which the applicable performance period had been fully
completed as of the Date of Termination (for the avoidance of doubt, a
bonus shall be payable under this Subsection 1(c)(ii) only to the extent
that any performance criteria with respect to such bonus had been satisfied
during the applicable performance period), plus (ii) a pro-rata share of
any cash bonus with respect to any period used for calculating bonuses that
had been partially completed by you as of the Date of Termination
(calculated as if you had fully satisfied the performance criteria (if any)
used to calculate such cash bonuses). Such pro-rata share shall equal the
fraction of the period for calculating such cash bonuses which preceded the
Date of Termination and shall be reduced dollar-for-dollar by any related
bonus payments previously made to you for any portion of your service
during the same period; provided, however, that in the event that as of the
Date of Termination it is manifestly apparent that all or part of the
applicable performance criteria cannot be satisfied for the period for
calculating such cash bonuses, the pro-rata share of cash bonus payable
hereunder
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attributable to the part(s) of the performance criteria that cannot be satisfied shall be reduced or eliminated, as the case may be. A bonus described in this Subsection 1(c) shall be payable to you only if, prior to the Date of Termination, the Committee had specifically designated the amount of bonus for which you would be eligible (or had specified your percentage participation in an executive bonus pool) as well as the performance criteria and any other conditions required to be satisfied in order for you to earn the bonus, either in whole or in part.
(d) Accrued Salary, Vacation Pay, Expenses, Earned Bonuses and Deferred Compensation. Broadcom shall, upon your Date of Termination, pay you a lump sum amount equal to the sum of (i) your full base salary through the Date of Termination at the rate in effect during such period, (ii) your accrued vacation pay, (iii) any unreimbursed business expenses incurred by you, (iv) any cash bonus which had been fully earned and vested (i.e., for which the applicable performance period and any service requirements for vesting had been fully completed) on or before the Date of Termination, but which had not been paid as of the Date of Termination (for the avoidance of doubt, any such bonus shall be payable only to the extent the applicable performance criteria had been satisfied during the applicable performance period), and (v) to the extent permissible under applicable law, any vested compensation previously deferred by you (including without limitation any contributions to the Broadcom 1998 Employee Stock Purchase Plan, as amended and restated, together with any accrued earnings or interest thereon), in each case to the extent not theretofore paid. Any vested deferred compensation that cannot in accordance with applicable law be paid to you on your Date of Termination shall be paid at such time and in such manner as set forth in the applicable plan or agreement governing the payment of that compensation. The amounts referred to in this Subsection 1(d) shall be referred to collectively as "Accrued Obligations."
(e) Benefit Continuation. For one (1) year after your Date of Termination, or such longer period as may be provided by the terms of the appropriate plan, program, practice or policy, Broadcom shall, subject to your payment of the employee portion of the premiums for coverage at the rate generally applicable to other senior executives of Broadcom whose employment with Broadcom has not terminated, continue to provide welfare benefits (including, without limitation, health, life and disability insurance), fringe benefits, and other perquisites to you and your family at least equal to those which would have been provided to them if your employment had not been terminated in accordance with the most favorable plans, practices, programs or policies of Broadcom and its affiliated companies applicable generally to other senior executives of Broadcom and their families immediately preceding the Date of Termination; provided, however, that if you become re-employed with another employer and are eligible to receive medical or other welfare benefits under another employer-provided plan, the medical and other welfare benefits otherwise payable to you hereunder shall be coordinated with the benefits provided under such other plan during such applicable period of eligibility such that there shall be no duplication of benefits, and for purposes of such coordination, the medical and welfare benefits otherwise payable to you hereunder shall be secondary to the benefits provided under such other plan.
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Following the one-year period of continued benefits referred to in this Subsection 1(e), you and your family shall be given the right to elect to continue benefits in all group medical plans for an additional period of two (2) years, subject to your payment of the employee portion of the premium for such coverage at the rate generally applicable to other senior executives of Broadcom whose employment with Broadcom has not terminated. The medical coverage provided pursuant to this Subsection 1(e) shall satisfy Broadcom's obligation to provide continued coverage under Section 601 of the Employee Retirement Income Security Act (commonly called "COBRA continuation") and Broadcom's obligations (if any) under similar state laws. At the end of the period of coverage, you shall have the option to have assigned to you any assignable insurance policy owned by Broadcom and relating specifically to you, upon payment by you to Broadcom of the cash surrender value, if any, and any prepaid premiums. At the end of the period of coverage, you will also retain any conversion or continued participation rights that you may have under any insurance policies applicable to you, which rights you may exercise in your discretion but at your own expense. In the event that your participation in any of the plans, programs, practices or policies of Broadcom referred to in this Subsection 1(e) is barred by the terms of such plans, programs, practices or policies, Broadcom shall provide you with benefits substantially similar to those to which you would be entitled as a participant in such plans, programs, practices or policies. Notwithstanding the foregoing, in no event shall you be allowed to participate in the Broadcom Employee Stock Purchase Plan or the 401(k) savings plan following your Date of Termination or to receive any substitute benefits hereunder in replacement of those particular benefits, but you shall be paid the full value of any vested benefits accrued to your benefit under such plans prior to the Date of Termination.
(f) Other Benefits. To the extent not theretofore paid or provided, Broadcom shall timely pay or provide to you any other amounts or benefits required to be paid or provided, or which you are eligible to receive, under any plan, program, policy, practice, contract or agreement of Broadcom and its affiliated companies, including but not limited to any benefits payable to you under a plan, policy, practice, etc., referred to in Section 10 of this Appendix II (all such other amounts and benefits being hereinafter referred to as "Other Benefits"), in accordance with the terms of such plan, program, policy, practice, contract or agreement.
2. Parachute Payments. In the event that any payments or benefits to which you
become entitled in accordance with the provisions of the Severance Program would
otherwise constitute a parachute payment under Section 280G of the U.S. Internal
Revenue Code, then such payments and benefits will be subject to reduction to
the extent necessary to assure that you receive only the greater of (i) the
amount of those payments or benefits which would not constitute such a parachute
payment or (ii) the amount which yields you the greatest after-tax amount of
benefits after taking into account any excise tax imposed on the payments and
benefits provided to you under this letter (or on any other benefits to which
you may be entitled in connection with a change in control or ownership of
Broadcom or the subsequent termination of your employment with Broadcom) under
Section 4999 of the U.S. Internal Revenue Code. To the extent any such reduction
is required, the dollar amount of your salary continuation payments under
Subsection
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1(a) will be reduced first, then the number of options or other equity awards to be modified pursuant to Subsection 1(b) shall be reduced in such order as shall be agreed upon by the Committee and you, and then finally your remaining benefits will be reduced.
3. Other Terminations. Notwithstanding the provisions of Section 1 of this Appendix II, if your employment is terminated by reason of your death or by Broadcom for Cause or for your Disability, or you terminate your employment without Good Reason, you shall not be entitled to participate in the Severance Program and your participation in the Severance Program shall terminate without further obligations to you or your legal representatives under the Severance Program; provided, however, that Broadcom shall timely pay the Accrued Obligations and shall timely pay or provide the Other Benefits to you, your legal representative or your designated beneficiaries, as the case may be, and further provided, that in the event your employment is terminated by reason of your death or Disability, then Broadcom shall also timely pay the bonuses described in Subsection 1(c) above, if any, to you or your legal representative and, notwithstanding any less favorable terms in any stock option or other equity award agreement or plan or this Severance Program or the Letter Agreement, any unvested portion of any stock options or equity awards granted to you by Broadcom (including the restricted stock units) on or after the date of the Letter Agreement shall immediately vest in full on the Date of Termination and remain exercisable by you or your legal representative for 12 months after the Date of Termination.
4. Cause. Broadcom may terminate your employment with or without Cause as defined in this Section 4. For purposes of the Letter Agreement and the Severance Program, "Cause" shall mean the reasonable and good faith determination by a majority of Broadcom's Board of Directors that any of the following events or contingencies exists or has occurred:
(a) You materially breached a fiduciary duty to Broadcom, materially breached a material term of the Confidentiality and Invention Assignment Agreement between you and Broadcom, or materially breached a material term or policy set forth or described in Broadcom's Code of Conduct;
(b) You are convicted of a felony that involves fraud, dishonesty, theft, embezzlement, and/or an act of violence or moral turpitude, or plead guilty or no contest (or a similar plea) to any such felony; or
(c) You committed an act or an omission that constitutes fraud, material negligence, or material misconduct in connection with your employment by Broadcom, including but not limited to a material violation of applicable material state or federal securities laws. Notwithstanding the foregoing, an isolated or occasional failure to file or late filing of a report required under Section 16 of the Exchange Act shall not be deemed a material violation for purposes of this Subsection 4(c). Furthermore, with respect to filing reports or certifications you are required to provide under the Exchange Act, with respect to a transaction's compliance with the requirements of Rule 144 under the Securities Act of 1933, or with respect to the implementation of your 10b5-1 Plan, you shall not have committed a material violation for purposes of this Subsection 4(c) if the
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violation occurred because you relied in good faith on a certification or certifications provided by Broadcom or an authorized employee or agent of Broadcom, unless you knew or should have known after reasonable diligence that such certification was inaccurate, or upon the processes or actions of the securities brokerage firm handling your transactions in Broadcom equities provided that you have used a nationally recognized securities brokerage firm with substantial prior experience in and established regular procedures for handling option and equity transactions by executive officers of public companies in the United States.
The foregoing shall constitute an exclusive list of the events or contingencies that may constitute Cause under the Letter Agreement.
No termination that is based exclusively upon your commission or alleged commission of act(s) or omission(s) that are asserted to constitute material negligence shall constitute Cause hereunder unless you have been afforded notice of the alleged acts or omissions and have failed to cure such acts or omissions within 30 days after receipt of such notice.
If, following the receipt of a Notice of Termination stating that your termination is for Cause, you believe that Cause does not exist, you may, by written notice delivered to the Board of Directors within three business (3) days after receipt of such Notice of Termination, request that your Date of Termination be delayed to permit you to appeal the Board of Directors' determination that Cause for such termination existed. If you so request, you will be placed on administrative leave for a period determined by the Board of Directors (not to exceed 30 days), during which you will be afforded an opportunity to request that the Board of Directors reconsider its decision concerning your termination. If the Board of Directors or an appropriate committee thereof has not previously provided you with an opportunity to be heard in person concerning the reasons for termination stated in the Notice of Termination, the Board of Directors will endeavor in good faith to provide you with such an opportunity during such period of administrative leave. It is understood and agreed that any change in your employment status that occurs in connection with or as a result of such an administrative leave shall not constitute Good Reason. The Board of Directors may, as a result of such a request for reconsideration, reinstate your employment, revise the original Notice of Termination, or affirm the original Notice of Termination. If the Board of Directors affirms the original Notice of Termination or the period of administrative leave ends before the Board of Directors takes action, the Date of Termination shall be the date specified in the original Notice of Termination. If the Board of Directors reinstates your employment or revises the original Notice of Termination, then the original Notice of Termination shall be void and neither its delivery nor its contents shall be deemed to constitute Good Reason.
5. Good Reason. You may terminate your employment with or without Good Reason as defined in this Section 5. For purposes of the Letter Agreement and the Severance Program, "Good Reason" shall mean:
(a) Except as you may agree in writing and except as a result of an administrative leave and the related procedure described in the definition of Cause, a change in your
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position (including status, offices, titles and reporting requirements)
with Broadcom that reduces your authority, duties or responsibilities as in
effect on the Start Date, or any other action by Broadcom which results in
a material diminution in such position, authority, duties or
responsibilities, excluding for this purpose an isolated, insubstantial or
inadvertent action which is remedied by Broadcom reasonably promptly after
Broadcom receives your notice thereof; for purposes of this Subsection
5(a), it will be deemed to be a material reduction or diminution in your
position or duties if (i) you are not at all times Broadcom's Chief
Executive Officer and a member of the Board of Directors of Broadcom (or
its successor), or in lieu thereof if Broadcom (or its successor) has any
parent entities then you are not at all times the Chief Executive Officer
and a member of the board of directors of the highest such parent entity,
(ii) Broadcom (acting through its Board of Directors) [ * ] publicly and
materially disparages you through any oral or written communications to any
third party (provided, however, that in no event shall non-public
communications by or between you and Broadcom or any member of its Board of
Directors, such as performance reviews, be considered to constitute such
public and material disparagement), or (iii) Broadcom hires, appoints or
promotes any person to an executive officer position at Broadcom without
your prior consent (which you shall not unreasonably withhold);
(b) Any reduction in your base salary, as the same may be increased from time-to-time, in each case; provided, however, that a reduction or series of reductions in your base salary (not exceeding 15% in the aggregate) that is part of a broad-based reduction in base salaries for management employees and pursuant to which your base salary is not reduced by a greater percentage than the reductions applicable to other management employees shall not constitute Good Reason;
(c) The taking of any action by Broadcom (including the elimination of benefit plans without providing substitutes therefor or the reduction of your benefits thereunder) that would materially diminish the aggregate value of your bonuses and other cash incentive awards and other fringe benefits, including executive benefits and perquisites, from the levels in effect on the Start Date, by more than fifteen percent (15%) in the aggregate; provided, however, that (i) a reduction in your bonuses, cash awards or benefits that is part of a broad-based reduction in corresponding bonuses, awards or benefits for management employees and pursuant to which your bonuses, awards or benefits are not reduced by a greater percentage than the reductions applicable to other management employees, and (ii) a reduction in your bonuses and other cash incentive awards occurring as a result of your failure or Broadcom's failure to satisfy performance criteria applicable to such bonuses or awards, shall not constitute Good Reason;
(d) Broadcom's requiring you to be based at any office or location which increases the distance from your home to the office or location by more than fifty (50) miles from the distance in effect as of the date that such requirement is imposed;
(e) Any purported termination by Broadcom of your employment otherwise than pursuant to a Notice of Termination (for avoidance of doubt, the delivery or contents of a
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Notice of Termination that is revised or voided under the procedure provided in the definition of Cause shall not constitute Good Reason); or
(f) Any failure by Broadcom (or any successor) to comply with and
satisfy Section 12 of this Appendix after receipt of written notice from
you of such failure and a reasonable cure period of not less than thirty
(30) days.
The foregoing shall constitute an exclusive list of the events or contingencies that may constitute Good Reason under the Letter Agreement.
Notwithstanding the above, an isolated or inadvertent action or inaction by Broadcom that causes Broadcom to fail to comply with Subsections 5(b) or 5(c) and which is cured within ten days of your notifying Broadcom of such action or inaction shall not constitute Good Reason. Furthermore, no act, occurrence or condition set forth in this Section 5 shall constitute Good Reason if you consent in writing to such act, occurrence or condition, whether such consent is delivered before or after the act, occurrence or condition comes to pass.
6. Death. Your employment shall terminate automatically upon your death.
7. Disability. If your Disability occurs while you are employed by Broadcom and no reasonable accommodation is available to permit you to continue to perform the essential duties and responsibilities of your position, Broadcom may give you written notice of its intention to terminate your employment. In such event, your employment with Broadcom shall terminate effective on the 30th day after you receive such notice (the "Disability Effective Date"), provided that, within the 30 days after such receipt, you shall not have returned to performing your duties. For purposes of the Letter Agreement and the Severance Program, "Disability" shall mean your absence from your duties with Broadcom on a full-time basis for 120 consecutive business days as a result of incapacity due to mental or physical illness which is both (i) determined to be total and permanent by two (2) physicians selected by Broadcom or its insurers and acceptable to you or your legal representative, and (ii) entitles you to the payment of long-term disability benefits from Broadcom's long-term disability plan commencing immediately upon the Disability Effective Date.
8. Notice of Termination. For purposes of the Severance Program, a "Notice of Termination" means a written notice which (i) indicates the specific termination provision relied upon, (ii) to the extent applicable, sets forth in reasonable detail the facts and circumstances claimed to provide a basis for termination of your employment under the provision so indicated, and (iii) if the Date of Termination (as defined below) is other than the date of receipt of such notice, specifies the termination date (which date, except in the case of a termination by you without Good Reason, shall be not more than thirty days after the giving of such notice). The basis for termination set forth in any Notice of Termination shall constitute the exclusive set of facts and circumstances upon which the party may rely to attempt to demonstrate that Cause or Good Reason (as the case may be) for such termination existed.
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9. Date of Termination. "Date of Termination" means (i) except as set forth in the definition of Cause, if your employment is terminated by Broadcom or by you for any reason other than death or Disability, the date of receipt of the Notice of Termination or a later date (within the limit set forth in the definition of Notice of Termination) specified therein, as the case may be, and (ii) if your employment is terminated by reason of death or Disability, the Date of Termination shall be the date of your death or the Disability Effective Date, as the case may be.
10. Non-exclusivity of Rights. Nothing in the Severance Program shall prevent or limit your continuing or future participation in any plan, program, policy or practice provided by Broadcom or any of its affiliated companies and for which you may qualify, nor shall anything herein limit or otherwise affect such rights as you may have under any contract or agreement with Broadcom or any of its affiliated companies. Amounts which are vested benefits or which you are otherwise entitled to receive under any plan, policy, practice or program of or any contract or agreement with Broadcom or any of its affiliated companies at or subsequent to the Date of Termination shall be payable in accordance with such plan, policy, practice or program or contract or agreement except as explicitly modified by the Severance Program.
11. Full Settlement.
(a) Except as specifically set forth in this Appendix or the accompanying Letter Agreement, Broadcom's obligation to make the payments provided for in the Severance Program and otherwise to perform its obligations hereunder shall not be affected by any set-off, counterclaim, recoupment, defense or other claim, right or action which Broadcom may have against you or others, except only for any advances made to you or for taxes that Broadcom is required to withhold by law. In no event shall you be obligated to seek other employment or take any other action by way of mitigation of the amounts payable to you under any of the provisions of the Severance Program and, except regarding certain medical and welfare benefits as provided in Subsection 1(e), such amounts shall not be reduced whether or not you obtain other employment.
(b) Except to the extent precluded by applicable law, to be eligible to receive the payments and benefits under the Severance Program (other than the Accrued Obligations and Other Benefits, the payment or provision of which shall not be conditioned upon your execution of the separation agreement described in this Subsection 11(b)), you must, following your termination of employment, execute a separation agreement that includes (i) a general release (in a form acceptable to Broadcom) in favor of Broadcom and its subsidiaries, officers, directors, employees and agents which shall cover all claims you may have relating to your employment with Broadcom and the termination of that employment, other than claims relating to any benefits to which you become entitled under the Severance Program, (ii) mutual non-disparagement provisions, and (iii) a provision that precludes you from soliciting or inducing Broadcom employees to work for yourself, for an entity of which you are an employee or investor, or for any third party for a period of two years from the later of the Date of Termination or the date of execution of the separation agreement. To be eligible to receive the payments and benefits under the Severance Program, you must also be and remain in material
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compliance with your obligations to Broadcom pursuant to the Confidentiality and Invention Assignment Agreement during and subsequent to your employment.
12. Successors.
(a) Any benefits payable under the Severance Program are personal to you and without the prior written consent of Broadcom shall not be assignable by you otherwise than by will or the laws of descent and distribution. The benefits under the Severance Program shall inure to the benefit of and be enforceable by your legal representatives.
(b) Any rights and obligations under the Severance Program shall inure to the benefit of and be binding upon Broadcom and its successors and assigns.
(c) Broadcom will require any successor (whether direct or indirect, by purchase, merger, consolidation or otherwise) to all or substantially all of the business and/or assets of Broadcom to expressly assume and agree in writing to perform its obligations under this agreement and the Severance Program in the same manner and to the same extent that Broadcom would be required to perform it if no such succession had taken place. As used in the Severance Program, "Broadcom" shall include any successor to all or substantially all of its business and/or assets, as aforesaid, which assumes and agrees to perform the obligations created by the Severance Program by operation of law, or otherwise.
Initials: /s/ SM ------- |
EXHIBIT 10.9
BROADCOM CORPORATION
NOTICE OF GRANT OF STOCK OPTION
Notice is hereby given of the following option grant (the "Option") to purchase shares of the Common Stock of Broadcom Corporation (the "Corporation"):
Optionee: Scott A. McGregor Grant Date: Vesting Commencement Date: Exercise Price: $ per share Number of Option Shares: Expiration Date: Type of Option: Incentive Stock Option or Non-Statutory Stock Option |
Exercise Schedule: [for initial grants: The Option shall become exercisable for twenty-five percent (25%) of the Option Shares upon Optionee's completion of one (1) year of Service measured from the Vesting Commencement Date and shall become exercisable for the balance of the Option Shares in thirty-six (36) successive equal monthly installments upon Optionee's completion of each additional month of Service over the thirty-six (36) month period measured from the first anniversary of the Vesting Commencement Date.] [For subsequent grants: The Option shall become exercisable in forty-eight (48) successive equal monthly installments upon Optionee's completion of each additional month of Service over the forty-eight (48) month period measured from the first anniversary of the Vesting Commencement Date. In no event shall the Option become exercisable for any additional Option Shares after Optionee's cessation of Service.] In no event shall the Option become exercisable for any additional Option Shares after Optionee's cessation of Service.
Optionee understands and agrees that the Option is granted subject to and in accordance with the terms of the Broadcom Corporation 1998 Stock Incentive Plan, as amended and restated (the "Plan"). Optionee further agrees to be bound by the terms of the Plan and the terms of the Option as set forth in the Stock Option Agreement attached hereto as Appendix A. Optionee hereby acknowledges receipt of a copy of the official prospectus for the Plan in the form attached hereto as Appendix B. A copy of the Plan is available upon request made to the Corporate Secretary at the Corporation's principal offices. The Option shall also be governed by (i) the terms of the Addendum to Stock Option Agreement attached hereto as Appendix C and (ii) the terms of the Special Stock Retention Addendum to Stock Option Agreement attached hereto as Appendix D.
No Employment or Service Contract. Nothing in this Notice or in the attached Stock Option Agreement or in the Plan shall confer upon Optionee any right to continue in Service for any period of specific duration or interfere with or otherwise restrict in any way the rights of the Corporation (or any Parent or Subsidiary employing or retaining Optionee) or of Optionee, which rights are hereby expressly reserved by each, to terminate Optionee's Service at any time for any reason, with or without cause.
Definitions. All capitalized terms in this Notice shall have the meaning assigned to them in this Notice or in the attached Stock Option Agreement.
Date: ___________ __, 200_ Broadcom Corporation ------------------------------------ Optionee ------------------------------------- ------------------------------------ By: Address Title: ------------------------------------ |
ATTACHMENTS: A -- STOCK OPTION AGREEMENT; B -- PLAN SUMMARY AND PROSPECTUS; C -- ADDENDUM TO STOCK OPTION AGREEMENT; D. -- STOCK RETENTION ADDENDUM
BROADCOM CORPORATION
STOCK OPTION AGREEMENT
RECITALS
A. The Board has adopted the Plan for the purpose of retaining the services of selected Employees, non-employee members of the Board or of the board of directors of any Parent or Subsidiary and consultants and other independent advisors who provide services to the Corporation (or any Parent or Subsidiary).
B. Optionee is to render valuable services to the Corporation (or a Parent or Subsidiary), and this Agreement is executed pursuant to, and is intended to carry out the purposes of, the Plan in connection with the Corporation's grant of an option to Optionee.
C. All capitalized terms in this Agreement shall have the meaning assigned to them in the attached Appendix.
NOW, THEREFORE, it is hereby agreed as follows:
1. GRANT OF OPTION. The Corporation hereby grants to Optionee, as of the Grant Date, an option to purchase up to the number of Option Shares specified in the Grant Notice. The Option Shares shall be purchasable from time to time during the option term specified in Paragraph 2 at the Exercise Price.
2. OPTION TERM. This option shall have a maximum term of ten (10) years measured from the Grant Date and shall accordingly expire at the close of business on the Expiration Date, unless sooner terminated in accordance with Paragraph 5 or 6.
3. LIMITED TRANSFERABILITY. This option shall be neither transferable nor assignable by Optionee other than by will or by the laws of descent and distribution following Optionee's death and may be exercised, during Optionee's lifetime, only by Optionee. However, if this option is designated a Non-Statutory Option in the Grant Notice, then this option may, in connection with the Optionee's estate plan, be assigned in whole or in part during Optionee's lifetime to one or more members of the Optionee's immediate family or to a trust established for the exclusive benefit of Optionee and/or one or more such family members. The assigned portion shall be exercisable only by the person or persons who acquire a proprietary interest in the option pursuant to such assignment. The terms applicable to the assigned portion shall be the same as those in effect for this option immediately prior to such assignment.
4. DATES OF EXERCISE. This option shall become exercisable for the Option Shares in one or more installments as specified in the Grant Notice. As the option becomes exercisable for such installments, those installments shall accumulate, and the option shall remain exercisable for the accumulated installments until the Expiration Date or sooner termination of the option term under Paragraph 5 or 6. Notwithstanding the foregoing, should the Optionee elect to
exercise this option during any period during which the Optionee is under investigation by the Corporation for Misconduct, then any Option Shares acquired by the Optionee as a result of such exercise and/or the net proceeds of any sale or sales of those acquired Option Shares (the gross sale proceeds less any Exercise Price payment or withholding taxes due the Corporation and broker commissions) during such period shall be held by the Corporation in escrow until such time as the investigation is satisfactorily completed.
5. CESSATION OF SERVICE/TERMINATION OF OPTION. The option term specified in Paragraph 2 shall terminate (and this option shall cease to be outstanding) prior to the Expiration Date should any of the following provisions become applicable:
(a) Should Optionee cease to remain in Service for any reason (other than death, Permanent Disability or Misconduct) while holding this option, then Optionee shall have a period of three (3) months (commencing with the date of such cessation of Service) during which to exercise this option, but in no event shall this option be exercisable at any time after the Expiration Date.
(b) Should Optionee die while holding this option, then the personal representative of Optionee's estate or the person or persons to whom the option is transferred pursuant to Optionee's will or in accordance with the laws of inheritance shall have the right to exercise this option. Such right shall lapse, and this option shall cease to be outstanding, upon the earlier of (i) the expiration of the twelve (12)-month period measured from the date of Optionee's death or (ii) the Expiration Date.
(c) Should Optionee cease Service by reason of Permanent Disability
while holding this option, then Optionee shall have a period of twelve
(12) months (commencing with the date of such cessation of Service)
during which to exercise this option. In no event shall this option be
exercisable at any time after the Expiration Date.
(d) The applicable post-Service exercise period in effect for this option pursuant to the foregoing provisions of this Paragraph 5 shall automatically be extended by an additional period of time equal in duration to any interval within that otherwise applicable post-Service exercise period during which the exercise of this option or the immediate sale of the Option Shares acquired hereunder cannot be effected in compliance with applicable federal and state securities laws, but in no event shall such an extension result in the continuation of this option beyond the Expiration Date.
(e) During the limited period of post-Service exercisability, this option may not be exercised in the aggregate for more than the number of vested Option Shares for which the option is exercisable at the time of Optionee's cessation of Service. Upon the expiration of such limited exercise period or (if earlier) upon the Expiration Date, this option shall terminate and cease to be outstanding for any vested Option Shares for which the option has not been exercised. However, except as set forth herein, this option shall, immediately upon Optionee's cessation of Service for any reason, terminate and cease to be outstanding with respect to any Option Shares in which Optionee is not otherwise at that time vested or for which this option is not otherwise at that time exercisable.
(f) Should Optionee's Service be terminated for Misconduct or should Optionee engage in Misconduct at any time Optionee holds this option, then this option shall terminate immediately and cease to remain outstanding.
6. SPECIAL ACCELERATION OF OPTION.
(a) This option to the extent outstanding at the time of a Change in Control but not otherwise fully exercisable, shall NOT become exercisable on an accelerated basis if and to the extent: (i) this option is, in connection with the Change in Control, to be assumed by the successor corporation (or parent thereof) or otherwise continued in full force and effect pursuant to the terms of the Change in Control transaction or (ii) this option is to be replaced with a cash incentive program of the successor corporation which preserves the spread existing at the time of the Change in Control on the Option Shares for which this option is not otherwise at that time exercisable (the excess of the Fair Market Value of those Option Shares over the aggregate Exercise Price payable for such shares) and provides for subsequent payout of that spread in accordance with the same option exercise/vesting schedule set forth in the Grant Notice. However, if none of the foregoing conditions apply to this option at the time of Change in Control, then this option shall automatically accelerate so that such option shall, immediately prior to the effective date of that Change in Control, become exercisable for all the shares of Common Stock at the time subject to this option and may be exercised for any or all of those shares as fully vested shares of Common Stock.
(b) Immediately following the Change in Control, this option shall terminate and cease to be outstanding, except to the extent this option is assumed by the successor corporation (or parent thereof) in connection with the Change in Control or is otherwise to continue in full force and effect pursuant to the terms of the Change in Control transaction.
(c) If this option is assumed in connection with a Change in Control or is otherwise to continue in full force and effect, then this option shall be appropriately adjusted, immediately after such Change in Control, to apply to the number and class of securities which would have been issuable to Optionee in consummation of such Change in Control had the option been exercised immediately prior to such Change in Control, and appropriate adjustments shall also be made to the Exercise Price, provided the aggregate Exercise Price shall remain the same. To the extent the actual holders of the Corporation's outstanding Common Stock receive cash consideration for their Common Stock in consummation of the Change in Control transaction, the successor corporation may, in connection with the assumption or continuation of this option, substitute one or more shares of its own common stock with a fair market value equivalent to the cash consideration paid per share of Common Stock in such Change in Control transaction.
(d) This Agreement shall not in any way affect the right of the Corporation to adjust, reclassify, reorganize or otherwise change its capital or business structure or to merge, consolidate, dissolve, liquidate or sell or transfer all or any part of its business or assets.
7. ADJUSTMENT IN OPTION SHARES. Should any change be made to the Common Stock by reason of any stock split, stock dividend, recapitalization, combination of shares, exchange of shares or other change affecting the outstanding Common Stock as a class without the Corporation's receipt of consideration, appropriate adjustments shall be made to (i) the total number and/or class of securities subject to this option and (ii) the Exercise Price to reflect such change and thereby preclude a dilution or enlargement of benefits hereunder.
8. SHAREHOLDER RIGHTS. The holder of this option shall not have any shareholder rights with respect to the Option Shares until such person shall have exercised the option, paid the Exercise Price and any required withholding taxes and become a holder of record of the purchased shares.
9. MANNER OF EXERCISING OPTION.
(a) To exercise this option with respect to all or any part of the Option Shares for which this option is at the time exercisable, Optionee (or any other person or persons exercising the option) must take the following actions:
(i) Execute and deliver to the Corporation a Notice of Exercise for the Option Shares for which the option is exercised or comply with such other procedures as the Corporation may establish for notifying the Corporation of the exercise of this option for one or more Option Shares.
(ii) Pay the aggregate Exercise Price for the purchased shares in one or more of the following forms:
(A) cash or check made payable to the Corporation;
(B) shares of Common Stock held by Optionee (or any other person or persons exercising the option) for the requisite period necessary to avoid a charge to the Corporation's earnings for financial reporting purposes and valued at Fair Market Value on the Exercise Date; or
(C) through a special sale and remittance procedure pursuant to which Optionee (or any other person or persons exercising the option) shall concurrently provide irrevocable instructions (I) to a Corporation-designated brokerage firm(1) to effect the immediate sale of the purchased shares and remit to the Corporation, out of the sale proceeds available on the settlement date, sufficient funds to cover the aggregate Exercise Price payable for the purchased shares plus all applicable Federal, state and local income and employment taxes required to be withheld by the Corporation by reason of such exercise, and (II) to the Corporation to deliver the certificates for the purchased shares directly to such brokerage firm to complete the sale.
(1) With respect to Section 16 Insiders, the brokerage firm need only be reasonably satisfactory to the Corporation for purposes of administering such procedure.
Except to the extent the sale and remittance procedure is utilized in connection with the option exercise, payment of the Exercise Price must accompany the Notice of Exercise delivered to the Corporation in connection with the option exercise.
(iii) Furnish to the Corporation appropriate documentation that the person or persons exercising the option (if other than Optionee) have the right to exercise this option.
(iv) Make appropriate arrangements with the Corporation (or Parent or Subsidiary employing or retaining Optionee) for the satisfaction of all Federal, state and local income and employment tax withholding requirements applicable to the option exercise.
(b) As soon as practical after the Exercise Date, the Corporation shall issue to or on behalf of Optionee (or any other person or persons exercising this option) a certificate for the purchased Option Shares, with the appropriate legends affixed thereto.
(c) In no event may this option be exercised for any fractional shares.
10. COMPLIANCE WITH LAWS AND REGULATIONS.
(a) The exercise of this option and the issuance of the Option Shares upon such exercise shall be subject to compliance by the Corporation and Optionee with all applicable requirements of law relating thereto and with all applicable regulations of any stock exchange (or the NASDAQ National Market(R), if applicable) on which the Common Stock may be listed for trading at the time of such exercise and issuance.
(b) The inability of the Corporation to obtain approval from any regulatory body having authority deemed by the Corporation to be necessary to the lawful issuance and sale of any Common Stock pursuant to this option shall relieve the Corporation of any liability with respect to the non-issuance or sale of the Common Stock as to which such approval shall not have been obtained. The Corporation, however, shall use its best efforts to obtain all such approvals.
11. SUCCESSORS AND ASSIGNS. Except to the extent otherwise provided in Paragraphs 3 and 6, the provisions of this Agreement shall inure to the benefit of, and be binding upon, the Corporation and its successors and assigns and Optionee, Optionee's assigns and the legal representatives, heirs and legatees of Optionee's estate.
12. NOTICES. Any notice required to be given or delivered to the Corporation under the terms of this Agreement shall be in writing and addressed to the Corporation at its principal corporate offices. Any notice required to be given or delivered to Optionee shall be in writing and addressed to Optionee at the address indicated below Optionee's signature line on the Grant Notice. All notices shall be deemed effective upon personal delivery or upon deposit in the U.S. mail, postage prepaid and properly addressed to the party to be notified.
13. CONSTRUCTION. This Agreement and the option evidenced hereby are made and granted pursuant to the Plan and are in all respects limited by and subject to the terms of the Plan. The Plan Administrator shall have the discretionary authority to interpret and construe any term or provision of the Plan or this Agreement, and such interpretation shall be binding on all persons having an interest in this option.
14. GOVERNING LAW. The interpretation, performance and enforcement of this Agreement shall be governed by the laws of the State of California without resort to that State's conflict-of-laws rules.
15. MANDATORY ARBITRATION. ANY AND ALL DISPUTES OR CONTROVERSIES BETWEEN OPTIONEE AND THE CORPORATION ARISING OUT OF, RELATING TO OR OTHERWISE CONNECTED WITH THIS AGREEMENT OR THE OPTION EVIDENCED HEREBY OR THE VALIDITY, CONSTRUCTION, PERFORMANCE OR TERMINATION OF THIS AGREEMENT SHALL BE SETTLED EXCLUSIVELY BY BINDING ARBITRATION PURSUANT TO SECTION 12 OF APPENDIX I TO THE LETTER AGREEMENT BETWEEN OPTIONEE AND THE CORPORATION DATED OCTOBER 25, 2004, WHICH IS INCORPORATED BY REFERENCE HEREIN AS IF SET FORTH FULLY HEREIN.
16. EXCESS SHARES. If the Option Shares covered by this Agreement exceed, as of the Grant Date, the number of shares of Common Stock which may without shareholder approval be issued under the Plan, then this option shall not become exercisable with respect to those excess shares, unless shareholder approval of an amendment sufficiently increasing the number of shares of Common Stock issuable under the Plan is obtained in accordance with the provisions of the Plan.
17. ADDITIONAL TERMS APPLICABLE TO AN INCENTIVE OPTION. In the event this option is designated an Incentive Option in the Grant Notice, the following terms and conditions shall also apply to the grant:
(a) This option shall cease to qualify for favorable tax treatment as an Incentive Option if (and to the extent) this option is exercised for one or more Option Shares: (A) more than three (3) months after the date Optionee ceases to be an Employee for any reason other than death or Permanent Disability or (B) more than twelve (12) months after the date Optionee ceases to be an Employee by reason of Permanent Disability.
(b) No installment under this option shall qualify for favorable tax treatment as an Incentive Option if (and to the extent) the aggregate Fair Market Value (determined at the Grant Date) of the Common Stock for which such installment first becomes exercisable hereunder would, when added to the aggregate value (determined as of the respective date or dates of grant) of the Common Stock or other securities for which this option or any other Incentive Options granted to Optionee prior to the Grant Date (whether under the Plan or any other option plan of the Corporation or any Parent or Subsidiary) first become exercisable during the same calendar year, exceed One
Hundred Thousand Dollars ($100,000) in the aggregate. Should such One Hundred Thousand Dollar ($100,000) limitation be exceeded in any calendar year, this option shall nevertheless become exercisable for the excess shares in such calendar year as a Non-Statutory Option.
(c) Should the exercisability of this option be accelerated upon a Change in Control, then this option shall qualify for favorable tax treatment as an Incentive Option only to the extent the aggregate Fair Market Value (determined at the Grant Date) of the Common Stock for which this option first becomes exercisable in the calendar year in which the Change in Control occurs does not, when added to the aggregate value (determined as of the respective date or dates of grant) of the Common Stock or other securities for which this option or one or more other Incentive Options granted to Optionee prior to the Grant Date (whether under the Plan or any other option plan of the Corporation or any Parent or Subsidiary) first become exercisable during the same calendar year, exceed One Hundred Thousand Dollars ($100,000) in the aggregate. Should the applicable One Hundred Thousand Dollar ($100,000) limitation be exceeded in the calendar year of such Change in Control, the option may nevertheless be exercised for the excess shares in such calendar year as a Non-Statutory Option.
(d) Should Optionee hold, in addition to this option, one or more other options to purchase Common Stock which become exercisable for the first time in the same calendar year as this option, then for purposes of the foregoing limitations on the exercisability of such options as Incentive Options, this option and each of those other options shall be deemed to become first exercisable in that calendar year on the basis of the chronological order in which they were granted, except to the extent otherwise provided under applicable law or regulation.
APPENDIX
The following definitions shall be in effect under the Agreement:
A. AGREEMENT shall mean this Stock Option Agreement.
B. BOARD shall mean the Corporation's Board of Directors.
C. CHANGE IN CONTROL shall mean a change in ownership or control of the Corporation effected through any of the following transactions:
(i) a shareholder-approved merger or consolidation in which securities possessing more than fifty percent (50%) of the total combined voting power of the Corporation's outstanding securities are transferred to a person or persons different from the persons holding those securities immediately prior to such transaction, or
(ii) a shareholder-approved sale, transfer or other disposition of all or substantially all of the Corporation's assets in complete liquidation or dissolution of the Corporation, or
(iii) the acquisition, directly or indirectly by any person or related group of persons (other than the Corporation or a person that directly or indirectly controls, is controlled by, or is under common control with, the Corporation), of beneficial ownership (within the meaning of Rule 13d-3 of the 1934 Act) of securities possessing more than fifty percent (50%) of the total combined voting power of the Corporation's outstanding securities pursuant to a tender or exchange offer made directly to the Corporation's shareholders.
D. CODE shall mean the Internal Revenue Code of 1986, as amended.
E. COMMON STOCK shall mean the Corporation's Class A Common Stock.
F. CORPORATION shall mean Broadcom Corporation, a California corporation, and any corporate successor to all or substantially all of the assets or voting stock of Broadcom Corporation, which shall by appropriate action adopt the Plan.
G. EMPLOYEE shall mean an individual who is in the employ of the Corporation (or any Parent or Subsidiary), subject to the control and direction of the employer entity as to both the work to be performed and the manner and method of performance.
H. EXERCISE DATE shall mean the date on which the option shall have been exercised in accordance with Paragraph 9 of the Agreement.
I. EXERCISE PRICE shall mean the exercise price per Option Share as specified in the Grant Notice.
J. EXPIRATION DATE shall mean the date on which the option expires as specified in the Grant Notice.
K. FAIR MARKET VALUE per share of Common Stock on any relevant date shall be determined in accordance with the following provisions:
(i) If the Common Stock is at the time traded on the NASDAQ National Market, then the Fair Market Value shall be the closing selling price per share of Common Stock at the close of regular hours trading (i.e., before after- hours trading begins) on the NASDAQ National Market on the date in question, as such price is reported by the National Association of Securities Dealers. If there is no closing selling price for the Common Stock on the date in question, then the Fair Market Value shall be the closing selling price on the last preceding date for which such quotation exists.
(ii) If the Common Stock is at the time listed on any Stock Exchange, then the Fair Market Value shall be the closing selling price per share of Common Stock at the close of regular hours trading (i.e., before after-hours trading begins) on the date in question on the Stock Exchange determined by the Plan Administrator to be the primary market for the Common Stock, as such price is officially quoted in the composite tape of transactions on such exchange. If there is no closing selling price for the Common Stock on the date in question, then the Fair Market Value shall be the closing selling price on the last preceding date for which such quotation exists.
L. GRANT DATE shall mean the date of grant of the option as specified in the Grant Notice.
M. GRANT NOTICE shall mean the Notice of Grant of Stock Option, in written or electronic format, accompanying the Agreement, pursuant to which Optionee has been informed of the basic terms of the option evidenced hereby.
N. INCENTIVE OPTION shall mean an option that satisfies the requirements of Code Section 422.
O. MISCONDUCT shall mean the commission of any act of fraud, embezzlement or dishonesty by the Optionee, any unauthorized use or disclosure by such person of confidential information or trade secrets of the Corporation (or any Parent or Subsidiary), or any other intentional misconduct by such person adversely affecting the business or affairs of the Corporation (or any Parent or Subsidiary) in a material manner. The foregoing definition shall not in any way preclude or restrict the right of the Corporation (or any Parent or Subsidiary) to discharge or dismiss the Optionee or any other person in the Service of the Corporation (or any Parent or Subsidiary) for any other acts or omissions, but such other acts or omissions shall not be deemed, for purposes of the Plan or this Agreement, to constitute grounds for termination for Misconduct.
P. NON-STATUTORY OPTION shall mean an option not intended to satisfy the requirements of Code Section 422.
Q. NOTICE OF EXERCISE shall mean the notice of exercise in form and substance as prescribed by the Corporation.
R. OPTION SHARES shall mean the number of shares of Common Stock subject to the option as specified in the Grant Notice.
S. OPTIONEE shall mean the person to whom the option is granted as specified in the Grant Notice.
T. PARENT shall mean any corporation (other than the Corporation) in an unbroken chain of corporations ending with the Corporation, provided each corporation in the unbroken chain (other than the Corporation) owns, at the time of the determination, stock possessing fifty percent (50%) or more of the total combined voting power of all classes of stock in one of the other corporations in such chain.
U. PERMANENT DISABILITY shall mean the inability of Optionee to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment which is expected to result in death or has lasted or can be expected to last for a continuous period of twelve (12) months or more.
V. PLAN shall mean the Corporation's 1998 Stock Incentive Plan.
W. PLAN ADMINISTRATOR shall mean either the Board or a committee of the Board acting in its capacity as administrator of the Plan.
X. SECTION 16 INSIDER shall mean an officer or director of the Corporation subject to the short-swing profit liabilities of Section 16 of the 1934 Act.
Y. SERVICE shall mean the Optionee's performance of services for the Corporation (or any Parent or Subsidiary) in the capacity of an Employee, a non-employee member of the board of directors or a consultant or independent advisor, except to the extent otherwise specifically provided in the documents evidencing the option grant. For purposes of this Agreement, Optionee shall be deemed to cease Service immediately upon the occurrence of either of the following events: (i) Optionee no longer performs services in any of the foregoing capacities for the Corporation or any Parent or Subsidiary or (ii) the entity for which Optionee is performing such services ceases to remain a Parent or Subsidiary of the Corporation, even though the Optionee may subsequently continue to perform services for that entity.
Z. STOCK EXCHANGE shall mean either the American Stock Exchange or the New York Stock Exchange.
AA. SUBSIDIARY shall mean any corporation (other than the Corporation) in an unbroken chain of corporations beginning with the Corporation, provided each corporation (other than the last corporation) in the unbroken chain owns, at the time of the determination, stock possessing fifty percent (50%) or more of the total combined voting power of all classes of stock in one of the other corporations in such chain.
ADDENDUM
TO
STOCK OPTION AGREEMENT
The following provisions are hereby incorporated into, and are hereby made a part of that certain Stock Option Agreement (the "Option Agreement") by and between Broadcom Corporation, a California corporation (the "Corporation"), and Scott A. McGregor ("Optionee") evidencing a stock option granted this day to Optionee (the "Option") under the terms of the Corporation's 1998 Stock Incentive Plan, as amended and restated (the "Plan"). The provisions of this Addendum shall be effective immediately.
Optionee has entered into an employment agreement with the Corporation pursuant to that certain letter from the Corporation dated October 25, 2004 (the "Letter Agreement"). The purpose of this Addendum is to supplement the terms of the Option Agreement so that those terms conform to the special benefits to which Optionee will become entitled pursuant to the terms of the Letter Agreement.
All capitalized terms in this Addendum, to the extent not otherwise defined herein, shall have the meanings assigned to them in the Letter Agreement, including Appendix II thereto.
SPECIAL OPTION BENEFITS
1. If either the Corporation terminates Optionee's employment in a Notice of Termination specifying no reason or a reason other than Cause or Disability, or Optionee terminates his employment with the Corporation in a Notice of Termination specifying Good Reason, and Optionee's employment has not terminated automatically as a result of Optionee's death, then Optionee shall immediately become entitled to the following additional benefits to the extent the Option is at that time outstanding:
(i) Optionee shall, immediately on the Date of Termination, be credited with an additional twenty-four (24) months of employment with the Corporation for purposes of the vesting schedule in effect for the Option so that Optionee shall be immediately vested in the Option to the same extent as if Optionee had completed an additional twenty-four (24) months of employment with the Corporation prior to the Date of Termination, and
(ii) the Option shall remain exercisable, for any or all of the shares
in which Optionee is vested on the Date of Termination (including the shares
which vest on an accelerated basis in accordance with subparagraph (i)
above), until the EARLIER of (A) the expiration of the twenty-four
(24)-month period measured from the Date of Termination or (B) the specified
expiration date of the Option term.
2. If Optionee's employment is terminated by reason of death or Disability,
then Optionee shall, immediately on the Date of Termination, become fully vested
in the Option (to the extent outstanding on such date) and the Option shall
remain exercisable until the EARLIER of (A) the expiration of the twelve
(12)-month period measured form the Date of Termination or (B) the specified
expiration date of the Option term.
3. To the extent any of the benefits provided pursuant to this Addendum shall be deemed to constitute a parachute payment under Section 280G of the Internal Revenue Code, then those benefits shall be subject to the parachute payment limitation provisions of the Letter Agreement.
4. In no event shall Optionee be entitled to any benefits pursuant to this Addendum unless (i) Optionee shall have executed and delivered to the Corporation the separation agreement required under Paragraph 11 of Appendix II to the Letter Agreement and (ii) Optionee is in material compliance with his obligations to the Corporation pursuant to his Confidentiality and Invention Assignment Agreement during and subsequent to Optionee's employment.
5. To the extent the provisions of this Addendum conflict with the provisions of the Option Agreement (including, without limitation, the provisions of Paragraph 5 of such Option Agreement), the provisions of this Addendum shall be controlling.
6. Except to the extent modified by this Addendum, all the terms and conditions of the Option Agreement shall continue in full force effect.
7. Optionee hereby acknowledges that the Option shall cease to qualify for favorable tax treatment as an incentive stock option under the federal tax laws (if the Option is designated as an Incentive Stock Option in the Notice of Grant of Stock Option relating to such Option) if (and to the extent) the Option is exercised: (A) more than three (3) months after the date Optionee ceases to be an Employee for any reason other than death or Permanent Disability or (B) more than twelve (12) months after the date Optionee ceases to be an Employee by reason of Permanent Disability. For purposes of this Paragraph 7, the terms "EMPLOYEE" and "PERMANENT DISABILITY" shall have the meanings assigned to them in the Option Agreement.
IN WITNESS WHEREOF, BROADCOM CORPORATION has caused this Addendum to be executed by its duly-authorized officer, and Optionee has executed this Addendum, all as of the Effective Date specified below.
Broadcom Corporation
Optionee
EFFECTIVE DATE: ________ __, 20__
EXHIBIT 10.16
RESTRICTED STOCK UNIT AWARD AGREEMENT
Dear Mr. McGregor:
Broadcom Corporation (the "Corporation") is pleased to inform you that you have been awarded Restricted Stock Units (the "Units") under the Corporation's 1998 Stock Incentive Plan, as amended and restated (the "Plan"). To the extent they become vested, the Units will entitle you to receive shares of the Corporation's Class A common stock (the "Common Stock") in a series of installments over your period of continued Service with the Corporation.
The Units are a non-voting bookkeeping device used under the Plan solely to determine any share issuance to eventually be made to you if and when the Units vest. Each Unit represents the right to receive one share of the Corporation's Common Stock on the vesting date of that Unit. Unlike a typical stock option grant, the shares will be issued to you for your continued Service over the vesting period, without any cash payment required from you. However, you must arrange with the Corporation for the payment of the applicable income and employment withholding taxes (described below) that the Corporation must collect upon the issuance of those shares.
Capitalized terms not otherwise defined in the body of this Agreement shall have the meaning assigned to them in the attached Appendix.
This Agreement sets forth the number of Units and underlying number of shares of Common Stock subject to your award, the applicable vesting schedule for those Units and underlying shares, the dates on which your vested shares will be issued to you and the remaining terms and conditions governing your award (the "Award").
Award Date: ___________ ___, 20__ Number of Units Subject to Award: _______ units representing an equal number of shares of Common Stock (the "Shares") Vesting Schedule: [For initial award: Subject to the provisions of the Addendum attached hereto, the Units will vest as follows (i) 5,556 of the Units will vest upon your continuation in Service through February 5, 2005; (ii) an additional 183,337 of the Units will vest in a series eleven (11) successive quarterly installments upon your completion of each three (3)-month period of Service from May 5, 2005 and continuing through November 5, 2007; and (iii) the remaining 11,107 Units will vest upon your continuation of Service through February 5, 2008. ] [For subsequent awards: The Units will vest in a series of sixteen (16) successive |
quarterly installments upon your completion of each successive three (3)-month period of Service over the forty-eight (48)-month period measured from the ___ day of __________________, 200___.] Issuance Schedule: The Shares will be issued immediately upon the vesting of Units in accordance with the foregoing Vesting Schedule. In no event, however, will any Shares actually be issued to you unless and until the applicable Withholding Taxes are collected from you. |
Other important features of your Award are as follows:
1. FORFEITABILITY. Should you cease Service prior to vesting in one or more Units subject to your Award, your Award will be cancelled with respect to those unvested Units (and the underlying Shares) on the first date you are no longer in Service, regardless of the reason for the termination of your Service, whether with or without cause, voluntary or involuntary. The number of your Units will be reduced accordingly, and you will cease to have any right or entitlement to receive any Shares under those cancelled Units.
The vesting schedule requires your continued Service through each applicable vesting date as a condition to the vesting of the applicable installment of the Award and the rights and benefits under this Agreement. Service for only a portion of a vesting period, even if a substantial portion, will not entitle you to any proportionate vesting or avoid or mitigate the forfeiture that occurs upon the termination of your Service.
2. TRANSFERABILITY. Prior to your actual receipt of the Shares in which you vest under your Award, you may not transfer any interest in your Award, your Units or the underlying Shares or pledge or otherwise hedge the sale of those Units or Shares, including (without limitation) any short sale or any acquisition or disposition of any put or call option or other instrument tied to the value of those Shares. Any attempt by you to do so will result in an immediate forfeiture of all of the Units awarded to you hereunder. However, your right to receive any Shares which have vested under your Units at or prior to your death but which remain unissued at the time of your death may be transferred pursuant to the provisions of your will or trust or the laws of inheritance or to your designated beneficiary following your death. You may make such a beneficiary designation at any time by filing the appropriate form with the Plan Administrator or its designee.
3. SHAREHOLDER RIGHTS. The Units create no fiduciary duty to you, and shall create only a contractual obligation on the part of the Corporation to issue Shares, subject to vesting and other terms and conditions of this Agreement and the Plan. The Units shall not be treated as property or as a trust fund of any kind.
You will not have any shareholder rights, including voting rights or dividend rights, with respect to the Shares subject to your Award until you become the record holder of those Shares upon their actual issuance to you following the Corporation's collection of the applicable Withholding Taxes. Except as otherwise provided in Paragraph 4, no adjustments will be made for dividends or other rights of a holder for which the record date is prior to the date of issuance of the stock certificate evidencing the shares.
Issuance of Shares following vesting of the corresponding Units shall be in complete satisfaction of such vested Units.
4. ADJUSTMENTS. Should any change be made to the Common Stock subject to your Award by reason of any stock split, stock dividend, recapitalization, combination of shares, exchange of shares or other change affecting the outstanding Common Stock as a class without the Corporation's receipt of consideration, appropriate adjustments will be made to the number and/or class of securities issuable hereunder and the number and/or class of securities that vest on each vesting date pursuant to the Vesting Schedule set forth above.
5. FEDERAL INCOME TAXATION. You will recognize ordinary income for federal income tax purposes on each date the Shares subject to your Award vest, whether pursuant to the normal Vesting Schedule above or the special acceleration provisions of Paragraph 8 of this Agreement, and the Corporation must collect from you the applicable income taxes required to be withheld as a result of that income. The amount of your taxable income on each vesting date will be equal to the Fair Market Value per share of Common Stock on that date times the number of Shares in which you vest on that date.
6. FICA TAXES. The Corporation must also collect from you the employee portion of the FICA (Social Security and Medicare) taxes that become due as the Shares subject to your Award vest in accordance with the provisions of this Agreement. The FICA taxes due on each such vesting date will be based on the Fair Market Value per share of Common Stock on that date.
7. WITHHOLDING TAXES. All applicable Withholding Taxes, as determined by the Corporation, must be collected from you as and when they become due. Payment of such Withholding Taxes shall be effected automatically through the following share withholding procedure:
o On each date vested Shares are to be issued to you hereunder, the Corporation shall withhold a portion of those Shares with a Fair Market Value (measured as of the vesting date) equal to the amount of such Withholding Taxes; PROVIDED, HOWEVER, that the amount of any Shares so withheld shall not exceed the amount necessary to satisfy the Corporation's required tax withholding obligations using the minimum statutory withholding rates for federal and state tax purposes, including payroll taxes, that are applicable to supplemental taxable income.
Notwithstanding the foregoing, and provided that you notify the Corporation's Shareholder Services in writing at least three business days prior to the date your Withholding Taxes become due, you may also pay your Withholding Taxes through any one or more of the following alternatives:
o the delivery of your separate check payable to the Corporation;
o irrevocable instructions given by you to a broker to remit to the Corporation cash from a previously established account you have with such broker in the amount of such Withholding Taxes, or
o the use of proceeds from a next day sale of the Shares in which you vest, PROVIDED AND ONLY IF (i) such a sale is permissible under the Corporation's trading policies governing your sale of Corporation shares and (ii) you are NOT at the time an executive officer subject to the short-swing trading restrictions of the federal securities laws.
If any withholding event occurs other than with respect to the vesting of such Units, or if the Corporation for any reason is unable to satisfy the withholding obligations with respect to the vesting of the Units through any of the collection procedures specified in this Paragraph 7, the Corporation shall be entitled to require you to make a cash payment and/or to deduct from other compensation payable to you the amount of any such withholding obligation.
8. CHANGE IN CONTROL. The following provisions shall govern the treatment of your Units in the event of a Change in Control should occur during your period of Service.
(a) Should the closing of a Change in Control transaction occur during your period of Service, then any Units at the time subject to your Award may be assumed by the successor entity or otherwise continue in full force and effect or may be replaced with a cash incentive program of the successor entity which preserves the Fair Market Value of any unvested shares of Common Stock subject to the Award at the time of the Change in Control and provides for subsequent payout of that value in accordance with the normal vesting schedule applicable to your Award. No accelerated vesting of the Units shall occur in the event of such assumption or continuation of the Award or such replacement of the Award with a cash incentive program.
(b) In the event the Award is assumed or otherwise continued in effect, the Units at the time subject to the Award will be adjusted immediately after the consummation of the Change in Control so as to apply to the number and class of securities into which the Shares subject to those units immediately prior to the Change in Control would have been converted in consummation of that Change in Control had those Shares actually been outstanding at that time. To the extent the actual holders of the outstanding Common Stock receive cash consideration for their Common Stock in consummation of the Change in Control, the successor corporation may, in connection with the assumption or continuation of the Restricted Stock Units subject
to your Award, substitute one or more shares of its own common stock with a fair market value equivalent to the cash consideration paid per share of Common Stock in the Change in Control transaction.
(c) If the Units subject to your Award are NOT so assumed or otherwise continued in effect under Paragraph 8(b) or replaced with a cash incentive program under Paragraph 8(a), then those units will vest immediately prior to the closing of the Change in Control. The Shares subject to those vested units will be issued immediately (or otherwise converted into the right to receive the same consideration per share of Common Stock payable to the other shareholders of the Corporation in consummation of that Change in Control), subject to the Corporation's collection of all applicable federal and state Withholding Taxes.
9. SECURITIES LAW COMPLIANCE. The Corporation will use its reasonable commercial efforts to assure that all Shares issued pursuant to this Agreement are registered under the federal securities laws. However, no Shares will be issued pursuant to your Award if such issuance would otherwise constitute a violation of any applicable federal or state securities laws or regulations or the requirements of the NASDAQ National Market or any Stock Exchange on which the Common Stock may then be listed. The inability of the Corporation to obtain approval from any regulatory body having authority deemed by the Corporation to be necessary to the lawful issuance of any Shares hereunder shall defer the Corporation's obligation with respect to the issuance of such Shares until such approval shall have been obtained.
10. TRANSFER RESTRICTION. None of the issued Shares may be sold or transferred in contravention of (i) any market blackout periods the Corporation may impose from time to time or (ii) the Corporation's insider trading policies to the extent applicable to you from time to time.
11. NOTICE. Any notice to be given or delivered to the Corporation relating to this Agreement shall be in writing and addressed to the Corporation at its principal corporate offices. Any notice to be given or delivered to you relating to this Agreement shall be in writing and addressed to you at the address indicated below your signature line on the last page of this Agreement or such other address of which you later advise the Corporation in writing. All notices shall be deemed effective upon personal delivery or upon deposit in the U.S. mail, postage prepaid and properly addressed to the party to be notified.
12. SUCCESSORS AND ASSIGNS. The provisions of this Agreement shall inure to the benefit of, and be binding upon, the Corporation and its successors and assigns and upon you and the legal representatives, heirs and the legatees of your estate.
13. CONSTRUCTION. This Agreement and the Award evidenced hereby are made and granted pursuant to the Plan and are in all respects limited by and subject to the terms of the Plan. The Plan Administrator shall have the discretionary authority to interpret and construe any term or
provision of the Plan or this Agreement, and such interpretation shall be binding on all persons having an interest in the Award.
14. GOVERNING LAW. The interpretation, performance and enforcement of this Agreement shall be governed by the laws of the State of California without resort to that State's conflict-of-laws rules.
15. AT WILL EMPLOYMENT. Nothing in this Agreement or your Award will provide you with any right to continue in Service for any period of specific duration or interfere with or otherwise restrict in any way your right or the right of the Corporation to terminate your Service at any time for any reason, with or without cause, or for no reason.
16. MANDATORY ARBITRATION. ANY AND ALL DISPUTES OR CONTROVERSIES BETWEEN YOU AND THE CORPORATION ARISING OUT OF, RELATING TO OR OTHERWISE CONNECTED WITH THIS AGREEMENT OR THE AWARD OF RESTRICTED STOCK UNITS EVIDENCED HEREBY OR THE VALIDITY, CONSTRUCTION, PERFORMANCE OR TERMINATION OF THIS AGREEMENT SHALL BE SETTLED EXCLUSIVELY BY BINDING ARBITRATION PURSUANT TO SECTION 12 OF APPENDIX I TO THE LETTER AGREEMENT BETWEEN YOU AND THE CORPORATION DATED OCTOBER 25, 2004, WHICH IS INCORPORATED BY REFERENCE HEREIN AS IF SET FORTH FULLY HEREIN.
17. REMAINING TERMS. The remaining terms and conditions of your Award are governed by the Plan, and your Award is also subject to all interpretations, amendments, rules and regulations that may from time to time be adopted under the Plan. The official prospectus summarizing the principal features of the Plan and a special supplement discussing the restricted stock units issuable under the Plan are available for review on the Corporation's website at intranet.broadcom.com/stock/docs/98PSP.doc.
Please review the prospectus and the attached supplement carefully so that you fully understand your rights and benefits under your Award and the limitations, restrictions and vesting provisions applicable to the Award. In the event of any conflict between the provisions of this Agreement and those of the Plan, the provisions of the Plan shall be controlling.
You acknowledge reading and understanding the prospectus for the Plan, its supplement, and this Agreement. Provisions of the Plan that confer discretionary authority on Board or the Plan Administrator do not (and shall not be deemed to) confer in you any rights unless such rights are expressly set forth herein or are otherwise in the sole discretion of the Board or the Plan Administrator conferred by appropriate action after the date hereof.
Please execute the Acknowledgment section below to indicate your acceptance of the terms and conditions of your Award.
Broadcom Corporation
ACKNOWLEDGMENT
I hereby acknowledge and accept the foregoing terms and conditions of the Restricted Stock Unit award evidenced hereby. I further acknowledge and agree that the foregoing sets forth the entire understanding between the Corporation and me regarding my entitlement to receive the shares of the Corporation's Class A common stock subject to such award and supersedes all prior oral and written agreements on that subject.
DATED: _______________________ , 20__
APPENDIX
The following definitions shall be in effect under the Agreement:
AGREEMENT shall mean this Restricted Stock Unit Agreement.
BOARD shall mean the Corporation's Board of Directors.
CHANGE IN CONTROL shall mean a change in ownership or control of the Corporation effected through any of the following transactions:
(i) a shareholder-approved merger or consolidation in which securities possessing more than fifty percent (50%) of the total combined voting power of the Corporation's outstanding securities are transferred to a person or persons different from the persons holding those securities immediately prior to such transaction, or
(ii) a shareholder-approved sale, transfer or other disposition of all or substantially all of the Corporation's assets, or
(iii) the acquisition, directly or indirectly by any person or related group of persons (other than the Corporation or a person that directly or indirectly controls, is controlled by, or is under common control with, the Corporation), of beneficial ownership (within the meaning of Rule 13d-3 of the Securities Exchange Act of 1934, as amended) of securities possessing more than fifty percent (50%) of the total combined voting power of the Corporation's outstanding securities pursuant to a tender or exchange offer made directly to the Corporation's shareholders.
CODE shall mean the Internal Revenue Code of 1986, as amended.
COMMON STOCK shall mean the Corporation's Class A Common Stock.
CORPORATION shall mean Broadcom Corporation, a California corporation, and any corporate successor to all or substantially all of the assets or voting stock of Broadcom Corporation, which shall by appropriate action adopt the Plan.
EMPLOYEE shall mean an individual who performs services while in the employ of the Corporation or any Parent or Subsidiary, subject to the control and direction of the employer entity not only as to the work to be performed but also as to the manner and method of performance.
FAIR MARKET VALUE shall mean the fair market value per share of Common Stock determined in accordance with the following provisions:
(i) If the Common Stock is at the time traded on the NASDAQ National Market, the Fair Market Value shall be the closing selling price per share of Common Stock at the close of
regular hours trading (i.e., before after-hours trading begins) on the NASDAQ National Market on the date in question, as such price is reported by the National Association of Securities Dealers. If there is no closing selling price for the Common Stock on the date in question, the Fair Market Value shall be the closing selling price on the last preceding date for which such quotation exists.
(ii) If the Common Stock is at the time listed on any Stock Exchange, the Fair Market Value shall be the closing selling price per share of Common Stock at the close of regular hours trading (i.e., before after-hours trading begins) on the date in question on the Stock Exchange determined by the Plan Administrator to be the primary market for the Common Stock, as such price is officially quoted in the composite tape of transactions on such exchange. If there is no closing selling price for the Common Stock on the date in question, the Fair Market Value shall be the closing selling price on the last preceding date for which such quotation exists.
PARENT shall mean any corporation (other than the Corporation) in an unbroken chain of corporations ending with the Corporation, provided each corporation in the unbroken chain (other than the Corporation) owns, at the time of the determination, stock possessing fifty percent (50%) or more of the total combined voting power of all classes of stock in one of the other corporations in such chain.
PLAN ADMINISTRATOR shall mean either the Board or a committee of the Board acting in its capacity as administrator of the Plan.
SERVICE shall mean your performance of services for the Corporation (or any Parent or Subsidiary) in the capacity of an Employee, a non-employee member of the board of directors or a consultant or independent advisor. For purposes of this Agreement, you shall be deemed to cease Service immediately upon the occurrence of either of the following events: (i) you no longer perform services in any of the foregoing capacities for the Corporation or any Parent or Subsidiary or (ii) the entity for which you are performing such services ceases to remain a Parent or Subsidiary of the Corporation, even though you may subsequently continue to perform services for that entity.
STOCK EXCHANGE shall mean either the American Stock Exchange or the New York Stock Exchange.
SUBSIDIARY shall mean any corporation (other than the Corporation) in an unbroken chain of corporations beginning with the Corporation, provided each corporation (other than the last corporation) in the unbroken chain owns, at the time of the determination, stock possessing fifty percent (50%) or more of the total combined voting power of all classes of stock in one of the other corporations in such chain.
WITHHOLDING TAXES shall mean the federal, state and local income and employment taxes required to be withheld by the Corporation in connection with the issuance of the shares of Common Stock that vest under the Award.
ADDENDUM
TO
RESTRICTED STOCK UNIT AWARD AGREEMENT
The following provisions are hereby incorporated into, and are hereby made a part of, that certain Restricted Stock Unit Award Agreement (the "RSU Agreement") by and between Broadcom Corporation, a California corporation (the "Corporation"), and Scott A. McGregor ("Recipient") evidencing a restricted stock unit award granted this day to Recipient (the "RSU Award") under the terms of the Corporation's 1998 Stock Incentive Plan, as amended and restated (the "Plan"). The provisions of this Addendum shall be effective immediately.
Recipient has entered into an employment agreement with the Corporation pursuant to the terms of that certain letter from the Corporation dated October 25, 2004 (the "Letter Agreement"). The purpose of this Addendum is to supplement the terms of the RSU Agreement so that those terms conform to the special benefits to which Recipient will become entitled pursuant to the terms of the Letter Agreement.
All capitalized terms in this Addendum, to the extent not otherwise defined herein, shall have the meanings assigned to them in the Letter Agreement, including Appendix II thereto.
SPECIAL BENEFIT
1. If either the Corporation terminates Recipient's employment in a Notice of Termination specifying no reason or a reason other than Cause or Disability, or Recipient terminates his employment with the Corporation in a Notice of Termination specifying Good Reason, and Recipient's employment has not terminated automatically as a result of death, then to the extent the RSU Award is at that time outstanding, Recipient shall be credited with an additional twenty-four (24) months of employment with the Corporation for purposes of the vesting schedule in effect for the RSU Award so that Recipient shall be immediately vested in the RSU Award to the same extent as if Recipient had completed an additional twenty-four (24) months of employment with the Corporation prior to the Date of Termination.
2. If Recipient's employment is terminated by reason of death or Disability, then Recipient shall, immediately on the Date of Termination, become fully vested in the RSU Award.
3. To the extent any of the benefits provided pursuant to this Addendum shall be deemed to constitute a parachute payment under Section 280G of the Internal Revenue Code, then those benefits shall be subject to the parachute payment limitation provisions of the Letter Agreement.
4. In no event shall Recipient be entitled to any benefits pursuant to this Addendum unless (i) Recipient shall have executed and delivered to the Corporation the separation agreement required under Paragraph 11 of Appendix II to the Letter Agreement and (ii) Recipient is in material compliance with his obligations to the Corporation pursuant to his Confidentiality and Invention Assignment Agreement during and subsequent to Recipient's employment.
5. To the extent the provisions of this Addendum conflict with the provisions of the Restricted Stock Unit Award Agreement, the provisions of this Addendum shall be controlling.
6. Except to the extent modified by this Addendum, all the terms and conditions of the Restricted Stock Unit Award Agreement shall continue in full force effect.
IN WITNESS WHEREOF, BROADCOM CORPORATION has caused this Addendum to be executed by its duly-authorized officer, and Recipient has executed this Addendum, all as of the Effective Date specified below.
Broadcom Corporation
RECIPIENT
EFFECTIVE DATE: ___________, 200__
EXHIBIT 10.33
INDUSTRIAL LEASE
(MULTI-TENANT; NET)
BETWEEN
THE IRVINE COMPANY
AND
BROADCOM CORPORATION
(49 DISCOVERY)
INDEX TO LEASE ARTICLE I. BASIC LEASE PROVISIONS ARTICLE II. PREMISES Section 2.1 Leased Premises Section 2.2 Acceptance of Premises Section 2.3 Building Name and Address Section 2.4 Landlord's Responsibilities Section 2.5 Rights to Lease Additional Space Section 2.6 Grant of License Rights ARTICLE III. TERM Section 3.1 General Section 3.2 Delay in Possession Section 3.3 Right to Extend the Lease Term ARTICLE IV RENT AND OPERATING EXPENSES Section 4.1 Basic Rent Section 4.2 Operating Expenses Section 4.3 Security Deposit ARTICLE V. USES Section 5.1 Use Section 5.2 Signs Section 5.3 Hazardous Materials ARTICLE VI. COMMON AREAS; SERVICES Section 6.1 Utilities and Services Section 6.2 Operation and Maintenance of Common Areas Section 6.3 Use of Common Areas Section 6.4 Parking Section 6.5 Changes and Additions by Landlord Section 6.6 Outdoor Courtyard Area ARTICLE VII. MAINTAINING THE PREMISES Section 7.1 Tenant's Maintenance and Repair Section 7.2 Landlord's Maintenance and Repair Section 7.3 Alterations Section 7.4 Mechanic's Liens Section 7.5 Entry and Inspection ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY ARTICLE IX. ASSIGNMENT AND SUBLETTING Section 9.1 Rights of Parties Section 9.2 Effect of Transfer Section 9.3 Sublease Requirements Section 9.4 Certain Transfers ARTICLE X. INSURANCE AND INDEMNITY Section 10.1 Tenant's Insurance Section 10.2 Landlord's Insurance Section 10.3 Tenant's Indemnity Section 10.4 Landlord's Nonliability Section 10.5 Waiver of Subrogation ARTICLE XI. DAMAGE OR DESTRUCTION Section 11.1 Restoration Section 11.2 Lease Governs ARTICLE XII. EMINENT DOMAIN Section 12.1 Total or Partial Taking Section 12.2 Temporary Taking Section 12.3 Taking of Parking Area ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS Section 13.1 Subordination Section 13.2 Estoppel Certificate Section 13.3 Financials (i) |
ARTICLE XIV. DEFAULTS AND REMEDIES Section 14.1 Tenant's Defaults Section 14.2 Landlord's Remedies Section 14.3 Late Payments Section 14.4 Right of Landlord to Perform Section 14.5 Default by Landlord Section 14.6 Expenses and Legal Fees Section 14.7 Waiver of Jury Trial Section 14.8 Satisfaction of Judgment ARTICLE XV. END OF TERM Section 15.1 Holding Over Section 15.2 Merger on Termination Section 15.3 Surrender of Premises; Removal of Property ARTICLE XVI. PAYMENTS AND NOTICES ARTICLE XVII. RULES AND REGULATIONS ARTICLE XVIII. BROKER'S COMMISSION ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST ARTICLE XX. INTERPRETATION Section 20.1 Gender and Number Section 20.2 Headings Section 20.3 Joint and Several Liability Section 20.4 Successors Section 20.5 Time of Essence Section 20.6 Controlling Law Section 20.7 Severability Section 20.8 Waiver and Cumulative Remedies Section 20.9 Inability to Perform Section 20.10 Entire Agreement Section 20.11 Quiet Enjoyment Section 20.12 Survival ARTICLE XXI. EXECUTION AND RECORDING Section 21.1 Counterparts Section 21.2 Corporate and Partnership Authority Section 21.3 Execution of Lease; No Option or Offer Section 21.4 Recording Section 21.5 Amendments Section 21.6 Executed Copy Section 21.7 Attachments ARTICLE XXII MISCELLANEOUS Section 22.1 Nondisclosure of Lease Terms Section 22.2 Guaranty Section 22.3 Changes Requested by Lender Section 22.4 Mortgagee Protection Section 22.5 Covenants and Conditions Section 22.6 Security Measures Section 22.7 JAMS EXHIBITS Exhibit A Description of Premises Exhibit B Environmental Questionnaire Exhibit C Landlord's Disclosures Exhibit D Insurance Requirements Exhibit E Rules and Regulations Exhibit X Work Letter Exhibit Y Project Site Plan |
INDUSTRIAL LEASE
(MULTI-TENANT; NET)
THIS LEASE is made as of the 1st day of August, 2000, by and between THE IRVINE COMPANY, hereafter called "Landlord," and Broadcom Corporation, a California corporation, hereinafter called "Tenant."
ARTICLE I. BASIC LEASE PROVISIONS
Each reference in this Lease to the "Basic Lease Provisions" shall mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease.
1. Premises: All of one (1) two (2) story building known as 49 Discovery, Irvine, California (the "Building").
2. Project Description: Discovery Business Center I & II.
3. Use of Premises: General office use and any other use which does not violate applicable laws, rules and regulations or covenants, conditions and restrictions.
4. Commencement Date: October 15, 2000.
5. Lease Term: Sixty (60) months, plus such additional days as may be required to cause this Lease to expire on the final day of the last calendar month.
6. Basic Rent: One Hundred Three Thousand Nine Hundred Sixty Eight Dollars ($103,968.00) per month, based on $1.90 per rentable square foot.
Basic Rent is subject to adjustment as follows:
Commencing on the first day of the thirteenth (13th) month of the Lease Term, the Basic Rent shall be One Hundred Six Thousand Seven Hundred Four Dollars ($106,704.00) per month, based on $1.95 per rentable square foot.
Commencing on the first day of the twenty-fifth (25th) month of the Lease Term, the Basic Rent shall be One Hundred Nine Thousand Four Hundred Forty Dollars ($109,440.00) per month, based on $2.00 per rentable square foot.
Commencing on the first day of the thirty-seventh (37th) month of the Lease Term, the Basic Rent shall be One Hundred Twelve Thousand One Hundred Seventy Six Dollars ($112,176.00) per month, based on $2.05 per rentable square foot.
Commencing on the first day of the forty-ninth (49th) month of the Lease Term, the Basic Rent shall be One Hundred Fourteen Thousand Nine Hundred Twelve Dollars ($114,912.00) per month, based on $2.10 per rentable square foot.
7. Guarantor(s): None
8. Floor Area of Premises: Approximately 54,720 rentable square feet
9. Security Deposit: None
10. Broker(s): Real Estate & Logistics Technology, Inc. (Kim Josephson).
11. Additional Insureds: Insignia/ESG of California, Inc.
12. Address for Payments and Notices:
LANDLORD TENANT THE IRVINE COMPANY Broadcom Corporation c/o Insignia/ESG of California 16215 Alton Parkway 43 Discovery, Suite 120 Irvine, CA Irvine, CA 92618 Attn: Director Corporate Services With a copy of notices to: With an additional copy sent to the same address to the attention of the Chief Financial Officer THE IRVINE COMPANY dba Irvine Industrial Company And with a copy of notices to: P.O. Box 6370 Newport Beach, CA 92658-6370 Brobeck, Phleger & Harrison LLP Attn: Vice President, Industrial Operations 12390 El Camino Real San Diego, CA 92130 Attention: Scott Biel |
13. Tenant's Liability Insurance Requirement: $2,000,000.00
14. Vehicle Parking Spaces: 218
ARTICLE II. PREMISES
SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the premises shown in Exhibit A (the "Premises"), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions. The Premises are located in the building identified in Item 1 of the Basic Lease Provisions (which together with the underlying real property, is called the "Building"), and is a portion of the project shown in Exhibit Y (the "Project"). Tenant understands that the floor area set forth in Item 8 of the Basic Lease Provisions may include, at Landlord's option, a factor approximating the total square footage of any common lobby or internal common features of the Building times the ratio of the actual square footage of the Premises to the total square footage of the Building. The parties agree that the Floor Area of the Premises specified in Item 8 of the Basic Lease Provisions shall be the rentable area of the Premises for all purposes under this Lease notwithstanding any later determination or remeasure by either party. Landlord shall have no right to relocate Tenant from the Premises at any time during the Term of this Lease or any extension.
SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that, except
as expressly provided in this Lease, neither Landlord nor any representative of
Landlord has made any representation or warranty with respect to the Premises or
the Building or the suitability or fitness of either for any purpose, including,
without limitation, any representations or warranties regarding zoning or other
land use matters; and that neither Landlord nor any representative of Landlord
has made any representations or warranties regarding (i) what other tenants or
uses may be permitted or intended in the Building and the Project, or (ii) any
exclusivity of use by Tenant with respect to its permitted use of the Premises
as set forth in Item 3 of the Basic Lease Provisions. Tenant further
acknowledges that neither Landlord nor any representative of Landlord has agreed
to undertake any alterations or additions or construct any improvements to the
Premises except as expressly provided in this Lease. The taking of possession or
use of the Premises by Tenant for the conduct of Tenant's business therein (but
not for construction or early entry for fixturization in accordance with the
Work Letter) shall conclusively establish that the Premises and the Building
were in satisfactory condition and in conformity with the provisions of this
Lease in all respects, except for: (i) those matters which Tenant brings to
Landlord's attention on a written punch list delivered to Landlord within thirty
(30) days after the Term of this Lease commences with respect to the Premises ,
and (ii) Landlord's other obligations specifically provided in this Lease,
including, without limitation, the responsibilities contained in Section 2.4
hereof. Nothing contained in this Section shall affect the commencement of the
Term or the obligation of Tenant to pay rent. Landlord shall diligently complete
all punch list items of which it is notified as provided above.
SECTION 2.3. BUILDING NAME AND ADDRESS. Tenant shall not utilize any name selected by Landlord from time to time for the Building and/or the Project as any part of Tenant's corporate or trade name. Landlord shall have the right to change the name, address, number or designation of the Building or Project without liability to Tenant; provided, however, if the address of the Building and/or the Project is changed by Landlord, Landlord agrees to provide Tenant with no less than sixty (60) days prior written notice and to reimburse Tenant for all expenses reasonably incurred by Tenant in conjunction with such address change (including, without limitation, the cost of changing Tenant's stationery and of notifying Tenant's clients and customers of Tenant's new address of the Building and/or the Project), not to exceed Five Thousand Dollars ($5,000.00) in the aggregate.
SECTION 2.4 LANDLORD'S RESPONSIBILITIES.
(a) Landlord shall correct, repair or replace, at Landlord's sole cost and expense and not as a Project Cost, any non-compliance of the Building exterior and the Common Areas with all applicable building permits and codes in effect as of the Commencement Date, including, without limitation, the provisions of Title III of the Americans With Disabilities Act ("ADA") in effect as of the Commencement Date. Said costs of compliance shall be Landlord's sole cost and shall not be part of Project Costs. Landlord shall correct, repair or replace any non-compliance of the Building exterior and the Common Areas with any revisions or amendments to the ADA in effect after the Commencement Date, provided that the amortized cost of such repairs or replacements (amortized over the useful life thereof using a market cost of funds reasonably determined by Landlord) shall be included as Project Costs payable by Tenant. All other ADA compliance issues which pertain to the Premises, including, without limitation, in connection with Tenant's construction of any alterations or other improvements in the Premises (and any resulting ADA compliance requirements in the Common Areas), the Tenant Improvements and the operation of Tenant's business and employment practices in the Premises, shall be the responsibility of Tenant at its sole cost and expense. Landlord shall, during the initial Lease Term, correct, repair or replace, at Landlord's sole cost and expense and not as a Project Cost, any failure of the structural components of the roof, foundations, footings and load-bearing walls of the Building. The repairs, corrections or replacements required of Landlord or of Tenant under the foregoing provisions of this Section 2.4 shall be made promptly following notice of non-compliance from any applicable governmental agency.
(b) Landlord warrants to Tenant that the Shell Building Improvements as defined in the Discovery Outline Specifications (as defined in the Work Letter) and the Tenant Improvements to be completed pursuant to the Work Letter shall be free from defects in workmanship or materials for a period of twelve (12) months from the Commencement Date. Landlord shall promptly rectify any non-compliance at its sole cost and expense after receipt of written notice from Tenant within such time setting forth the nature and extent of any such non-compliance. Landlord shall obtain customary warranties and guaranties from the contractor(s) performing the Tenant Improvement work and/or the manufacturers of equipment installed but shall be under no obligation to incur additional expense in order to obtain or extend such warranties. If after expiration of the initial twelve (12) months of the Lease Term, Tenant is required to make repairs to any component of the Premises or any of its systems for which Landlord may have obtained
a warranty, Landlord shall, upon request by Tenant, use its good faith efforts to pursue its rights under any such warranties for the benefit of Tenant. Landlord shall be under no obligation to incur any expense in connection with asserting rights under such warranties or guaranties against either the contractor or the manufacturer, but shall use reasonable good faith efforts to enforce such warranties and guaranties for Tenant's benefit.
(c) Notwithstanding the provisions of Section 7.2 of this Lease, Landlord agrees to maintain and repair, at its sole cost and expense and not as an Operating Expense the structural components of the roof and Building, including floor/ceiling slabs, columns, beams, walls and the foundations and footings of the Building during the initial Lease Term. If a non-compliance with the foregoing warranty exists, Landlord shall, promptly after receipt of the written notice from Tenant setting forth the nature and extent of such non-compliance, rectify same at Landlord's sole cost and expense.
SECTION 2.5. RIGHTS TO LEASE ADDITIONAL SPACE. Provided Tenant is not then in default of any monetary covenant of this Lease (including, without limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or any material non-monetary covenant, following written notice to Tenant and the expiration of the applicable cure period, Landlord hereby grants Tenant the rights described in this Section.
(a) TENANT'S EXPANSION RIGHT - 47 DISCOVERY. Tenant shall have
the right from the date of execution of this Lease to April 15, 2001 to expand
the area of the Premises (the "Expansion Right") by delivering written notice to
Landlord ("Expansion Notice") expressing Tenant's desire to lease all or a
leasable portion (in a configuration reasonably acceptable to Landlord) of any
space then available in the building owned by Landlord located at 47 Discovery
(the "Expansion Space") upon the same terms and conditions as set forth in this
Lease. Tenant's Expansion Notice shall identify the amount of space Tenant
desires and, if less than a full floor, a depiction of the area desired.
Landlord shall have the right in its sole discretion reasonably exercised to
designate the final configuration of the Expansion Space if less than a full
floor is requested. In the event Tenant gives Landlord an Expansion Notice prior
to the Commencement Date, all terms and conditions of this Lease including Base
rent and additional rent shall apply with respect to the Expansion Space so
added to the Premises. In the event Tenant gives Landlord an Expansion Notice on
or after the Commencement Date but prior to January 15, 2001, all terms and
conditions of this Lease shall apply except that the Base Rent applicable to the
Expansion Space shall be $0.10 per square foot per month greater than the rental
rates set forth in Item 6 of the Basic Lease Provisions with respect to the
Premises. In the event Tenant gives Landlord an Expansion Notice between January
16, 2001 and April 15, 2001, all terms and conditions of the Lease shall apply
except that the Base Rent applicable to the Expansion Space shall be $0.20 per
square foot per month greater than the rental rates set forth in Item 6 of the
Basic Lease Provisions. Tenant's rights under this Section shall expire and be
of no further force and effect unless exercised on or before April 15, 2001.
Notwithstanding the foregoing, Tenant's expansion rights pursuant to this
subparagraph shall terminate if Landlord has previously offered any of such
space to Tenant pursuant to the Right of First Refusal described below. The date
any Expansion Space is added to the Premises shall be the date which is fourteen
(14) calendar weeks after the date of the Expansion Notice.
(b) RIGHT OF FIRST REFUSAL - 47 DISCOVERY. In addition to the Expansion Right set forth above, Landlord hereby grants to Tenant the one-time right of first refusal applicable to the initial leasing only ("First Right") to lease all or any portion equal to or larger than one full floor of space in the building located at 47 Discovery ("First Right Space") in accordance with and subject to the provisions of this subsection. At any time after the date of this Lease, but prior to leasing the First Right Space, or any portion thereof, to any third party, if Landlord has reached a tentative agreement (which may be a nonbinding, tentative agreement) to lease any of the First Right Space to a third party, Landlord shall give Tenant written notice describing the space (the "Designated First Right Space") and the basic economic terms including but not limited to the Basic Rent, term, operating expenses, and tenant improvement allowance (collectively, the "Economic Terms"), tentatively agreed upon for such lease. It is understood that should Landlord intend to lease other space in addition to the First Right Space as part of a single transaction, then Landlord's notice shall so provide and all such space shall collectively be subject to the First Right provisions. If the Designated First Refusal Space is less than one complete floor of the First Right Space, Tenant's First Right shall be exercisable at a minimum with respect to the entire floor which contains the Designated First Right Space but Tenant shall have the right to exercise its First Refusal with respect to any of the First Right Space then remaining unleased upon the Economic Terms set forth in Landlord' Notice.
Within five (5) business days after receipt of Landlord's notice,
Tenant shall give Landlord written notice ("Tenant's First Right Response
Notice") pursuant to which Tenant shall elect to: (i) lease the Designated First
Right Space (but in no event less than one complete floor of the First Right
Space) or to lease all remaining First Right Space upon the Economic Terms; or
(ii) decline to lease the Designated First Right Space, in which event Landlord
may lease the Designated First Right Space to any third party upon the Economic
Terms and such other terms as it deems appropriate. In the event that Tenant
fails to respond in writing to Landlord's notice within said five (5) business
day period, Tenant shall be deemed to have elected clause (ii) above. In the
event Tenant elects not to lease the Designated First Right Space or fails to
respond, Tenant's First Right as set forth in this subsection and Tenant's
Expansion Right as set forth above shall terminate as to any remaining space in
the 47 Discovery building. In the event that Landlord shall not enter into a
lease for the Designated First Right Space, or a portion thereof, with a third
party within one hundred eighty (180) days following Landlord's notice described
above, then prior to leasing the Designated First Right Space to any third party
thereafter, Landlord shall repeat the procedures set forth in this subsection
one final time but no such event shall revive Tenant's Expansion Right as set
forth above.
(c) RIGHT OF SECOND REFUSAL - 15440 LAGUNA CANYON ROAD. In the event Tenant has previously added or irrevocably committed to add all of 47 Discovery to the Premises whether by exercise of its Expansion Right or First
Right, and whether or not the Commencement Date for all of 47 Discovery has yet occurred or in the event some third party has leased all of 47 Discovery, Tenant shall have a one-time right applicable to the initial leasing only, which is subject and subordinate to the prior rights of The Boeing Company ("Boeing"), of refusal ("Second Right") to lease any space within the building located at 15440 Laguna Canyon Road (the "Second Right Space"). At any time after the date of this Lease and provided Tenant has already irrevocably committed to add all of the space in 47 Discovery to the Premises by exercise of its Expansion Right or First Right, but prior to leasing the Second Right Space, or any portion thereof to any third party, if Landlord has reached a tentative agreement (which may be a nonbinding, tentative agreement) to lease any of the Second Right Space to a third party, Landlord shall give Tenant written notice describing the space (the "Designated Second Right Space") and the basic economic terms including but not limited to the Basic Rent, term, operating expenses, and tenant improvement allowance (collectively, the "Second Right Economic Terms"), tentatively agreed upon for such lease. It is understood that should Landlord intend to lease other space in addition to the Second Right Space as part of a single transaction, then Landlord's notice shall so provide and all such space shall collectively be subject to the following provisions. If the Designated Second Right Space is less than one complete floor, Tenant's Second Right shall be exercisable at a minimum with respect to the entire floor which contains the Designated Second Right Space. Landlord may elect, in its sole discretion, to give notice concurrently to Boeing and to Tenant of any proposed transaction for the Second Right Space and Tenant's right to lease such Second Right Space shall be conditioned on Boeing electing not to exercise its rights with respect to such Second Right Space but Tenant shall have the right (assuming Boeing declines to exercise its prior right) to exercise its Second Right with respect to any of the Second Right Space then remaining unleased upon the Economic Terms set forth in Landlord's notice given pursuant to this paragraph.
Within five (5) business days after receipt of Landlord's notice of Second Right Economic Terms, Tenant shall give Landlord written notice ("Tenant's Second Right Acceptance Notice") pursuant to which Tenant shall elect to: (i) lease the Designated Second Right Space but in no event less than one complete floor of the Second Right Space or to lease all remaining Second Right Space upon the same Economic Terms; or (ii) decline to lease the Designated Second Right Space, in which event Landlord may lease the Designated Second Right Space to any third party upon the Economic Terms and such other terms as it deems appropriate. In the event that Tenant fails to respond in writing to Landlord's notice within said five (5) business day period, Tenant shall be deemed to have elected clause (ii) above. In the event Tenant elects not to lease the Designated Second Right Space or fails to respond, Tenant's Second Right as set forth in this subsection shall terminate as to any remaining Second Right Space. In the event that Landlord shall not enter into a lease for the Designated Second Right Space, or a portion thereof, with a third party within one hundred eighty (180) days following Landlord's notice described above, then prior to leasing the Designated Second Right Space to any third party thereafter, Landlord shall repeat the procedures set forth in this subsection one final time.
(d) DOCUMENTATION OF ADDITIONAL SPACE. In the event Tenant exercises any or its rights under this Section to expand the Premises, then Landlord shall promptly prepare and deliver to Tenant an amendment to this Lease evidencing such transaction and Tenant shall execute and return same to Landlord within ten (10) business days. Tenant's failure to timely return the amendment shall be a default under this Lease with the Premises expanded as set forth in such amendment.
(e) RIGHTS LIMITED TO BROADCOM. Tenant's rights under this
Section 2.5 shall belong solely to Broadcom Corporation, a California
corporation, and may not be assigned or transferred except in connection with
the assignment of this Lease to a "Tenant Affiliate" as hereinafter defined. Any
attempted assignment or transfer of such rights except to a Tenant Affiliate
shall be void and of no force or effect.
SECTION 2.6 GRANT OF LICENSE RIGHTS. Landlord hereby grants to Tenant a non-exclusive license and permission to enter upon the areas described below (the "Licensed Area") for the purposes and on the terms and conditions set forth in this Section (the "License").The Licensed Area shall be considered to be a part of the Premises for all purposes under the Lease but there shall be no license fee or rent payable to Landlord with respect thereto, and except as otherwise expressly provided in this Section, all provisions applicable to the use of the Premises under the Lease shall apply to the Licensed Area and its use by Tenant.
(a) License to Roof Areas for Telecommunication Equipment. Landlord grants to Tenant the license and right to enter upon the areas of the roof to be designated on a written plan approved by Landlord for the installation, operation and maintenance of microwave and/or satellite antenna dishes and/or global positioning satellite ("GPS") antenna and related wires, cables, conduits (collectively the "Communications Equipment"). All such equipment shall be screened from view in a manner consistent with Landlord's requirements for screening such equipment elsewhere in the Project. Tenant shall at all times operate and maintain the Communications Equipment so as to ensure that such systems do not create electro-magnetic or other disturbances to existing systems in the area in which the Project is located whether operated by Landlord, other tenants or third parties. Tenant shall be solely responsible for any repair or maintenance to the roof required as a result of Tenant's activities. Landlord agrees that in the event it grants one or more licenses to third parties to install, operate and/or maintain Communications Equipment on the roof of the Building, Landlord shall obtain a covenant from such third parties that they shall operate any such systems in a manner which will not create unreasonable electro-magnetic or other disturbances to or with systems being operated by Tenant on the roof of the Building in accordance with the terms of this License.
(b) License to Common Areas for Generator Equipment. Landlord grants Tenant the license and right to enter upon and use an area to be designated on a written plan approved by Landlord for the installation, operation and maintenance of a backup power generator and associated fuel tank, the plans for which shall be approved by Landlord. The License Area for use in connection with the generator will include area for the passage of related wires, cables and conduit between Tenant's electrical room and the generator itself, all is to be more specifically defined in the proposed
plan. Tenant shall have access to the Licensed Area for the generator on a 24 hour per day/7 day per week basis; provided, however, that Tenant shall not undertake any repairs or maintenance in such Licensed Area which would interfere with the use of the Common Areas by other tenants without the prior written consent of Landlord. Landlord shall not unreasonably withhold its consent to any such repairs or maintenance, but may impose reasonable conditions thereon and Tenant shall undertake any such work as expeditiously as reasonably possible so as to cause as little interference with the rights of other tenants of the Project as possible. Tenant has advised Landlord that it intends to run the generator on a regular basis in order to comply with maintenance specifications and requirements of law and that such operation may be as often as one (1) thirty (30) minute period per week. Except in cases of emergency, when no prior approval shall be required, Tenant shall propose for Landlord's reasonable approval the schedule for operation of the generator which will provide minimal interference with the use of the Project by other tenants.
(c) Additional Terms and Conditions.
(1) The Term of the License shall be coterminous with this Lease and, subject to the terms hereof, shall be irrevocable so long as the Lease remains in effect;
(2) Tenant shall not be obligated to pay any license fee for the use of the Licensed Areas pursuant to this Section during the Term of this Lease or any extension thereof.
(3) Tenant shall use the Licensed Areas only for the installation, operation, repair, replacement and maintenance of the referenced equipment and the necessary mechanical and electrical equipment to service said equipment and for no other use or purpose. The installation of all equipment and facilities related thereto, including any required conduit from the Premises to the Licensed Areas, shall be deemed to constitute an alteration subject to the provisions of Section 7.3 of the Lease, provided that Landlord shall not unreasonably withhold its approval of the same. Landlord may require appropriate screening for any equipment installed within the Licensed Areas as a condition of Landlord's approval of the plans submitted.
(4) The Communications Equipment shall be used only for transmitting and/or receiving data, audio and/or video signals to and from Tenant's facilities within the Premises for Tenant's business use, and shall not be used or permitted to be used by Tenant for purposes of broadcasting signals to the public or to provide telecommunications or other communications transmitting or receiving services to the public. Notwithstanding the foregoing, Tenant shall not be prohibited from transmitting or receiving broadcasting signals to and from its customers, business affiliates and/or employees in connection with the conduct of its business in the Premises.
(5) In the event Landlord reasonably determines that the presence or operation of the equipment installed by Tenant is or will results in material damage to the Building, Landlord reserves the right upon reasonable prior written notice to Tenant to require either (a) the relocation of all equipment installed by Tenant on the roof of the Building to another location on the roof of the Building reasonably designated by Landlord, or (b) the removal of any and all of such equipment unless Tenant makes satisfactory arrangements to protect Landlord, the Building and its tenants therefrom;
(6) Tenant shall require its employees, when using the Licensed Areas, to stay within the immediate vicinity thereof. In addition, in the event any communications system or broadcast or receiving facilities are operating in the area, Tenant shall at all times during the term of the License conduct its operations so as to ensure that such system or facilities shall not be subjected to harmful interference as a result of such operations by Tenant. Upon notification from Landlord of any such interference, Tenant agrees to immediately take the necessary steps to correct such situation, and Tenant's failure to do so shall be deemed a default under the terms of this Lease subject to the applicable cure right in accordance with Section 14.1 hereof.
(7) During the term of the License, Tenant shall comply with any standards promulgated by applicable governmental authorities regarding the installation, use or maintenance of the Communications Equipment or generator or the generation of electromagnetic fields. In the event Landlord is advised by a governmental agency that the Communications Equipment poses a health or safety hazard to occupants of the Building, Landlord may require Tenant to make arrangements reasonably satisfactory to Landlord to mitigate such hazard or, if Tenant either fails or is unable to make such satisfactory arrangements, to remove the Communications Equipment. Any claim or liability resulting from the use of the Communications Equipment or the Licensed Areas by Tenant shall be subject to the indemnification provisions of this Lease applicable to Tenant's use of the Premises;
(8) During the term of the License, Tenant shall pay all taxes attributable to the Communications Equipment and generator and other equipment owned and installed by Tenant, and Tenant shall assure and provide Landlord with evidence that the Licensed Area and Tenant's use thereof are subject to the insurance coverages otherwise required to be maintained by Tenant as to the Premises pursuant to Exhibit D;
(9) Upon the expiration or sooner termination of the Lease, Tenant shall remove the Communications Equipment and generator and all related equipment and facilities, including any conduit from the Premises to the Licensed Areas and any other portions of the Building within or upon which the same may be installed, and shall restore the Licensed Areas and all other areas affected by such removal to their original condition, reasonable wear and tear excepted, all at its sole cost and expense. Notwithstanding the foregoing, Tenant shall not be obligated to remove underground conduit between the Building and the Generator pad provided it removes all cabling and caps the conduit in a manner reasonably satisfactory to Landlord; and
(10) The License is personal to Tenant and shall not be assignable in whole or in part (except to a Tenant Affiliate which is occupying a portion of the Building and any subtenant or assignee approved by Landlord in accordance with the Terms of this Lease), and any attempted assignment thereof without the consent of Landlord, which consent may be withheld by Landlord in its sole and absolute discretion, shall immediately terminate the License. Notwithstanding the foregoing, Landlord's consent shall not be required with respect to an assignment of the License to any Tenant Affiliate.
ARTICLE III. TERM
SECTION 3.1. GENERAL. The term of this Lease (the "Term") for the Premises shall be for the period shown in Item 5 of the Basic Lease Provisions. Subject to the provisions of Section 3.2 below, the Term shall commence ("Commencement Date") on the earlier to occur of: (i) ten (10) business days following the date that (A) Landlord notifies Tenant that Landlord has substantially completed the construction of the Tenant Improvements in accordance with the Work Letter attached as EXHIBIT X hereto, but for minor "punch list" items identified by Landlord and Tenant in a walk-through of the Premises prior to the Commencement Date, which items do not preclude or materially impair Tenant from conducting its business from the Premises, and (B) Landlord has provided Tenant with all parking required by this Lease in the Common Area of the Project, and (C) Landlord has obtained and provided Tenant with a certificate of occupancy or temporary certificate of occupancy for the Premises from the City of Irvine or (ii) the date Tenant acquires possession or commences use of such portion of the Premises for any purpose other than construction or installation of equipment, furniture, fixtures or network and telecommunications cabling; or (iii) October 15, 2000. Within ten (10) days after the Commencement Date has occurred, the parties shall memorialize on a form provided by Landlord the actual Commencement Date and the expiration date ("Expiration Date") of this Lease. Tenant's failure to execute that form shall not affect the validity of Landlord's determination of those dates. The Term shall be for the period shown in Item 5 of the Basic Lease Provisions.
SECTION 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever, cannot deliver possession of the Premises to Tenant on or before the Commencement Date, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage. Notwithstanding the foregoing, if Tenant has been unable to occupy the Premises because the City of Irvine refuses or is prevented from issuing the permits required to construct the Tenant Improvements reasonably consistent with the approved Preliminary Plan, (but not as a result of Landlord Delay(s) as defined in the Work Letter) on or before October 15, 2001, (the "Outside Date") and, provided Tenant is not then in default of its obligations under this Lease after expiration of the applicable cure period, Tenant shall have the one-time right to terminate this Lease by giving Landlord written notice to that effect after the Outside Date but prior to October 31, 2001. Provided Tenant has not occupied the Premises on or before the Outside Date, Landlord shall have the right to terminate this Lease by written notice to Tenant given on or before November 15, 2001. In the event this Lease is terminated by Tenant, pursuant to the provisions of this Section, Tenant shall pay to Landlord concurrently with its notice of termination the unamortized portion of the real estate brokerage commission paid by Landlord in connection with this Lease.
SECTION 3.3. RIGHT TO EXTEND THE LEASE TERM. Provided that Tenant is not in default of any monetary covenant of this Lease (including, without limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses) or any material non-monetary covenant, following written notice and the expiration of the applicable cure period, either at the time of exercise of the extension right granted herein or at the time of the commencement of such extension, then Tenant may extend the Term of this Lease for one (1) period of sixty (60) months. Tenant shall exercise its right to extend the Term by and only by delivering Landlord, not later than nine (9) months or sooner than twelve (12) months prior to the expiration date of the then current Term, Tenant's irrevocable written notice of its commitment to extend (the "Commitment Notice"). The Basic Rent payable under the Lease during the extension of the Term shall be at the fair market rental, including subsequent adjustments, for comparable office space being leased by Landlord in the Irvine Spectrum. Landlord will provide written notice to Tenant of Landlord's good faith determination of the fair market rental rate not later than thirty (30) days after the date upon which Tenant timely exercises its extension option. Tenant will have thirty (30) days ("Tenant's Review Period") after receipt of Landlord's notice of the fair market rental rate within which to accept such fair market rental rate or to reasonably object thereto in writing. Tenant's failure to object to the fair market rental rate submitted by Landlord in writing within Tenant's Review Period will conclusively be deemed Tenant's approval and acceptance thereof. If Tenant reasonably objects to the fair market rental rate submitted by Landlord within Tenant's Review Period, Landlord and Tenant will attempt in good faith to agree upon such fair market rental rate using their best good faith efforts. If Landlord and Tenant fail to reach agreement on such fair market rental rate within thirty (30) days following the expiration of Tenant's Review Period (the "Outside Agreement Date"), then either party may elect, by written notice to the other party, to cause said rental, including subsequent adjustments, to be determined by appraisal as follows.
Within ten (10) business days following receipt of such appraisal election, the parties shall attempt to agree on an appraiser to determine the fair market rental. If the parties are unable to agree in that time, then each party shall designate an appraiser within ten (10) business days thereafter. Should either party fail to so designate an appraiser within that time, then the appraiser designated by the other party shall determine the fair rental value. Should each of the parties timely designate an appraiser, then the two appraisers so designated shall appoint a third appraiser who shall, acting alone, determine the fair rental value of the Premises. Any appraiser designated hereunder shall have an M.A.I. certification with not less than five (5) years experience in the valuation of commercial office buildings in Orange County, California.
Within thirty (30) days following the selection of the appraiser, such appraiser shall determine the fair market rental value of the Premises, including subsequent adjustments of rent, if any. In determining such value, the appraiser shall consider rental comparables for space in the Irvine Spectrum (including, without limitation, the Project). In no event shall the appraiser attribute factors for market tenant improvement allowances or brokerage commissions to reduce said fair market rental. Landlord and Tenant shall each pay for the services of their respective appraisers and shall share equally the cost of the third appraiser.
Within twenty (20) days after the determination of the fair market rental, Landlord shall prepare an amendment to this Lease reasonably reflecting the extended term and rental rate for the extension period, and Tenant shall execute and return same to Landlord within ten (10) days. Should the fair market rental not be established by the commencement of the extension period, then Tenant shall continue paying rent at the rate in effect during the last month of the initial Term, and a lump sum adjustment shall be made promptly upon the determination of such new rental.
If Tenant fails to timely comply with any of the provisions of
this Section (other than appointing an appraiser), Tenant's right to extend the
Term shall be extinguished and the Lease shall automatically terminate as of the
expiration date of the Term, without any extension and without any liability to
Landlord. Tenant shall have no other right to extend the Term beyond the sixty
(60) month extension created by this Section. Unless agreed to in a writing
signed by Landlord and Tenant, any extension of the Term, whether created by an
amendment to this Lease or by a holdover of the Premises by Tenant, or
otherwise, shall be deemed a part of, and not in addition to, any duly exercised
extension period permitted by this Section.
ARTICLE IV. RENT AND OPERATING EXPENSES
SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset, Basic Rent for the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions. Any rental adjustment shown in Item 6 shall be deemed to occur on the specified monthly anniversary of the Commencement Date, whether or not that date occurs at the end of a calendar month. The rent shall be due and payable in advance commencing on the Commencement Date (as prorated for any partial month) and continuing thereafter on the first day of each successive calendar month of the Term. No demand, notice or invoice shall be required for the payment of Basic Rent. An installment of rent in the amount of one (1) full month's Basic Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with Tenant's execution of this Lease and shall be applied against the Basic Rent first due hereunder.
SECTION 4.2. OPERATING EXPENSES.
(a) Tenant shall pay to Landlord, as additional rent, Tenant's Share of "Operating Expenses", as defined below, incurred by Landlord in the operation of the Building and the Project. The term "Tenant's Share" means that portion of an Operating Expense determined by multiplying the cost of such item by a fraction, the numerator of which is the floor area of the Premises and the denominator of which is the total square footage of the floor area within all buildings in the Project to which such Operating Expenses relate, as of the date on which the computation is made. The rentable square footage of the Project may be adjusted from time to time in the event new buildings are constructed within or incorporated within the Project. Tenant may elect to assume responsibility for the operation and maintenance of any Building comprising a portion of the Premises which is one hundred percent (100%) leased by Tenant in which event, the Operating Expenses for such Building shall be paid directly and completely by Tenant and such expenses shall not be included within Landlord's determination of Operating Expenses.
(b) Prior to the Commencement Date and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount of Tenant's Share of Operating Expenses for the Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, with Basic Rent. If Landlord has not furnished its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay cost reimbursements at the rates established for the prior Expense Recovery Period, if any; provided that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued cost reimbursements based upon the new estimate. Notwithstanding the foregoing, if Landlord is more than three (3) months late in the delivery of its written estimate for any Expense Recovery Period, Tenant shall have the right to pay any accrued cost reimbursements in equal installments over a six (6) month period rather than in one lump sum. For purposes hereof, "Expense Recovery Period" shall mean every twelve month period during the Term (or portion thereof for the first and last lease years) commencing July 1 and ending June 30.
(c) Within one hundred twenty (120) days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement showing in reasonable detail the actual or prorated Operating Expenses incurred by Landlord during the period, and the parties shall within thirty (30) days thereafter make any payment or allowance necessary to adjust Tenant's estimated payments, if any, to the actual Tenant's Share as shown by the annual statement. Any delay or failure by Landlord in delivering any statement hereunder shall not constitute a waiver of Landlord's right to require Tenant to pay Tenant's Share of Operating Expenses pursuant hereto. Any amount due Tenant shall be credited against installments next coming due under this Section 4.2, and any deficiency shall be paid by Tenant together with the next installment. If Tenant has not made estimated payments during the Expense Recovery Period, any amount owing by Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance with Article XVI. Should Tenant fail to object in writing to Landlord's determination of actual Operating Expenses within one hundred
twenty (120) days following delivery of Landlord's expense statement, Landlord's determination of actual Operating Expenses for the applicable Expense Recovery Period shall be conclusive and binding on the parties and any future claims to the contrary shall be barred except to the extent that a future audit shall determine that a particular category of expenses has been improperly included as Operating Expenses.
Landlord agrees that it will maintain complete and accurate
records of all costs, expenses and disbursements paid or incurred by Landlord,
its employees, agents and/or contractors, with respect to the Operating Expenses
in accordance with generally accepted accounting principles, consistently
applied. Such records shall be kept until one (1) year after the termination of
this Lease. Landlord shall provide in reasonable detail the calculation of
Tenant's Share of the Operating Expenses. Provided Tenant is not then in default
of any monetary covenant of this Lease (including, without limitation, the
obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or
any material non-monetary covenant, following written notice and the expiration
of the applicable cure period, then Tenant shall have the right to have Tenant's
financial officer or a certified public accountant audit Landlord's Operating
Expenses, subject to the terms and conditions hereof. In no event, however,
shall such auditor be compensated by Tenant on a "contingency" basis, or on any
other basis tied to the results of said audit. Tenant shall give notice to
Landlord of Tenant's intent to audit within one hundred twenty (120) days
following delivery of Landlord's expense statement for each of the Expense
Recovery Periods. Following at least ten (10) business days notice to Landlord,
such audit shall be conducted at a mutually agreeable time during normal
business hours at the office of Landlord or its management agent where the
records are maintained in Orange County, California. Landlord agrees to make
such personnel available to Tenant as is reasonably necessary for Tenant's
employees and agents, to conduct such audit. Landlord shall make such records
available to Tenant's employees and agents, for inspection during normal
business hours. Tenant's employees and agents shall be entitled to make
photostatic copies of such records, provided Tenant bears the expense of such
copying, and further provided that Tenant keeps such copies in a confidential
manner and does not discuss, display or distribute such copies to any other
third party. If Tenant's audit determines that actual Operating Expenses have
been overstated by more than four percent (4%), then subject to Landlord's right
to review and/or contest the audit results, Landlord shall reimburse Tenant for
the reasonable out-of-pocket costs of such audit. Tenant's Basic Rent shall be
appropriately adjusted to reflect any overstatement in Operating Expenses. In
the event of a dispute between Landlord and Tenant regarding the results of such
audit, such dispute shall be submitted to and resolved by JAMS as provided in
Section 22.7 of this Lease.
All of the information obtained by Tenant and/or its auditor in connection with such audit, as well as any compromise, settlement, or adjustment reached between Landlord and Tenant as a result thereof, shall be held in strict confidence and, except as may be required pursuant to litigation and except for inadvertent disclosures despite Tenant's reasonable efforts to keep the disclosed information confidential, shall not be disclosed to any third party, directly or indirectly, by Tenant or its auditor or any of their officers, agents or employees. Landlord may require Tenant's auditor to execute a separate confidentiality agreement affirming the foregoing as a condition precedent to any audit.
(d) Even though the Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant's Share of Operating Expenses for the Expense Recovery Period in which the Lease terminates, Tenant shall upon notice pay the entire increase due over the estimated expenses paid. Conversely, any overpayment made in the event expenses decrease shall be rebated promptly by Landlord to Tenant.
(e) If, at any time during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated expenses for the year, then the estimate of Tenant's Share of Operating Expenses shall be increased for the month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to Tenant's Share of the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, Tenant's Share thereof and the month for which the payments are due. Tenant shall pay the increase to Landlord as a part of Tenant's monthly payments of estimated expenses as provided in paragraph (b) above, commencing with the month in which effective.
(f) The term "Operating Expenses" shall mean and include all "Project Costs" (as hereafter defined) and "Property Taxes" (as hereafter defined).
(g) The term "Project Costs" shall include all reasonable costs and expenses of operation and maintenance of the Building and the Project, together with all appurtenant Common Areas (as defined in Section 6.2), and shall include the following charges by way of illustration but not limitation: water and sewer charges; insurance premiums or reasonable premium equivalents for the reasonable cost of administering a self-insurance program should Landlord elect to self-insure any risk that Landlord is authorized to insure hereunder as provided in Section 10.2 below; license, permit, and inspection fees; heat; light; power; air conditioning; janitorial services to any interior Common Areas; supplies; materials; equipment; tools; the reasonable cost of any environmental, insurance, tax or other consultant utilized by Landlord in connection with the Premises and/or Project; establishment of reasonable reserves for replacements and/or repair of the Building and Common Areas; the cost of any capital investments, after application of previously established reserves for such items, to the extent of the amortized cost thereof over the useful life of such capital investment as reasonably determined by Landlord for each year of useful life during the Term; subject to the express provisions of this Lease to the contrary, costs incurred in connection with compliance of any laws or changes in laws applicable to the Premises or the Project (except for laws or changes in laws that pertain particularly to Tenant or to Tenant's particular use of the Premises and/or only to the interior of the Premises which shall be the sole responsibility of Tenant at its cost), to the extent such laws or change in laws require expenditures of a "capital" nature (as determined by generally accepted accounting principles consistently applied), then such "capital" expenditure shall be amortized (using a market cost of funds as reasonably determined by Landlord) over the useful life of such asset and
only the amortized cost thereof shall be included in Project Costs during the remaining Term of the Lease; costs associated with the procurement and maintenance of an air conditioning, heating and ventilation service agreement; labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Premises and/or Project, including both Landlord's personnel and outside personnel; any expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a reasonable overhead/management fee for the professional operation of the Project. Any such overhead management fee charged to Tenant shall not be in excess of those being charged for other comparable first-class office projects in the Irvine Spectrum area. It is understood that Project Costs may include competitive charges for direct services provided by any subsidiary or division of Landlord. Notwithstanding any contrary provision herein, Landlord agrees that Tenant shall have access to and use of after-hours air conditioning services to the Premises. For any Building not wholly leased to Tenant, Tenant shall pay an hourly charge based on the reasonable cost incurred by Landlord to supply such services and in any Building wholly leased to Tenant, Tenant shall pay the cost for such services directly as contemplated by Section 6.1 hereof.
Notwithstanding the provisions of this Section 4.2 to the contrary, Operating Expenses shall not include any cost or expense identified as the responsibility of Landlord and not an Operating Expense or a Project Cost by the express terms of this Lease, and shall not include any of the following:
(1) Leasing commissions, attorneys' fees, costs, disbursements and other expenses incurred by Landlord or its agents in connection with negotiations for leases with tenants, other occupants or prospective tenants or other occupants of the Project, and similar costs incurred in connection with disputes with and/or enforcement of any lease with tenants, other occupants, or prospective tenants or other occupants of the Project;
(2) "Tenant allowances", "tenant concessions", work letter payments, and other costs or expenses (including permit, license and inspection fees) incurred in completing, fixturing, furnishing, renovating or otherwise improving, decorating or redecorating space for tenants or other occupants of the Project, or vacant, leasable space in the Project, including space planning/interior design fees for same;
(3) Depreciation and other "non-cash" expense items;
(4) Services, items and benefits for which Tenant or any other tenant or occupant of the Project specifically reimburses Landlord or for which Tenant or any other tenant or occupant of the Project pays third persons or services, items or benefits which are not generally made available to Tenant as an occupant of the Building or the Project;
(5) Costs or expenses (including fines, penalties and legal fees) incurred due to the violation by Landlord of any terms and conditions (other than by Tenant) of this Lease or of the leases of other tenants in the Project, that would not have incurred but for such violation by Landlord;
(6) Penalties for late payment of any Operating Expenses by Landlord, including, without limitation, with respect to taxes, equipment leases, etc.;
(7) Payments in respect of overhead and/or profit to any subsidiary or Affiliate (hereinafter defined) of Landlord, as a result of a non-competitive selection process for services (other than the management fee) on or to the Project, or for goods, supplies or other materials, to the extent that the costs of such services, goods, supplies or materials exceed the costs that would have been paid if the services, goods, supplies or materials had been provided by parties unaffiliated with Landlord, of similar skill, competence and experience, on a competitive basis;
(8) Payments of principal, finance charges or interest on debt or amortization on any deed of trust or other debt encumbering the Project, and rental payments (or increases in same) under any ground or underlying lease or leases encumbering the Project (except to the extent the same may be made to pay or reimburse, or may be measured by Property Taxes);
(9) Except for a management fee which is reasonable and commercially competitive for similar projects in the Irvine Spectrum area, costs of Landlord's general overhead and general administrative expenses (individual, partnership or corporate, as the case may be) and wages, salaries and other compensation and benefits (as well as adjustments thereto) for all employees and personnel of Landlord above the level of manager for the Project, which costs would not be chargeable to Operating Expenses in accordance with generally accepted accounting principles, consistently applied;
(10) Rentals and other related expenses, if any, incurred in leasing air conditioning systems or other equipment ordinarily considered to be of a capital nature, except equipment which is used in providing janitorial services and which is not affixed to the Project and equipment which is leased on a temporary basis in emergency situations;
(11) Advertising and promotional expenses;
(12) Costs or expenses for the acquisition of sculpture, paintings or other works of art, but not the reasonable expenses of maintaining, repairing and insuring same;
(13) Costs for which Landlord is compensated through or reimbursed by insurance;
(14) Contributions to political or charitable organizations;
(15) Costs incurred in removing the property of former tenants and/or other occupants of the Project;
(16) The costs of any "tap fees" or one-time lump sum sewer, water or other utility connection fees for the Project;
(17) Costs or fees relating to the defense of Landlord's title to or interest in the Building and/or the Project, or any part thereof; and
(18) Any other expense which, under generally accepted accounting principles, consistently applied, would not be considered to be a normal maintenance or operating expense of the Building and/or the Project.
As used herein, the term "Affiliate" shall mean and refer to any person or entity controlling, controlled by, or under common control with another such person or entity. "Control", as used herein, shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of such controlled person or entity; the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, at least fifty-one percent (51%) of the voting interest in, any person or entity shall be presumed to constitute such control. In the case of Landlord, the term "Affiliate" shall include any person or entity controlling or controlled by or under common control with any general partner of Landlord or any general partner of Landlord's general partner.
(h) The term "Property Taxes" as used herein shall include the
following: (i) all real estate taxes or personal property taxes, as such
property taxes may be reassessed from time to time; and (ii) other taxes,
charges and assessments which are levied with respect to this Lease or to the
Building and/or the Project, and any improvements, fixtures and equipment and
other property of Landlord located in the Building and/or the Project, except
that general net income and franchise taxes imposed against Landlord shall be
excluded; and (iii) all assessments and fees for public improvements, services,
and facilities and impacts thereon, including, without limitation, arising out
of any Community Facilities Districts, "Mello Roos" districts, similar
assessment districts, and any traffic impact mitigation assessments or fees
(except for assessments or fees under any Community Facilities District(s)
formed after the date of this Lease); (iv) any tax, surcharge or assessment
including, without limitation, taxes based on the receipt of rent (including
gross receipts or sales taxes applicable to the receipt of rent unless such are
required to be paid by Tenant) which shall be levied in addition to or in lieu
of real estate or personal property taxes, other than taxes covered by Article
VIII; and (v) costs and expenses incurred in contesting the amount or validity
of any Property Tax by appropriate proceedings ("Tax Contest Costs") shall be
included in Property Taxes in the year such expenses are paid. Tax refunds, if
any, shall be credited against Property Taxes for the year paid including any
interest which may be received thereon from the taxing authority. Landlord shall
refund to Tenant within thirty days (30) after receipt of any such tax refund,
the amount to which Tenant is entitled plus its pro-rata share of any interest
corresponding to such amount to the extent received from the taxing authority
provided Tenant paid Property Taxes for the year relating to such refund.
(i) The term "Property Taxes" shall not include personal property taxes of any kind, which shall instead be governed by the provisions of Article VIII of this Lease.
(j) If Tenant reasonably believes that the amount of any real property tax is improper for any reason, Tenant may notify Landlord in writing of Tenant's desire that such real property taxes be contested or challenged by Landlord with the applicable taxing authority. Tenant shall indicate the basis for Tenant's contention that such taxes are improper in Tenant's notice to Landlord. Upon receipt of any such request from Tenant, Landlord shall promptly meet with Tenant to discuss whether or not it is appropriate to initiate a challenge or contest of such taxes or to take no action with respect thereto. Landlord agrees that if Landlord is pursuing tax contests for other buildings within the Project, Landlord will also pursue such a contest for the Building if so requested by Tenant.
(k) Any assessment of real property taxes shall be deemed imposed in the maximum number of installments permitted by applicable laws, whether or not actually paid; provided, however, that if the prevailing practice in other comparable projects in the vicinity of the Project is to pay such assessments on an earlier basis, and Landlord pays the same on such basis, such assessments shall be included in real property taxes as paid by Landlord. In no event, however, shall Landlord impute any accrued interest (resulting from such installment payments of real property taxes) in its computation of real property taxes except as imposed by the taxing authority.
SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant's delivery of this
Lease, Tenant shall deposit with Landlord the sum, if any, stated in Item 9 of
the Basic Lease Provisions, to be held by Landlord as security for the full and
faithful performance of Tenant's obligations under this Lease (the "Security
Deposit"). Subject to the last sentence of this Section, the Security Deposit
shall be understood and agreed to be the property of Landlord upon Landlord's
receipt thereof, and may be utilized by Landlord in its discretion towards the
payment of all prepaid expenses by Landlord for which Tenant would be required
to reimburse Landlord under this Lease, including, without limitation, brokerage
commissions and Tenant Improvement costs. Upon any default by Tenant, including
specifically Tenant's failure to pay rent or to abide by its obligations under
Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has
knowledge of the default, the Security Deposit shall be deemed to be
automatically and immediately applied, without waiver of any rights Landlord may
have under this Lease or at law or in equity as a result of the default, as a
setoff for full or partial compensation for that default. If any portion of the
Security Deposit is applied after a default by Tenant, Tenant shall within five
(5) days after written demand by Landlord deposit cash with
Landlord in an amount sufficient to restore the Security Deposit to its original amount. Landlord shall not be required to keep this Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. If Tenant fully performs its obligations under this Lease, the Security Deposit shall be returned to Tenant (or, at Landlord's option, to the last assignee of Tenant's interest in this Lease) after the expiration of the Term, provided that Landlord may retain the Security Deposit to the extent and until such time as all amounts due from Tenant in accordance with this Lease have been determined and paid in full.
ARTICLE V. USES
SECTION 5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, all in accordance with applicable laws and restrictions and pursuant to approvals to be obtained by Tenant from all relevant and required governmental agencies and authorities. The parties agree that any contrary use shall be deemed to cause material and irreparable harm to Landlord and shall entitle Landlord to injunctive relief in addition to any other available remedy. Tenant, at its expense, shall procure, maintain and make available for Landlord's inspection throughout the Term, all governmental approvals, licenses and permits required for the proper and lawful conduct of Tenant's permitted use of the Premises. Tenant shall not do or permit anything to be done in or about the Premises which will in any way unreasonably interfere with the rights of other occupants of the Building or the Project, or use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Project. Tenant shall not perform any work or conduct any business whatsoever in the Project other than inside the Premises. Tenant shall not knowingly do or permit to be done anything which will invalidate or increase the cost of any insurance policy(ies) covering the Building, the Project and/or their contents, and shall comply with all applicable and reasonable insurance underwriters rules and the requirements of the Pacific Fire Rating Bureau or any other organization performing a similar function to the extent such rules and requirements are provided to Tenant. Subject to the express provisions of this Lease to the contrary, Tenant shall comply at its expense with all present laws, ordinances, restrictions, regulations, orders, rules and requirements of all governmental authorities that pertain particularly to Tenant or its particular use of the Premises and/or pertain only to the interior of the Premises, including, without limitation, all federal and state occupational health and safety requirements, whether or not Tenant's compliance will necessitate expenditures or interfere with its use and enjoyment of the Premises. Tenant shall comply at its expense with all present covenants, conditions, easements or restrictions now affecting or encumbering the Building and/or Project, and any future covenants, conditions, easements or restrictions, and any amendments or modifications thereto which do not materially derogate the rights of Tenant or materially increase the obligations of Tenant hereunder, including, without limitation, the payment by Tenant of any periodic or special dues or assessments charged against the Premises or Tenant which may be allocated to the Premises or Tenant in accordance with the provisions thereof. Tenant shall promptly upon demand reimburse Landlord for any additional insurance premium charged by reason of Tenant's failure to comply with the provisions of this Section, and shall indemnify Landlord from any liability and/or expense resulting from Tenant's noncompliance.
SECTION 5.2. SIGNS. Provided Tenant continues to lease the all of the Building, Tenant shall have the exclusive right to all exterior signage on the Building and on any other building entirely leased by Broadcom Corporation, subject to Landlord's right of prior approval that such exterior signage is in compliance with the Signage Criteria (defined below) and Landlord's designation of the location for two (2) exterior identification signs. Except as provided in the foregoing, or as otherwise approved in writing by Landlord, in its sole discretion, Tenant shall have no right to maintain identification signs of any location in, on or about the Premises or the Building which are visible from the exterior thereof and shall not place or erect any signs, displays or other advertising materials that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other physical aspects of any permitted sign shall be subject to any covenants, conditions or restrictions encumbering the Premises, Landlord's signage program, if any, as in effect at the time ("Signage Criteria"), and any applicable municipal or other governmental permits and approvals. Tenant acknowledges having received and reviewed a copy of the current Signage Criteria, if applicable. Tenant shall be responsible for the cost of any permitted signs, including the fabrication, installation, maintenance and removal thereof. If Tenant fails to maintain its signs, or if Tenant fails to remove same upon termination of this Lease and repair any damage caused by such removal, Landlord may do so at Tenant's expense.
Tenant's sign rights described in this Section and may be assigned in connection with an assignment of this Lease or a sublease for the remainder of the Term of a portion of the Premises which sublease or assignment is completed in accordance with the terms of this Lease; provided, however, that the size, design, graphics, material, style, color and other physical aspects of any sign proposed to be used by such transferee shall be subject to Landlord's prior approval that such signage is in compliance with the Signage Criteria and that such signage will not materially devalue the Building or the Project as determined by Landlord in its sole and absolute discretion. Notwithstanding the foregoing, in the event Tenant proposes to sublease or assign all or any portion of its interest in the Premises and Landlord elects to recapture such space pursuant to its right to do so set forth in Section 9.1(c) of this Lease, then:
(a) If the rentable floor area of the portion of the Premises to be recaptured is seventy-five percent (75%) or more of the floor area of the Premises, Tenant shall have the right to maintain one exterior (1) eyebrow sign in a location designated by Landlord;
(b) If the rentable floor area of the portion of the Premises to be recaptured is fifty percent (50%) or more of the floor area of the Premises but less than seventy-five percent (75%) of the floor area of the Premises, Tenant shall
have the right to retain one (1) Building top sign in a location of its choice. Tenant shall relinquish all other exterior sign rights to the Building; and
(c) If the rentable floor area of the portion of the Premises to be recaptured is less than fifty percent (50%) of the floor area of the Premises, Tenant shall be entitled to retain two (2) building top signs and Landlord shall have the right to any and all exterior signage at the eyebrow level of the Building.
SECTION 5.3. HAZARDOUS MATERIALS.
(a) For purposes of this Lease, the term "Hazardous Materials" includes (i) any "hazardous materials" as defined in Section 25501(o) of the California Health and Safety Code, (ii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory, and (iii) any substance or matter which is in excess of permitted levels set forth in any federal, California or local law or regulation pertaining to any hazardous or toxic substance, material or waste.
(b) Tenant shall not cause or knowingly permit any Hazardous Materials
to be brought upon, stored, used, generated, released or disposed of on, under,
from or about the Premises (including, without limitation, the soil and
groundwater thereunder) without the prior written consent of Landlord.
Notwithstanding the foregoing, Tenant shall have the right, without obtaining
prior written consent of Landlord, to utilize within the Premises standard
office products that may contain Hazardous Materials (such as photocopy toner,
"White Out", and the like), provided however, that (i) Tenant shall maintain
such products in their original retail packaging, shall follow all instructions
on such packaging with respect to the storage, use and disposal of such
products, and shall otherwise comply with all applicable laws with respect to
such products, and (ii) all of the other terms and provisions of this Section
5.3 shall apply with respect to Tenant's storage, use and disposal of all such
products. Landlord may, in its sole discretion, place such conditions as
Landlord deems appropriate with respect to any such Hazardous Materials, and may
further require that Tenant demonstrate that any such Hazardous Materials are
necessary or useful to Tenant's business and will be generated, stored, used and
disposed of in a manner that complies with all applicable laws and regulations
pertaining thereto and with good business practices. Tenant understands that
Landlord may utilize an environmental consultant to assist in determining
conditions of approval in connection with the storage, generation, release,
disposal or use of Hazardous Materials by Tenant on or about the Premises,
and/or to conduct periodic inspections of the storage, generation, use, release
and/or disposal of such Hazardous Materials by Tenant on and from the Premises,
and Tenant agrees that any costs reasonably incurred by Landlord in connection
therewith shall be reimbursed by Tenant to Landlord as additional rent hereunder
upon demand; however, Tenant shall have no obligation to reimburse Landlord for
any costs incurred in connection with any environmental consultant retained by
Landlord pursuant to this Section unless Tenant shall be in default under this
Section 5.3 and such costs are covered by Tenant's indemnity contained in this
Section 5.3.
(c) Prior to the execution of this Lease, Tenant shall complete, execute and deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the "Environmental Questionnaire") in the form of EXHIBIT B attached hereto. The completed Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner termination of this Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, if any, which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period prior thereto, and which Tenant desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant shall promptly provide Landlord with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring reports, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, and underground storage tanks for Hazardous Materials; orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial and corrective actions, and abatement of Hazardous Materials; and all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant's use, handling, storage, release and/or disposal of Hazardous Materials.
(d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises and/or the soil or groundwater thereunder at any time to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with full access to all relevant facilities, records and personnel. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under or about the Premises caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord's other rights and remedies under this Lease, to immediately enter upon the Premises without notice and to discharge Tenant's obligations under this Section 5.3 at Tenant's expense, including, without limitation, the taking of emergency or long-term remedial action. Landlord and its agents shall endeavor to minimize interference with Tenant's business in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant's expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under, from or about the Premises.
(e) If the presence of any Hazardous Materials on, under, from or about
the Premises or the Project caused or permitted by Tenant or its agents,
employees, contractors, licensees or invitees results in (i) injury to any
person, (ii) injury to or any contamination of the Premises or the Project, or
(iii) injury to or contamination of any real or personal property wherever
situated, Tenant, at its expense, shall promptly take all actions necessary to
return the Premises and the Project and any other affected real or personal
property owned by Landlord to the condition existing prior to the introduction
of such Hazardous Materials and to remedy or repair any such injury or
contamination, including, without limitation, any cleanup, remediation, removal,
disposal, neutralization or other treatment of any such Hazardous Materials.
Notwithstanding the foregoing, Tenant shall not, without Landlord's prior
written consent, take any remedial action in response to the presence of any
Hazardous Materials on, under or about the Premises or the Project or any other
affected real or personal property owned by Landlord or enter into any similar
agreement, consent, decree or other compromise with any governmental agency with
respect to any Hazardous Materials claims; provided however, Landlord's prior
written consent shall not be necessary in the event that the presence of
Hazardous Materials on, under or about the Premises or the Project or any other
affected real or personal property owned by Landlord (i) imposes an immediate
threat to the health, safety or welfare of any individual or (ii) is of such a
nature that an immediate remedial response is necessary and it is not possible
to obtain Landlord's consent before taking such action. To the fullest extent
permitted by law, Tenant shall indemnify, hold harmless, protect and defend
(with attorneys acceptable to Landlord) Landlord and any successors to all or
any portion of Landlord's interest in the Premises and the Project and any other
real or personal property owned by Landlord from and against any and all
liabilities, losses, damages, diminution in value, judgments, fines, demands,
claims, recoveries, deficiencies, costs and expenses (including, without
limitation, attorneys' fees, court costs and other professional expenses),
whether foreseeable or unforeseeable, arising directly or indirectly out of the
use, generation, storage, treatment, release, on- or off-site disposal or
transportation of Hazardous Materials on, into, from, under or about the
Premises, the Building and the Project and any other real or personal property
owned by Landlord caused or permitted by Tenant, its agents, employees,
contractors, licensees or invitees, specifically including, without limitation,
the cost of any required or necessary repair, restoration, cleanup or
detoxification of the Premises, the Building and the Project and any other real
or personal property owned by Landlord, and the preparation of any closure or
other required plans, whether or not such action is required or necessary during
the Term or after the expiration of this Lease. If Landlord at any time
discovers that Tenant or its agents, employees, contractors, licensees or
invitees have caused or knowingly permitted the release of a Hazardous Material
on, under, from or about the Premises or the Project or any other real or
personal property owned by Landlord, Tenant shall, at Landlord's request,
immediately prepare and submit to Landlord a comprehensive plan, subject to
Landlord's reasonable approval, specifying the actions to be taken by Tenant to
return the Premises or the Project or any other real or personal property owned
by Landlord to the condition required under all applicable environmental laws.
Upon Landlord's approval of such cleanup plan, Tenant shall, at its expense, and
without limitation of any rights and remedies of Landlord under this Lease or at
law or in equity, immediately implement such plan and proceed to cleanup such
Hazardous Materials in accordance with all applicable laws and as required by
such plan and this Lease. The provisions of this subsection (e) shall expressly
survive the expiration or sooner termination of this Lease.
(f) If the release of any Hazardous Materials on, under, from or about the Premises or the Project caused by Landlord, its authorized agents or employees, and not introduced by Tenant, its agents, employees, contractors, licensees, or invitees results in (i) injury to any person, or (ii) injury to or any contamination of the Premises or the Project at levels which require clean-up or remediation under applicable laws, Landlord, at its expense (which shall not be included in Operating Expenses), shall promptly take all actions necessary to return the Premises and the Project to the condition existing prior to the introduction of such Hazardous Materials, or to such condition as is satisfactory to all governmental agencies asserting jurisdiction, and to remedy or repair any such injury or contamination, including, without limitation, any clean-up, remediation, removal, disposal, neutralization or other treatment of any such Hazardous Materials.
(g) If the release of Hazardous Materials caused by Landlord, its authorized agents or employees, renders the Premises untenantable in whole or in part or results in Tenant being required to vacate the Premises in whole or in part pursuant to an order or requirement of any governmental agency or authority, then the Base Rent, Real Property Taxes, insurance premiums, and other charges, if any, payable by Tenant hereunder for the period during which the Premises (or a portion thereof) remain so impaired shall be abated in proportion to the degree to which Tenant's use of the Premises is impaired and for the period of such impairment. If the period of such impairment shall exceed seven (7) months, Tenant shall have the right to terminate this Lease upon written notice to Landlord given within ten (10) days following the passage of such seven (7) month period. Tenant's termination of the Lease pursuant to this Paragraph shall be effective as of the date of such notice.
(h) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to Hazardous Materials at the Project known by Landlord to exist as of the date of this Lease, as more particularly described in EXHIBIT C attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials facts described in EXHIBIT C, nor with respect to any Hazardous Materials which were not caused or knowingly permitted by Tenant, its agents, employees, contractors, licensees or invitees. Landlord shall take responsibility, at its sole cost and expense, for any governmentally-ordered clean-up, remediation, removal, disposal, neutralization or other treatment of Hazardous Materials conditions described in this Section 5.3(h). The foregoing obligation on the part of Landlord shall include the reasonable costs (including, without limitation, reasonable attorney's fees) of defending Tenant (with attorneys reasonably acceptable to Tenant) from and against any legal action or proceeding instituted by any governmental agency in connection with such clean-up, remediation, removal, disposal, neutralization or other treatment of such conditions, provided that Tenant promptly tenders such defense to Landlord.
Tenant agrees to notify its agents, employees, contractors, licensees, and invitees of any exposure or potential exposure to Hazardous Materials at the Premises that Landlord brings to Tenant's attention.
(i) The obligations on the part of Landlord contained in Sections 5.3(f) and 5.3(h) above are personal to Landlord and shall not be binding on, nor inure against any successor in interest to Landlord as of the owner of the Premises, including, without limitation, any lender acquiring the Premises by foreclosure of its mortgage or deed of trust or deed in lieu of foreclosure.
(j) Except as disclosed in Section 5.3(h) above (and/or as may otherwise be disclosed to Tenant in writing), Landlord represents that, to the best of its actual knowledge without duty of inquiry or investigation whatsoever, there are no Hazardous Materials in or about the Premises which are in violation of any applicable federal, state or local law, ordinance or regulation.
ARTICLE VI. COMMON AREAS; SERVICES
SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and shall pay promptly, directly to the appropriate supplier, all charges for water, gas, electricity, sewer, heat, light, power, telephone, refuse pickup, janitorial service, interior landscape maintenance and all other utilities, materials and services furnished directly to Tenant or the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon; provided, however, Tenant shall not be obligated to pay directly for any utilities, water, gas, electricity, sewer, heat, light, power, janitorial service, landscape maintenance, etc. to the extent such costs are billed to Tenant as Operating Expenses for the Project. Tenant, at its sole cost, may select and retain a janitorial service company to clean the Premises at such times and in a manner consistent with the operation of a first class office building. If any utilities or services are not separately metered or assessed to Tenant, Landlord shall make a reasonable determination of Tenant's proportionate share of the cost of such utilities and services and Tenant shall pay such amount to Landlord, as an item of additional rent, within ten (10) days after receipt of Landlord's statement or invoice therefor. Alternatively, Landlord may elect to include such cost in the definition of Building Costs in which event Tenant shall pay Tenant's proportionate share of such costs in the manner set forth in Section 4.2. Landlord shall not be liable for damages or otherwise for any failure or interruption of any utility or other service furnished to the Premises, and no such failure or interruption shall be deemed an eviction or entitle Tenant to terminate this Lease or withhold or abate any rent due hereunder. Landlord shall at all reasonable times have free access to all electrical and mechanical installations of Landlord. In exercising Landlord's right of free access to all mechanical and electrical installations, Landlord shall not unreasonably interfere with Tenant's use and enjoyment of the Premises.
Notwithstanding the foregoing, if as a result of the actions of Landlord, its authorized agents or employees, for more than three (3) consecutive business days following written notice to Landlord there is no HVAC or electricity services to all or a portion of the Premises, or such an interruption of other essential utilities and building services, such as fire protection or water, so that all or a portion of the Premises cannot be used by Tenant, then Tenant's Basic Rent (or an equitable portion of such Basic Rent to the extent that less than all of the Premises are affected) shall thereafter be abated until the Premises are again usable by Tenant; provided, however, that if Landlord is diligently pursuing the repair of such utilities or services and Landlord provides substitute services reasonably suitable for Tenant's purposes, as for example, bringing in portable air-conditioning equipment, then there shall not be an abatement of Basic Rent. Any disputes concerning the foregoing shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease. The foregoing provisions shall not apply in case of damage to, or destruction of, the Premises, which shall be governed by the provisions of Article XI of the Lease.
SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term,
Landlord shall operate, maintain and repair all Common Areas within any Building
comprising the Premises and the Project in a first-class manner comparable to
other Class A office buildings in the Irvine Spectrum area and in compliance
with all obligations of Landlord under this Lease. The term "Common Areas" shall
mean all areas within the exterior boundaries of the Building and other
buildings in the Project which are not held for exclusive use by persons
entitled to occupy space, and all other appurtenant areas outside the exterior
boundaries of the Building and other buildings in the Project provided by
Landlord for the common use of Landlord and tenants and their respective
employees and invitees, including, without limitation, parking areas and
structures, driveways, sidewalks, landscaped and planted areas, hallways and
interior stairwells not located within the premises of any tenant, common
electrical rooms and roof access entries, common entrances and lobbies,
elevators, and restrooms not located within any tenantable premises of the
Building and/or other buildings in the Project. Building hours for any Building
not wholly leased by Tenant shall be Monday through Friday 7:00 a.m. to 6:00
p.m., and Saturday 9:00 a.m. to 1:00 p.m., President's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day, Christmas Day, New Year's Day and
Sundays excluded. Tenant shall have access to its Premises twenty-four (24)
hours per day, seven (7) days per week, fifty-two (52) weeks per year including
access to utilities and heating, ventilating and air conditioning services but
subject to Tenant's obligation to pay the reasonable costs of any such services
used other than during the Building hours described above; provided that
Landlord may install access control systems as it deems advisable for any
Building not wholly leased by Tenant. The reasonable cost of maintaining and
repairing any such access control systems (but not the cost of installation of,
or any "capital" cost of replacing, said systems) shall be included in Project
Costs under Section 4.2.
SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with all rules and regulations as are prescribed from
time to time by Landlord in a reasonable and non-discriminatory manner. Landlord shall operate and maintain the Common Areas in a first-class manner consistent with comparable Class A office buildings in the Irvine Spectrum as Landlord may determine to be appropriate. All reasonable costs incurred by Landlord for the maintenance and operation of the Common Areas shall be included in Project Costs unless excluded under Section 4.2 or unless any particular cost incurred can be charged to a specific tenant of the Project. Landlord shall at all times during the Term have exclusive control of the Common Areas, and may restrain any use or occupancy, except as authorized by Landlord's rules and regulations. Tenant shall keep the Common Areas clear of any obstruction or unauthorized use related to Tenant's operations. Nothing in this Lease shall be deemed to impose liability upon Landlord for any damage to or loss of the property of, or for any injury to, Tenant, its invitees or employees. Landlord may temporarily close any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or for any other reason deemed sufficient by Landlord, without liability to Landlord. Tenant shall not be required to comply with any rules and regulations for the Project other than those attached to this Lease unless such rules and regulations are commercially reasonable and nondiscriminatory in content and application. Landlord's exclusive control, operation, maintenance and repair of the Common Area shall be subject to Tenant's parking rights contained in Section 6.4 below and to all other limitations contained in this Lease. Landlord agrees that any temporary closure of any portion of the Common Areas shall not unreasonably interfere with Tenant's intended use of the Premises, nor its reasonable access to or parking for the Premises.
SECTION 6.4. PARKING. Tenant shall be entitled to the number of vehicle parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces shall be located on those portions of the Common Areas designated by Landlord for parking, and said parking spaces shall be provided at no charge to Tenant during the Lease Term. Tenant shall not use more parking spaces than such number. In the event the Premises is expanded at any time during the Term, the number of spaces shall be increased by the number included in the Economic Terms for such space. Landlord shall allow Tenant to select and mark the fifteen (15) spaces designated on Exhibit A-1 as "Broadcom Visitor" for use by Tenant's employees and customers, provided Landlord shall have no obligation to monitor the use of such stalls but such stalls shall be considered as part of the total number of stalls to which Tenant is entitled. In the event the Premises is expanded and Tenant leases all of any other building, Tenant shall have the right to mark an additional ten (10) spaces "Broadcom Visitor" for such building in a location reasonably designated by Landlord. All vehicle parking spaces shall be used only for parking by vehicles no larger than full size passenger automobiles, vans, mini-vans or pickup trucks. Tenant shall not knowingly permit or allow any vehicles that belong to or are controlled by Tenant or Tenant's employees, suppliers, shippers, customers or invitees to be loaded, unloaded, parked or stored in areas other than those designated by Landlord for shipping and receiving activities. If Tenant permits or allows any of the prohibited activities described above, then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to remove or tow away the vehicle involved and charge the costs to Tenant; provided Landlord agrees not to cause or permit the towing of any vehicle from parking within the Common Area without first attempting to contact Tenant to identify the Owner of the vehicle in question. Parking within the Common Areas shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no extended overnight parking of any vehicles of any kind unless otherwise authorized by Landlord (periodic, temporary overnight parking of employee vehicles for up to seventy-two (72) hours and vehicles used in the ordinary course of Tenant's business at the Premises shall be permitted), and vehicles which have been abandoned or parked in violation of the terms hereof may be towed away at the owner's expense. Nothing contained in this Lease shall be deemed to create liability upon Landlord for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees, unless ultimately determined to be caused by the sole active negligence or willful misconduct of Landlord. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations (including the designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Common Areas. Landlord shall have the right to construct, maintain and operate lighting facilities within the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; to restrict parking by tenants, their officers, agents and employees to employee parking areas and to do and perform such other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable. Any person using the parking area shall observe all directional signs and arrows and any posted speed limits. In no event shall Tenant interfere with the use and enjoyment of the parking area by other tenants of the Building or their employees or invitees. Parking areas shall be used only for parking passenger vehicles. Servicing of vehicles, or the parking or storage of shipping and receiving vehicles in any area is prohibited unless otherwise authorized by Landlord. Periodic washing and detailing of automobiles shall be permitted, subject to the Landlord's reasonable rules and regulations and Landlord's reasonable standards for such third party providers. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant's employees, suppliers, shippers, customers or invitees, including, without limitation, damage from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas. Landlord agrees to enforce all parking rights and restrictions and rules and regulations for the Project on an equal and non-discriminatory basis. Tenant shall have no liability for non-compliance with the provisions of the Lease regarding parking other than with respect to Tenant's officers, directors and employees or persons under the control of Tenant, except for Landlord's towing rights herein provided.
SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make alterations or additions to the Building or the Project, or to the attendant fixtures, equipment and Common Areas. Landlord may at any time relocate or remove any of the various buildings, parking areas, and other Common Areas, and may add buildings and areas to the Project from time to time. No change shall entitle Tenant to any abatement of rent or other claim against Landlord. In no event, however, shall Landlord (i) impair visibility of Tenant's Exterior Signage; (ii) materially impair access to and from the Premises from the parking areas; (iii) reduce the number or size of Tenant's
parking spaces granted under this Lease, or (iv) otherwise materially interfere with Tenant's access to and use of the Premises, the parking areas and the Common Areas adjacent to the Building in any material manner without Tenant's prior written consent, which shall not be unreasonably withheld.
SECTION 6.6. OUTDOOR COURTYARD AREA. With at least ten (10) business days prior written notice to Landlord and subject to availability, Tenant shall have the right to use certain adjacent areas of the Common Areas for Tenant's social and/or business functions with no additional rent for such use payable by Tenant, on the following terms and conditions: (i) Tenant may conduct up to twelve (12) such functions within any calendar year; (ii) such functions shall be limited to a reasonable number of people consistent with applicable fire, health and safety laws; (iii) Tenant shall execute Landlord's standard form entry permit prior to any such function, (iv) the insurance, indemnity and nonliability obligations and provisions contained in Sections 10.1, 10.3 and 10.4 of this Lease, respectively (including Tenant's obligation to carry liquor law liability insurance if alcoholic beverages are served or consumed during such functions), shall apply to and govern any claims, liabilities, costs or expenses arising from any such function, (v) no such proposed function shall, in Landlord's reasonable determination, unreasonably disrupt either other tenants of the Project, or the operation or maintenance of the Common Areas, and (vi) Tenant shall pay any and all Landlord's reasonable costs of preparation for, supervision of and/or clean-up in connection with, such functions.
ARTICLE VII. MAINTAINING THE PREMISES
SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense
shall make all repairs necessary to keep the Premises in the condition as
existed on the Commencement Date (or on any later date that the improvements may
have been installed), excepting ordinary wear and tear, including, without
limitation, all glass, the interior surfaces of all windows, all doors, door
closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment
and other equipment; provided, however, Tenant shall have no obligation to
repair, maintain or replace the roof, foundations, footings, structural systems,
exterior glass, sky lights, sky light seals, window seals and vents, electrical,
plumbing, sewer and other utility lines outside the Premises, landscaping,
walkways, fencing, parking areas, exterior lighting or exterior surfaces of
exterior walls of the Building, and washing of exterior windows, all of which
obligations shall be the sole responsibility of Landlord as provided in and
subject to the terms of Section 7.2 below. Any damage or deterioration of the
Premises shall not be deemed ordinary wear and tear if the same could have been
prevented by good maintenance practices by Tenant. As part of its maintenance
obligations hereunder, Tenant shall, at Landlord's request, provide Landlord
with copies of all maintenance schedules, reports and notices prepared by, for
or on behalf of Tenant. As part of its maintenance obligations hereunder, Tenant
shall obtain a preventive maintenance contract from a licensed heating and air
conditioning ("HVAC") contractor to provide for regular inspection, maintenance
and repair of the HVAC system servicing the Premises all subject to Landlord's
reasonable approval; provided, however, that Tenant may elect to have its own
full-time qualified employees undertake such inspections and preventive
maintenance provided the preventive maintenance and inspections are the
equivalent of what would be provided by a licensed contractor in Landlord's
reasonable determination. Project Costs billed to Tenant pursuant to Section 4.2
of this Lease shall not include charges for normal maintenance of HVAC to the
extent Tenant fulfills its obligations under this Section but Project Costs
shall include the cost of annual inspections by Landlord's HVAC contractor. If,
as a result of annual or other inspections, Landlord determines that Tenant's
employees are not performing satisfactory inspection and maintenance, Tenant
shall obtain a third party maintenance contract for the HVAC system as set forth
above. All repairs shall be at least equal in quality to the original work,
shall be made only by a licensed contractor approved in writing in advance by
Landlord and shall be made only at the time or times approved by Landlord. Any
contractor utilized by Tenant shall be subject to Landlord's standard
requirements for contractors, as modified from time to time. Landlord may impose
reasonable restrictions and requirements with respect to repairs, as provided in
Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. If
Tenant fails to properly maintain or repair any portion of the Premises as
required under this Section 7.1 following written notice to Tenant and a
reasonable opportunity to cure, Landlord may elect to make any such repair on
behalf of Tenant and at Tenant's expense, and Tenant shall promptly reimburse
Landlord for all costs incurred upon submission of an invoice. Landlord agrees
not to unreasonably withhold its approval of any preventive maintenance
contracts or licensed contractors selected by Tenant with respect to Tenant's
maintenance and repair obligations.
SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Section 7.1 and Article XI, Landlord shall provide service, maintenance and repair and shall maintain in good repair in a manner consistent with the repair and maintenance of comparable Class A office buildings in the Irvine Spectrum area, the roof, foundations, and footings of the Building, the exterior surfaces of the exterior walls of the Building, all exterior glass, sky lights, sky light seals, window seals and vents of the Building, electrical, plumbing, sewer and other utility lines outside the Premises, landscaping, walkways, fencing, parking areas, exterior lighting and exterior surfaces of exterior walls of the Building, and washing of exterior windows, and the structural, electrical and mechanical systems of the Building and all Common Area improvements within the Project, except that, subject to the waiver of subrogation contained in Section 10.5 below, Tenant at its expense shall make all repairs within the Premises only which Landlord deems reasonably necessary as a result of the act or negligence of Tenant, its agents, employees, invitees, subtenants or contractors (i.e., to the extent such repairs are not or would not be covered by a standard policy of property insurance or the property insurance actually maintained by Landlord). Landlord shall have the right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlord's affiliates or divisions, to perform any service, repair or maintenance function. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section shall limit Landlord's right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided elsewhere in this Lease. Tenant understands that it shall not make repairs at Landlord's expense except as specifically set forth below. Tenant further understands that Landlord
shall not be required to make any repairs to the roof, foundations, footings,
structural, electrical or mechanical systems unless and until Tenant has
notified Landlord in writing of the need for such repair and Landlord shall have
a reasonable period of time thereafter to commence and complete said repair, if
warranted. Subject to the terms of Sections 2.4 and 4.2, all reasonable costs of
any maintenance and repairs on the part of Landlord provided hereunder shall be
considered part of Project Costs. Tenant shall have no obligation to maintain
contracts for landscaping and irrigation systems or for asphalt or parking lot
maintenance. Except in emergency situations, where prior notice is not
reasonably possible, Landlord agrees to provide Tenant with at least twenty-four
(24) hours prior notice before commencing any repairs, improvements or
alterations to the Building or the Project which are reasonably likely to
materially impair Tenant's use or enjoyment of the Premises, Tenant's parking
areas or access to the Project or the Premises.
If Landlord shall fail to perform any repair obligations required under this Lease within thirty (30) days following Tenant's written request for such repairs, or if Landlord shall fail to perform any repairs required under this Lease of an emergency condition within forty-eight (48) hours' written notice from Tenant, then Tenant may elect to make such repairs at Landlord's expense by complying with the following provisions. Before making any such repair, Tenant shall deliver to Landlord a notice for the need for such repair ("Self-Help Notice"), which notice shall specifically advise Landlord that Tenant intends to exercise its self-help right hereunder. Should Landlord fail, within ten (10) days following receipt of the Self-Help Notice (or within twenty-four (24) hours following notice in the event of necessary emergency repairs), to commence the necessary repair or to make other arrangements reasonably satisfactory to Tenant, then Tenant shall have the right to make such repair on behalf of Landlord. Landlord shall reimburse Tenant for the reasonable costs of such repairs within thirty (30) days following receipt of Tenant's invoice for such costs, provided that in no event shall Tenant have the right to offset Basic Rent or any other charges payable by Tenant hereunder against such costs. It is understood that such reimbursement obligation shall be personal to Landlord, and in no event shall any lender or other deed of trust holder succeeding to Landlord be liable for payment of any such amount. In the event that the work could affect the Building's structural, mechanical, electrical, heating, ventilating, air conditioning, life safety or plumbing components or systems, then Tenant shall use only those contractors whose names are furnished by Landlord for such work. If those contractors are unwilling or unable to perform the work, or if Landlord fails to furnish the names of its contractors to Tenant prior to the commencement of the work by Tenant, Tenant shall retain the services of qualified, reputable and licensed, bonded contractors with like experience in similar building systems. Tenant shall be responsible for obtaining any necessary governmental permits before commencing the repair work. Tenant shall be liable for any damage, loss or injury resulting from said work to the extent of Tenant's or its agent's, employee's or contractor's negligence. Any disputes regarding these self-help provisions shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or improvements to the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, but subject to the following provisions of this Section, Landlord's consent shall not be required for any alterations, additions or improvements to the Premises during the initial Term which cost less than the Alteration Cost Cap. Alteration Cost Cap means an amount equal to One Dollar and 05/00 ($1.05) per rentable square foot of Premises per lease year on a cumulative basis but subject to an aggregate maximum over the initial Term of Five Dollars Twenty-Five Cents ($5.25) per rentable square foot. Any such alterations are subject to all other provisions of this Section. For example, assuming Tenant continues to occupy all of the Building but made no alterations during the first year of the Term, Tenant could make alterations without Landlord's prior written consent during the second year of the Term in an amount up to $114,912.00 (54,720 feet x .1.05 x 2 years). Under this example, Tenant's ability to make further alterations during the remainder of the initial Term without Landlord's consent would be subject to an annual cap of $57,456.00 and an aggregate cap of $172,368.00. Notwithstanding anything to the contrary contained in the preceding sentences of this Section, without the prior written consent of Landlord, which may be withheld in Landlord's sole and absolute discretion, in no event shall any alteration, addition or improvement: (i) affect the exterior of the Building or outside areas (or be visible from adjoining sites), or (ii) affect or penetrate any of the structural portions of the Building, including but not limited to the roof, or (iii) require any material change to the basic floor plan of the Premises, any change to any structural or mechanical systems of the Premises, or any governmental permit as a prerequisite to the construction thereof, or (iv) interfere in any manner with the proper functioning of or Landlord's access to any mechanical, electrical, plumbing or HVAC systems, facilities or equipment located in or serving the Building. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to requirements as to the manner, time, and contractor mutually acceptable to Landlord and Tenant for performance of the work. Tenant shall obtain all required permits for the work and shall perform the work in compliance with all applicable laws, regulations and ordinances, all covenants, conditions and restrictions affecting the Project, and the Rules and Regulations (hereafter defined). Tenant understands and agrees that Landlord shall be entitled to a supervision fee in the amount of three percent (3%) of the cost of any work which is both in excess of the Alteration Cost Cap, and which requires a governmental permit. If any governmental entity requires, as a condition to any proposed alterations, additions or improvements to the Premises by Tenant, that improvements be made to the Common Areas, and if Landlord consents to such improvements to the Common Areas, then Tenant shall, at Tenant's sole expense, make such required improvements to the Common Areas in such manner, utilizing such materials, and with such contractors (including, if required by Landlord, Landlord's contractors) as Landlord may reasonably require. Under no circumstances shall Tenant make any improvement which incorporates any Hazardous Materials, including, without limitation, asbestos-containing construction materials into the Premises. Any request for Landlord's consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Unless Landlord otherwise agrees in writing, all alterations, additions or improvements affixed to the Premises (excluding moveable trade fixtures and furniture) shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any alterations, decorations, fixtures,
additions, improvements and the like installed either by Tenant or by Landlord at Tenant's request and to repair any damage to the Premises arising from that removal. Except as otherwise provided in this Lease or in any exhibit to this Lease, should Landlord make any alteration or improvement to the Premises for Tenant, Landlord shall be entitled to prompt reimbursement from Tenant for all costs incurred.
Landlord shall have the right to require Tenant to remove (i) any of the components of the initial Tenant Improvements to the Premises but only if Landlord notifies Tenant that such removal will be required at the time of Landlord's approval of the Preliminary Plan, and (ii) any subsequent alterations, additions or improvements whether or not Landlord's consent was required unless Landlord's written consent was obtained and unless at the time of providing its consent Landlord notified Tenant in writing that Tenant would not have to remove such items upon the expiration of the Lease Term. Landlord and Tenant agree that Tenant shall have the right, upon expiration or termination of this Lease, to remove any and all phone systems, furniture, fixtures and other personal property which are not permanently affixed to the Premises or which may be removed without significant change to the Premises (including floor coverings, draperies, and/or removable shelves) that are installed in the Premises at Tenant's sole expense; provided, however, that Tenant shall, at its sole cost, repair any damage caused by such removal, reasonable wear and tear excepted.
SECTION 7.4. MECHANIC'S LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within thirty (30) days following the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it reasonably deems proper, including payment of or defense against the claim giving rise to the lien. All reasonable and actual expenses so incurred by Landlord, including Landlord's reasonable attorneys' fees, and any foreseeable consequential or other damages incurred by Landlord proximately caused by such lien, shall be reimbursed by Tenant promptly following Landlord's demand, together with interest from the date of payment by Landlord at the Interest Rate provided for in Section 14.3(a) below until paid. Tenant shall give Landlord no less than twenty (20) days' prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of nonresponsibility on the Premises.
SECTION 7.5. BUILDING ENTRY AND INSPECTION. Landlord shall, at all reasonable times upon at least twenty-four (24) hours advance written notice given in accordance with the provisions of Article XVI of this Lease or oral notice to Tenant's building manager or head of security (except in emergencies, when no notice shall be required), and provided that for security and confidentiality purposes, Landlord's representatives are accompanied by a representative of Tenant at all times (except in cases of emergency), have the right to enter the Premises to inspect them, to supply services in accordance with this Lease, to protect the interests of Landlord in the Premises, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighty (180) days of the Term or when a Tenant default exists [which is not cured within the expiration of the applicable cure period], to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Landlord shall have the right to use any and all reasonable means which Landlord may deem proper under the circumstances to open the doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord by such means shall not under any circumstances be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises.
ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY
Tenant shall be liable for and shall pay before delinquency, all taxes and assessments levied against all personal property of Tenant located in the Premises, and against any alterations, additions or like improvements made to the Premises by or on behalf of Tenant. When possible Tenant shall cause its personal property, Above Standard Improvements and alterations to be assessed and billed separately from the real property of which the Premises form a part. If any taxes on Tenant's personal property, and/or alterations are levied against Landlord or Landlord's property and if Landlord pays the same, or if the assessed value of Landlord's property is increased by the inclusion of a value placed upon the personal property, and/or alterations of Tenant and if Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment.
ARTICLE IX. ASSIGNMENT AND SUBLETTING
SECTION 9.1. RIGHTS OF PARTIES.
(a) Tenant will not, either voluntarily or by operation of law, assign,
sublet, encumber, or otherwise transfer all or any part of Tenant's interest in
this lease, or permit the Premises to be occupied by anyone other than Tenant,
without Landlord's prior written consent, which consent shall not be
unreasonably withheld or conditioned in accordance with the provisions of
Section 9.1(b) and shall be delivered to Tenant within fifteen (15) business
days following Tenant's request. No assignment (whether voluntary, involuntary
or by operation of law) and no subletting shall be valid or effective without
Landlord's prior written consent and, at Landlord's election, any such
assignment or subletting or
attempted assignment or subletting shall constitute a material default of this Lease. Without limiting the foregoing, Landlord agrees that the use and occupancy of not more than ten percent (10%) of the floor area of the Premises in the aggregate by any person or entity performing office support services (such as mail room, copy center, shipping or travel services) or other services incidental to Tenant's permitted use on an outsource basis shall not constitute a sublease or other prohibited transfer of the Premises provided Tenant continues to occupy the remainder of the Premises. Landlord shall not be deemed to have given its consent to any assignment or subletting by any other course of action, including its acceptance of any name for listing in the Building directory. To the extent not prohibited by provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the "Bankruptcy Code"), including Section 365(f)(1), Tenant on behalf of itself and its creditors, administrators and assigns waives the applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee for the estate of the bankrupt meets Landlord's standard for consent as set forth in Section 9.1(b) of this Lease. If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations to be delivered in connection with the assignment shall be delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed to have assumed all of the obligations arising under this Lease on and after the date of the assignment, and shall upon demand execute and deliver to Landlord an instrument confirming that assumption.
(b) If Tenant desires to transfer an interest in this Lease, it shall
first notify Landlord of its desire and shall submit in writing to Landlord: (i)
the name and address of the proposed transferee; (ii) the nature of any proposed
subtenant's or assignee's business to be carried on in the Premises; (iii) the
terms and provisions of any proposed sublease or assignment, including a copy of
the proposed assignment or sublease form; (iv) evidence of insurance of the
proposed assignee or subtenant complying with the requirements of EXHIBIT D
hereto; (v) a completed Environmental Questionnaire from the proposed assignee
or subtenant; and (vi) any other information reasonably requested by Landlord
and reasonably related to the transfer. Except as provided in Subsection (c) of
this Section, Landlord shall not unreasonably withhold its consent, provided:
(1) the use of the Premises will be consistent with the provisions of this Lease
and with Landlord's written contractual commitments to other tenants of the
Building and/or Project; (2) at Landlord's election, insurance requirements
relating to such transferee's occupancy shall be brought into conformity with
Landlord's then current leasing practice; (3) any proposed subtenant or assignee
demonstrates that it is financially responsible by submission to Landlord of all
reasonable information as Landlord may request concerning the proposed subtenant
or assignee, including, but not limited to, a balance sheet of the proposed
subtenant or assignee as of a date within ninety (90) days of the request for
Landlord's consent, statements of income or profit and loss of the proposed
subtenant or assignee for the two-year period preceding the request for
Landlord's consent; (4) any proposed subtenant or assignee demonstrates to
Landlord's reasonable satisfaction a record of successful experience in
business; and (5) the proposed transfer will not impose additional burdens or
adverse tax effects on Landlord.
If Landlord consents to the proposed transfer, Tenant may within ninety (90) days after the date of the consent effect the transfer upon the terms described in the information furnished to Landlord; provided that any material change in the terms shall be subject to Landlord's consent as set forth in this Section. Landlord shall approve or disapprove any requested transfer within fifteen (15) business days following receipt of Tenant's written request, the information set forth above, and the fee set forth below.
(c) In lieu of consenting to a proposed assignment or subletting of thirty-seven percent (37%) or more of the rentable area of the Premises in the aggregate taking into consideration prior subleases for the duration of the then remaining Term, Landlord may elect to recapture the portion of the Premises subject to the proposed subletting, and lease such recaptured Premises directly to the proposed assignee or sublessee or to any third party, as provided in this paragraph. In the event Tenant proposes to sublease any space in the Building, such space proposed for sublease must be separately leaseable and tenantable, as reasonably determined by Landlord. Tenant shall provide Landlord with notice of its proposal to sublease (which notice shall include all material terms of the proposed sublease, including rental rate, tenant improvements, base year, etc.). Landlord shall have fifteen (15) business days within which to notify Tenant of its intent to recapture the portion of the Premises designated for subletting. If Landlord declines to exercise its right to recapture, Tenant shall have one hundred eighty (180) days from the time Landlord notifies Tenant of its decision not to recapture the space, to sublease said space to any party at terms (inclusive of rental rate, tenant improvements, base year, etc.) not materially different than those proposed to Landlord and, if Tenant is unsuccessful, Tenant shall repeat the procedures set forth in this paragraph. In the event of any such recapture by Landlord, this Lease shall terminate as to the recaptured space and the rent payable under this Lease shall be proportionately reduced, and Landlord shall be responsible for any brokerage commissions and other leasing costs relating to such re-leasing of the recaptured space.
(d) Tenant agrees that fifty percent (50%) of any amounts paid by an
assignee or subtenant, however described, in excess of (i) the Basic Rent
payable by Tenant hereunder, or in the case of a sublease of a portion of the
Premises, in excess of the Basic Rent reasonably allocated to such portion, plus
(ii) Tenant's direct out-of-pocket costs such as tenant improvements, moving
costs or brokerage commissions which Tenant certifies to Landlord have been paid
to provide occupancy related services to such assignee or subtenant of a nature
commonly provided by landlords of similar space, shall be the property of
Landlord and such amounts shall be payable directly to Landlord by the assignee
or subtenant or, at Landlord's option, by Tenant. At Landlord's request, a
written agreement shall be entered into by and among Tenant, Landlord and the
proposed assignee or subtenant confirming the requirements of this subsection.
(e) Tenant shall pay to Landlord a fee of Five Hundred Dollars ($500.00) if and when any transfer hereunder is requested by Tenant, except for any transfer to a "Tenant Affiliate" (as hereinafter defined). Such fee is hereby
acknowledged as a reasonable amount to reimburse Landlord for all of its costs of review and evaluation of a proposed assignee/sublessee, and Landlord shall not be obligated to commence such review and evaluation unless and until such fee is paid.
(f) Landlord agrees to execute and deliver to Tenant, within fifteen (15) days following Tenant's request, a consent to lien waiver, including lease estoppel language as may be requested by Tenant's lender (all in a form reasonably acceptable to Tenant's lender and Landlord).
SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall relieve Tenant of its obligation to pay rent and to perform all its other obligations under this Lease. Moreover, Tenant shall indemnify and hold Landlord harmless, as provided in Section 10.3, for any act or omission by an assignee or subtenant. Each assignee, other than Landlord, shall be deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant's obligations, under this Lease. No transfer shall be binding on Landlord unless any document memorializing the transfer is delivered to Landlord and both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the requirements of this Article. The acceptance by Landlord of any payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease.
SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in each sublease:
(a) Each and every provision contained in this Lease (other than with respect to the payment of rent hereunder) is incorporated by reference into and made a part of such sublease, with "Landlord" hereunder meaning the sublandlord therein and "Tenant" hereunder meaning the subtenant therein.
(b) Tenant hereby irrevocably assigns to Landlord all of Tenant's interest in all rentals and income arising from any sublease of the Premises, and Landlord may collect such rent and income and apply same toward Tenant's obligations under this Lease; provided, however, that until a default occurs in the performance of Tenant's obligations under this Lease, Tenant shall have the right to receive and collect the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant's obligations under the sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured default exists in the performance of Tenant's obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have no right or claim against the subtenant or Landlord for any rentals so paid to Landlord.
(c) Except as permitted under Section 9.4 below, in the event of the termination of this Lease, Landlord may, at its sole option, take over Tenant's entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn to Landlord. In no event, however, shall Landlord be liable for any previous act or omission by Tenant under the sublease or for the return of any advance rental payments or deposits under the sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any sublease modification executed without Landlord's consent or for any advance rental payment by the subtenant in excess of one month's rent. The general provisions of this Lease, including, without limitation, those pertaining to insurance and indemnification, shall be deemed incorporated by reference into the sublease despite the termination of this Lease.
SECTION 9.4. CERTAIN TRANSFERS. Notwithstanding anything to the contrary contained in this Article IX, Landlord's consent shall not be required for the assignment or transfer of this Lease to any parent or wholly owned subsidiary of Tenant or in connection with the sale of all or substantially all of the assets of Tenant or as a result of a merger by Tenant with or into another entity controlling, under common control with, or controlled by Tenant (a "Tenant Affiliate"); provided that (i) the financial ability of the persons and/or entities remaining liable for Tenant's obligations under this Lease after such transfer, when considered in the aggregate, shall not be materially and adversely reduced or impaired when compared to the financial ability of Tenant prior to such transfer, evidence of which, satisfactory to Landlord, shall be presented to Landlord prior to such transfer unless such prior disclosure is prohibited by applicable law in which event disclosure shall be made as soon as reasonably possible after such transaction is disclosed to the public, (ii) Tenant shall provide to Landlord prior to or contemporaneously with such transfer, written notice of such transactions and such documentation and other information as Landlord may reasonably request in connection therewith, (iii) the terms of Section 9.2 shall be applicable to any such assignment, and (iv) the use of the Premises by the Tenant Affiliate shall be as set forth in this Lease. For purposes of this Section, a public or private refinancing or offering of Tenant stock is a permitted transfer and the term "control" means possession, directly or indirectly, of the power to direct or cause the direction of the management, affairs and policies of anyone, whether through the ownership of voting securities, by contract or otherwise. The provisions of Section 9.1 (c) and (d) shall not apply to the assignment or transfer of Tenant's interest in this Lease to a Tenant Affiliate pursuant to the provisions of this Section.
ARTICLE X. INSURANCE AND INDEMNITY
SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described in EXHIBIT D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date.
SECTION 10.2. LANDLORD'S INSURANCE. Landlord shall provide the following types of insurance, in amounts and coverages as may be determined by Landlord in its reasonable discretion provided such amounts, coverages and deductibles are reasonable and comparable to coverages maintained on comparable properties in the area: "all risk" property insurance, subject to standard exclusions covering the Building and the Project, and commercial general liability coverage. Further, Landlord may, in its sole and absolute discretion, obtain coverage for such other risks as Landlord or its mortgagees may from time to time deem appropriate, including, without limitation, coverage for leasehold improvements and/or earthquake (provided, however, that the cost of earthquake insurance shall not be included as an Operating Expense unless Landlord elects or is required to carry such coverage on the entire Project). Landlord shall not be required to carry insurance of any kind on Tenant's property, including leasehold improvements, trade fixtures, furnishings, equipment, plate glass, signs and all other items of personal property, and shall not be obligated to repair or replace that property should damage occur. All proceeds of insurance maintained by Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs. At Landlord's option, Landlord may self-insure all or any portion of the risks for which Landlord is required or elects to provide insurance hereunder; provided, however, that in the event that Landlord transfers its fee interest in the Project including the Premises (other than to an entity affiliated with, controlled, controlling or under common control with Landlord, or in which Landlord retains an interest), such transferee shall demonstrate a financial net worth of at least Fifty Million Dollars ($50,000,000.00) or cash reserves of Ten Million Dollars ($10,000,000.00), and in the absence of such financial net worth or cash reserves, such transferee shall instead maintain insurance coverage as required by this Section 10.2 from third-party insurance carrier(s).
SECTION 10.3. JOINT INDEMNITY.
(a) To the fullest extent permitted by law, but subject to the express limitations on liability contained in Section 10.5 of this Lease, Tenant shall defend, indemnify, protect, save and hold harmless Landlord, its agents, and any and all affiliates of Landlord, including, without limitation, any corporations or other entities controlling, controlled by or under common control with Landlord, from and against any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from Tenant's use or occupancy of the Premises, or from the conduct of its business, or from any activity, work, or thing done, permitted or suffered by Tenant or its agents, employees, invitees or licensees in or about the Premises, or from any negligence or willful misconduct of Tenant or its agents, employees, visitors, patrons, guests, invitees or licensees. In cases of alleged negligence asserted by third parties against Landlord which arise out of, are occasioned by, or in any way attributable to Tenant's, its agents, employees, contractors, licensees or invitees use and occupancy of the Premises, or from the conduct of its business or from any activity, work or thing done, permitted or suffered by Tenant or its agents, employees, invitees or licensees on Tenant's part to be performed under this Lease, or from any negligence or willful misconduct of Tenant, its agents, employees, licensees or invitees, Tenant shall accept any tender of defense for Landlord and shall, notwithstanding any allegation of negligence or willful misconduct on the part of the Landlord, defend Landlord and protect and hold Landlord harmless and pay all costs, expenses and attorneys' fees incurred in connection with such litigation, provided that Tenant shall not be liable for any such injury or damage, and Landlord shall reimburse Tenant for the reasonable attorney's fees and costs for the attorney representing both parties, all to the extent and in the proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord. Upon Landlord's request, Tenant shall at Tenant's sole cost and expense, retain a separate attorney reasonably selected by Landlord to represent Landlord in any such suit if Landlord reasonably determines that the representation of both Tenant and Landlord by the same attorney would cause a conflict of interest; provided, however, that to the extent and in the proportion that the injury or damage which is the subject of the suit is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and costs of the separate attorney retained by Tenant. The provisions of this Subsection 10.3(a) shall expressly survive the expiration or sooner termination of this Lease.
(b) To the fullest extent permitted by law, but subject to the express limitations on liability contained in this Lease (including, without limitation, the provisions of Sections 10.4, 10.5 and 14.8 of this Lease), Landlord shall defend, indemnify, protect, save and hold harmless Tenant, its agents and any and all affiliates of Tenant, including, without limitation, any corporations, or other entities controlling, controlled by or under common control with Tenant, from and against any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from the operation, maintenance or repair of the Common Areas, the Project and/or the Building by Landlord or its employees or authorized agents. In cases of alleged negligence asserted by third parties against Tenant which arise out of, are occasioned by, or in any way attributable to the maintenance or repair of the Common Areas, the Project or the Building by Landlord or its authorized agents or employees, Landlord shall accept any tender of defense for Tenant and shall, notwithstanding any allegation of negligence or willful misconduct on the part of Tenant, defend Tenant and protect and hold Tenant harmless and pay all cost, expense and attorneys' fees incurred in connection with such litigation, provided that Landlord shall not be liable for any such injury or damage, and Tenant shall reimburse Landlord for the reasonable attorney's fees and costs for the attorney representing both parties, all to the extent and in the proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct of Tenant. Upon Tenant's request, Landlord shall at Landlord's sole cost and expense, retain a separate attorney reasonably selected by Tenant to represent Tenant in any such suit if Tenant reasonably determines that the representation of both Tenant and Landlord by the same
attorney would cause conflict of interest; provided, however, that to the extent and the proportion that the injury or damage which is the subject of the suit is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct or Tenant, Tenant shall reimburse Landlord for the reasonable legal fees and costs of the separate attorney retained by Landlord. The provisions of this Subsection 10.3(b) shall expressly survive the expiration or sooner termination of this Lease.
SECTION 10.4. LANDLORD'S NONLIABILITY. Subject to the express indemnity
obligations contained in Section 10.3(b) of this Lease, Landlord shall not be
liable to Tenant, its employees, agents and invitees, and Tenant hereby waives
all claims against Landlord for loss of or damage to any property or personal
injury, or any other loss, cost, damage, injury or liability whatsoever
resulting from fire, explosion, falling plaster, steam, gas, electricity, water
or rain which may leak or flow from or into any part of the Premises or from the
breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires,
appliances, plumbing, air conditioning, electrical works or other fixtures in
the Building, whether the damage or injury results from conditions arising in
the Premises or in other portions of the Building. Notwithstanding any provision
of this Lease to the contrary, including, without limitation, the provisions of
Section 10.3(b) of this Lease, Landlord shall in no event be liable to Tenant,
its employees, agents, and invitees, and Tenant hereby waives all claims against
Landlord, for loss or interruption of Tenant's business or income (including,
without limitation, any consequential damages and lost profit or opportunity
costs), or any other loss, cost, damage, injury or liability resulting from, but
not limited to, Acts of God (except with respect to restoration obligations
pursuant to Article XI below), acts of civil disobedience or insurrection, acts
or omissions (criminal or otherwise) of any third parties (other than Landlord's
employees or authorized agents), including, without limitation, any other
tenants within the Project or their agents, employees, contractors, guests or
invitees. It is understood that any such condition may require the temporary
evacuation or closure of all or a portion of the Building. Except as provided in
Sections 6.1, 11.1 and 12.1 below, there shall be no abatement of rent and no
liability of Landlord by reason of any injury to or interference with Tenant's
business (including, without limitation, consequential damages and lost profit
or opportunity costs) arising from the making of any repairs, alterations or
improvements to any portion of the Building, including repairs to the Premises,
nor shall any related activity by Landlord constitute an actual or constructive
eviction; provided, however, that in making repairs, alterations or
improvements, Landlord shall interfere as little as reasonably practicable with
the conduct of Tenant's business in the Premises. Neither Landlord nor its
agents shall be liable for interference with light or other similar intangible
interests. Tenant shall immediately notify Landlord in case of fire or accident
in the Premises, the Building or the Project and of defects in any improvements
or equipment.
SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives
all rights of recovery against the other and the other's agents on account of
loss and damage occasioned to the property of such waiving party to the extent
only that such loss or damage would be covered under any "all risk" property
insurance policies required by this Article X; provided however, that (i) the
foregoing waiver shall not apply to the extent of Tenant's obligations to pay
deductibles under any such policies and this Lease, and (ii) if any loss is due
to the negligent act, omission or willful misconduct of Tenant or its agents,
employees, contractors, guests or invitees, Tenant's liability insurance shall
be primary and shall cover all losses and damages prior to any other insurance
hereunder. By this waiver it is the intent of the parties that neither Landlord
nor Tenant shall be liable to any insurance company (by way of subrogation or
otherwise) insuring the other party for any loss or damage insured against under
any "all-risk" property insurance policies required by this Article, even though
such loss or damage might be occasioned by the negligence of such party, its
agents, employees, contractors, guests or invitees. The provisions of this
Section shall not limit the indemnification provisions elsewhere contained in
this Lease.
ARTICLE XI. DAMAGE OR DESTRUCTION
SECTION 11.1. RESTORATION.
(a) If the Building of which the Premises are a part is damaged, Landlord shall diligently repair that damage as soon as reasonably possible, at its expense, unless: (i) Landlord reasonably determines that the cost of repair is not covered by Landlord's fire and extended coverage insurance then in place (or if Landlord is self-insuring, would not be covered by a standard policy of "all risk" fire insurance), plus such additional amounts Tenant elects, at its option, to contribute, excluding however the deductible (for which Tenant shall be responsible for Tenant's Share); (ii) Landlord reasonably determines that the Premises cannot, with reasonable diligence, be fully repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, including, without limitation, Hazardous Materials, earthquake faults, and other similar dangers) within two hundred seventy (270) days after the date of the damage; (iii) the damage occurs during the final twelve (12) months of the Term. Should Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in writing within thirty (30) days after the damage occurs and this Lease shall terminate as of the date of that notice.
(b) Unless Landlord elects to terminate this Lease in accordance with subsection (a) above, this Lease shall continue in effect for the remainder of the Term and Landlord shall promptly notify Tenant in writing of Landlord's election to restore the Premises and of the time Landlord estimates to complete such restoration; provided that so long as Tenant is not in default under this Lease following the expiration of the applicable cure period, if the damage is so extensive that Landlord reasonably determines that the Premises cannot, with reasonable diligence, be repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, earthquake faults, and other similar dangers) so as to allow Tenant's substantial use and enjoyment of the Premises within two hundred seventy (270) days
after the date of damage, then Tenant may elect to terminate this Lease by written notice to Landlord within the thirty (30) day period stated in subsection (a).
(c) Commencing on the date of any damage to the Building, and ending on the sooner of the date the damage is repaired or the date this Lease is terminated, the rental to be paid under this Lease shall be abated in the same proportion that the floor area of the Premises that is rendered unusable by the damage from time to time bears to the total floor area of the Premises, and if as a result of any partial damage, Tenant reasonably determines that it cannot conduct its business in the remaining portions of the Premises, the rent for the entire Premises shall be abated. Any such abatement shall be conditioned upon Tenant's then carrying the required business interruption insurance as described in EXHIBIT D.
(d) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section, and subject to the provisions of Section 10.5 above, the cost of any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, invitees or representatives, but only to the extent such damage is not covered by a standard policy of "all risk" insurance (whether or not Landlord is self-insuring). In addition, the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures that Tenant is obligated to repair or insure pursuant to any other provision of this Lease.
(e) Tenant shall fully cooperate with Landlord in removing Tenant's
personal property and any nonstructural debris from the Premises to facilitate
all inspections of the Premises and the making of any repairs. Notwithstanding
anything to the contrary contained in this Lease, if Landlord in good faith
believes there is a risk of injury to persons or damage to property from entry
into the Building or Premises following any damage or destruction thereto,
Landlord may restrict entry into the Building or the Premises by Tenant, its
employees, agents and contractors in a non-discriminatory manner, without being
deemed to have violated Tenant's rights of quiet enjoyment to, or made an
unlawful detainer of, or evicted Tenant from, the Premises. Upon request,
Landlord shall consult with Tenant to determine if there are safe methods of
entry into the Building or the Premises solely in order to allow Tenant to
retrieve files, data in computers, and necessary inventory, subject however to
all indemnities and waivers of liability from Tenant to Landlord contained in
this Lease and any additional indemnities and waivers of liability which
Landlord may require. If damage or destruction rendering the Premises unusable
occurs during the final twelve (12) months of the Lease Term or the final twelve
(12) months of any extension period which cannot be repaired within sixty (60)
days following such damage or destruction, Tenant shall have the option to
terminate the Lease by providing Landlord written notification of Tenant's
election to terminate within thirty (30) days after the damage occurs. For all
purposes of this Section 11.1, damage to Tenant's parking areas and access to
the Premises shall be deemed damage to the Building.
SECTION 11.2. LEASE GOVERNS/JAMS. Tenant agrees that the provisions of this Lease, including, without limitation, Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. Any disputes regarding the obligations of the parties under this Article XI shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
ARTICLE XII. EMINENT DOMAIN
SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises which materially impairs Tenant's ability to conduct business from the Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority. In the event title to a portion of the Building or Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to restore the Building in such a way as to alter the Premises materially, either party may terminate this Lease, by written notice to the other party, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of the taking and restoration. In addition, Tenant's share of Operating Expenses and all other elements of this Lease which are a function of the square footage of the Premises shall be adjusted to reflect the taking. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for, the taking of personal property and fixtures belonging to Tenant or for relocation or business interruption expenses recoverable from the taking authority.
SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed ninety (90) days.
SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking of the parking area such that Landlord can no longer provide sufficient parking to comply with this Lease, Landlord may substitute reasonably equivalent parking in a location reasonably close to the Building; provided that if Landlord fails to make that substitution within ninety (90) days following the taking and if the taking materially impairs Tenant's use and enjoyment
of the Premises, Tenant may, at its option, terminate this Lease by written notice to Landlord. If this Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. Any dispute regarding the substitution of parking spaces under this Section 12.3 shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
SECTION 13.1. SUBORDINATION. At the option of Landlord, this Lease shall be either superior or subordinate to all ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Building, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as Tenant is not in default under this Lease following the expiration of the applicable cure period, this Lease shall not be terminated or Tenant's quiet enjoyment of the Premises disturbed in the event of termination of any such ground or underlying lease, or the foreclosure of any such mortgage or deed of trust, to which Tenant has subordinated this Lease pursuant to this Section. Any such subordination instrument presented for Tenant's signature shall contain nondisturbance provisions for Tenant's benefit substantially in accordance with the provisions for Tenant's benefit set forth in this Section. In the event of a termination or foreclosure, Tenant shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms and conditions as are contained in this Lease, and shall execute any instrument reasonably required by Landlord's successor for that purpose. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust (provided that such instruments include the nondisturbance and attornment protections set forth above in form reasonably acceptable to Tenant), or, if requested by Landlord, to subordinate, in whole or in part, any ground or underlying lease or the lien of any mortgage or deed of trust to this Lease.
SECTION 13.2. ESTOPPEL CERTIFICATE.
(a) Tenant shall, at any time upon not less than fifteen (15) days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may reasonably require, a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant's knowledge, there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and (iii) setting forth all further information that Landlord may reasonably require. Tenant's statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Building or Project.
(b) Notwithstanding any other rights and remedies of Landlord, Tenant's
failure to deliver any estoppel statement within fifteen (15) days following
written notice therefor shall be conclusive upon Tenant that (i) this Lease is
in full force and effect, without modification except as may be represented by
Landlord, (ii) there are no uncured defaults in Landlord's performance, and
(iii) not more than one month's rental has been paid in advance.
SECTION 13.3. FINANCIALS.
(a) Tenant shall deliver to Landlord, prior to the execution of this Lease and thereafter at any time within fifteen (15) days following Landlord's request but not more than once in each calendar year, Tenant's current financial statements, certified true, accurate and complete by the chief financial officer of Tenant, including a balance sheet and profit and loss statement for the most recent prior year (collectively, the "Statements"), which Statements shall accurately and completely reflect the financial condition of Tenant. Landlord agrees that it will keep the Statements confidential, except that Landlord shall have the right to deliver the same to any proposed purchaser of the Building or Project (provided that any such purchaser shall agree to keep said Statements confidential), and to any encumbrancer of all or any portion of the Building or Project (provided that Landlord shall request that any such encumbrancer keep said Statements confidential).
(b) Tenant acknowledges that Landlord is relying on the Statements in its determination to enter into this Lease, and Tenant represents to Landlord, which representation shall be deemed made on the date of this Lease and again on the Commencement Date, that no material change in the financial condition of Tenant, as reflected in the Statements, has occurred since the date Tenant delivered the Statements to Landlord. The Statements are represented and warranted by Tenant to be correct and to accurately and fully reflect Tenant's true financial condition as of the date of submission by any Statements to Landlord.
ARTICLE XIV. DEFAULTS AND REMEDIES
SECTION 14.1. TENANT'S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or more of the following events shall constitute a default by Tenant:
(a) The failure by Tenant to make any payment of rent or additional rent required to be made by Tenant, as and when due, where the failure continues for a period of ten (10) days after written notice from Landlord to Tenant;
provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. For purposes of these default and remedies provisions, the term "additional rent" shall be deemed to include all amounts of any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease.
(b) Assignment, sublease, encumbrance or other transfer of the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord.
(c) The discovery by Landlord that any financial statement provided by Tenant, or by any affiliate, successor or guarantor of Tenant, was materially false.
(d) The failure of Tenant to timely and fully provide any subordination agreement, estoppel certificate or financial statements in accordance with the requirements of Article XIII.
(e) The failure or inability by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from Landlord to Tenant or such shorter period as is specified in any other provision of this Lease; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days, and thereafter diligently pursues the cure to completion.
(f) (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by or against Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, if possession is not restored to Tenant within sixty (60) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where the seizure is not discharged within sixty (60) days; or (v) Tenant's convening of a meeting of its creditors for the purpose of effecting a moratorium upon or composition of its debts. Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant's insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect.
SECTION 14.2. LANDLORD'S REMEDIES.
(a) In the event of any default by Tenant, or in the event of the abandonment of the Premises by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies:
(i)Landlord may terminate Tenant's right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant:
(1) The worth at the time of award of the unpaid rent and additional rent which had been earned at the time of termination;
(2) The worth at the time of award of the amount by which the unpaid rent and additional rent which would have been earned after termination until the time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided;
(3) The worth at the time of award of the amount by which the unpaid rent and additional rent for the balance of the Term after the time of award exceeds the amount of such loss that Tenant proves could be reasonably avoided;
(4) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant's default, including, but not limited to, the cost of recovering possession of the Premises, refurbishment of the Premises to the condition required upon surrender under this Lease, marketing costs, commissions and other expenses of reletting, including necessary repair, the unamortized portion of any tenant improvements and brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys' fees, and any other reasonable costs (provided that the unamortized portion of any tenant improvements shall not be computed separately from the rent which includes such amounts); and
(5) At Landlord's election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. The term "rent" as used in this Lease shall be deemed to mean the Basic Rent and all other sums
required to be paid by Tenant to Landlord pursuant to the terms of this Lease. Any sum, other than Basic Rent, shall be computed on the basis of the average monthly amount accruing during the twenty-four (24) month period immediately prior to default, except that if it becomes necessary to compute such rental before the twenty-four (24) month period has occurred, then the computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the "worth at the time of award" shall be computed by allowing interest at the rate of ten percent (10%) per annum. As used in subparagraph (3) above, the "worth at the time of award" shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
(ii) Landlord may elect not to terminate Tenant's right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a receiver to protect the Landlord's interests under this Lease, shall not constitute a termination of the Tenant's right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord's consent as are contained in this Lease.
(b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of its rights and remedies at the same time.
(c) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted, regardless of Landlord's knowledge of the preceding breach or default at the time of acceptance of rent, or (ii) a waiver of Landlord's right to exercise any remedy available to Landlord by virtue of the breach or default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant's estate shall not waive or cure a default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord's right to recover the balance of the rent or pursue any other remedy available to it. No act or thing done by Landlord or Landlord's agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord's agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender of the Premises.
SECTION 14.3. LATE PAYMENTS. Any rent due under this Lease that is not received by Landlord within ten (10) days of the date when due shall bear interest at the rate of ten percent (10%) per annum not to exceed the maximum rate permitted by law (the "Interest Rate") from the date due until fully paid. The payment of interest shall not cure any default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord's designee within ten (10) days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge in a sum equal to the greater of five percent (5%) of the amount overdue or Two Hundred Fifty Dollars ($250.00) for each delinquent payment; provided that such late charge shall be waived for the initial late rent payment during each calendar year during the Term and any extension. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant's default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies.
SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by Tenant under this Lease shall be performed at Tenant's sole cost and expense and without any abatement of rent or right of set-off. If Tenant fails to pay any sum of money, other than rent, or fails to perform any other act on its part to be performed under this Lease, and the failure continues beyond any applicable grace period set forth in Section 14.1, then in addition to any other available remedies, Landlord may, at its election make the payment or perform the other act on Tenant's part. Landlord's election to make the payment or perform the act on Tenant's part shall not give rise to any responsibility of Landlord to continue making the same or similar payments or performing the same or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums paid by Landlord and all necessary incidental costs, together with interest at the maximum rate permitted by law from the date of the payment by Landlord. Landlord shall have the same rights and remedies if Tenant fails to pay those amounts as Landlord would have in the event of a default by Tenant in the payment of rent. Landlord shall provide Tenant with written notice and the appropriate cure period provided in the Lease before performing any act on behalf of Tenant and will provide Tenant with written request for any reimbursement payable under this Section 14.4.
SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease unless and until it has failed to perform the obligation within thirty (30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord's obligation is such that more than thirty (30) days are required for its
performance, then Landlord shall not be deemed to be in default if it commences performance within the thirty (30) day period and thereafter diligently pursues the cure to completion. If Landlord shall default in the performance of any of its obligations under the Lease (after notice and an opportunity to cure as provided herein), Tenant shall have the right to pursue any and all remedies available to it as set forth in this Lease, at law, or in equity, subject to the express limitations on liability contained in this Lease.
SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by Landlord in connection with any event of default by Tenant under this Lease or holding over of possession by Tenant after the expiration or earlier termination of this Lease, including, without limitation, all costs, expenses and actual accountants, appraisers, attorneys and other professional fees, and any collection agency or other collection charges, shall be due and payable by Tenant to Landlord on demand, and shall bear interest at the rate of ten percent (10%) per annum. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys' fees, and all other costs. The prevailing party for the purpose of this paragraph shall be determined by the trier of the facts.
SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE.
SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual partners, trustees, directors, officers or shareholders of Landlord or its constituent partners. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levied thereon against the right, title and interest of Landlord in the Project and out of the rent or other income from such property receivable by Landlord or out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord's right, title or interest in the Project and no action for any deficiency may be sought or obtained by Tenant.
ARTICLE XV. END OF TERM
SECTION 15.1. HOLDING OVER. This Lease shall terminate without further notice upon the expiration of the Term, and any holding over by Tenant after the expiration shall not constitute a renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in writing signed by both parties. If Tenant holds over for any period after the expiration (or earlier termination) of the Term without the prior written consent of Landlord, such possession shall constitute a tenancy at sufferance only; such holding over with the prior written consent of Landlord shall constitute a month-to-month tenancy commencing on the first (1st) day following the termination of this Lease. In either of such events, possession shall be subject to all of the terms of this Lease, except that the monthly Basic Rent shall be one hundred twenty percent (120%) of the Basic Rent for the month immediately preceding the date of termination for the initial two (2) months of holdover by Tenant and thereafter, the monthly Basic Rent for the third (3rd) and each successive month of holdover shall be the greater of one hundred fifty percent (150%) of the Basic Rent for the month immediately preceding the date of termination or the then current Basic Rent for comparable space in the Building or Project, as the case may be. If Tenant fails to surrender the Premises upon the expiration of this Lease despite Landlord's written demand to do so (which demand shall include notice to Tenant of a succeeding tenant and the need for Tenant's immediate surrender), then Tenant shall be liable for Landlord's foreseeable consequential and other damages (including, without limitation, reasonable attorney's fees) proximately caused by such failure to surrender. Acceptance by Landlord of rent after the termination shall not constitute a consent to a holdover or result in a renewal of this Lease. The foregoing provisions of this Section are in addition to and do not affect Landlord's right of re-entry or any other rights of Landlord under this Lease or at law.
SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises.
SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord's obligation excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all personal property and debris, except for any items that Landlord may by written authorization allow to remain. Tenant shall repair all damage to the Premises resulting from such removal, which repair shall include the patching and filling of holes (other than holes resulting from the hanging of pictures or other items of decoration, which Tenant shall not be obligated to patch and fill) and repair of structural damage, provided that Landlord may instead elect to repair any structural damage at Tenant's expense. If Tenant shall fail to comply with the provisions of this Section following ten (10) days written notice to Tenant and failure to cure,
Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional rent payable by Tenant upon demand. If Tenant fails to remove Tenant's personal property from the Premises upon the expiration of the Term, Landlord may remove, store, dispose of and/or retain such personal property, at Landlord's option, in accordance with then applicable laws, all at the expense of Tenant. If requested by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an instrument in writing releasing and quitclaiming to Landlord all right, title and interest of Tenant in the Premises.
ARTICLE XVI. PAYMENTS AND NOTICES
All sums payable by Tenant to Landlord shall be paid, without deduction or offset (except as otherwise expressly provided in this Lease), in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments shall be due and payable within five (5) days after demand. All payments requiring proration shall be prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered in person or by courier or overnight delivery service to the other party, or may be deposited in the United States mail, duly registered or certified, postage prepaid, return receipt requested, and addressed to the other party at the address set forth in Item 12 of the Basic Lease Provisions. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered on the date actually received or refused as indicated on the return receipt. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them. Unless the Lease expressly provides otherwise, all payments shall be due and payable within ten (10) days of demand.
ARTICLE XVII. RULES AND REGULATIONS
Tenant agrees to observe faithfully and comply strictly with the Rules and Regulations, attached as EXHIBIT E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Project and Common Areas. Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition in any lease by any other tenant or such tenant's agents, employees, contractors, guests or invitees. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Tenant's failure to keep and observe the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling. Tenant's agreement to abide by, keep and observe all reasonable rules and regulations which Landlord may make shall be limited to those rules and restrictions which are consistently applied by Landlord to all tenants of the Project in a non-discriminatory manner.
ARTICLE XVIII. BROKER'S COMMISSION
The parties recognize as the broker(s) who negotiated this Lease the firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) pursuant to Landlord's separate agreement with said Broker. Tenant warrants that it has had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from any cost, expense or liability (including reasonable attorneys' fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by Tenant in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease. To the fullest extent permitted by law, Landlord agrees to indemnify, defend and hold harmless Tenant from and against any and all costs, expenses and liabilities for any compensation claimed by any broker, finder or agent employed or claiming to have been employed by Landlord in connection with the negotiation of this Lease.
ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST
In the event of any transfer of Landlord's interest in the Premises, Landlord agrees to transfer, by credit to the purchase price or otherwise, Tenant's Security Deposit to the transferee, and the transferor shall thereupon be automatically relieved of all obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that: (i) any other funds held by the transferor in which Tenant has an interest shall be turned over, subject to that interest, to the transferee and Tenant is notified of the transfer as required by law and (ii) any such transferee shall assume, in writing, all non-accrued obligations of Landlord under this Lease Notwithstanding the foregoing, no holder of a mortgage and/or deed of trust to which this Lease is or may be subordinate, and no landlord under a so-called sale-leaseback, shall be responsible in connection with the Security Deposit, unless the mortgagee or
holder of the deed of trust or the landlord actually receives the Security Deposit. It is intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership.
ARTICLE XX. INTERPRETATION
SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words "Landlord" and "Tenant" shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others.
SECTION 20.2. HEADINGS. The captions and headings of the articles and sections of this Lease are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation.
SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease.
SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease.
SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease.
SECTION 20.6. CONTROLLING LAW. This Lease shall be governed by and interpreted in accordance with the laws of the State of California.
SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.
SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of that party's consent to any subsequent act. No breach by Tenant of this Lease shall be deemed to have been waived by Landlord unless the waiver is in a writing signed by Landlord. The rights and remedies of Landlord under this Lease shall be cumulative and in addition to any and all other rights and remedies which Landlord may have. The failure of Tenant or Landlord to seek redress for violation of, or to insist upon the strict performance of, any term, covenant or condition of the Lease shall not be deemed a waiver of such violation or prevent a subsequent act which would have originally constituted a violation from having all the force and effect of the original violation, nor shall any custom or practice which may become established between the parties in the administration of the terms hereof be deemed a waiver of, or in any way affect, the right of a party to insist upon the performance by the other party of its obligations in strict accordance with said terms. Any payment of rents or other sums hereunder by Tenant shall not, in and of itself, be deemed a waiver of any preceding breach by Landlord of any term, covenant or condition of this Lease, regardless of Tenant's knowledge of such preceding breach at the time of payment of such rent or other sums.
SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section shall not operate to excuse Tenant from the prompt payment of rent or from the timely performance of any other obligation under this Lease within Tenant's reasonable control.
SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom to the contrary notwithstanding.
SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms and conditions on Tenant's part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term without hindrance or interruption by Landlord or any other person claiming by or through Landlord.
SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would be intended to survive the expiration or sooner termination of this Lease, including, without limitation, any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and their successors and assigns.
ARTICLE XXI. EXECUTION AND RECORDING
SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which shall be one and the same agreement.
SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. Tenant and Landlord each represent and warrant that each individual executing this Lease on behalf of Tenant or Landlord, respectively, is duly authorized to execute and deliver this Lease on behalf of Tenant or Landlord, respectively, and that this Lease is binding upon Tenant or Landlord, respectively, in accordance with its terms.
SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant.
SECTION 21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant, upon the request of Landlord, shall execute and acknowledge a "short form" memorandum of this Lease for recording purposes.
SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect.
SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar reproduction of this Lease shall be deemed an original for all purposes.
SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease.
ARTICLE XXII. MISCELLANEOUS
SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges and agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord's relationship with other tenants. Accordingly, Tenant agrees that it, and its partners, officers, directors, employees and attorneys, shall not intentionally and voluntarily disclose the terms and conditions of this Lease to any other tenant or apparent prospective tenant of the Project, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under this Lease. The provisions of this Section are not intended to prevent Tenant from disclosing the existence or terms of this Lease as may be required of a public company in its filings with regulatory agencies.
SECTION 22.2. GUARANTY. [INTENTIONALLY OMITTED]
SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining financing for the Project, the lender shall request reasonable modifications in this Lease as a condition to the financing, Tenant will not unreasonably withhold or delay its consent, provided that the modifications do not materially increase the obligations of Tenant or materially and adversely affect the leasehold interest created by this Lease.
SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any beneficiary of a deed of trust or mortgage covering the Building whose address has been furnished to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure the default by Landlord (which in no event shall be less than sixty (60) days), including, if necessary to effect the cure, time to obtain possession of the Building by power of sale or judicial foreclosure provided that such foreclosure remedy is commenced within such sixty (60) day period and is thereafter diligently pursued. Tenant agrees that each beneficiary of a deed of trust or mortgage covering the Building is an express third party beneficiary hereof, Tenant shall have no right or claim for the collection of any deposit from such beneficiary or from any purchaser at a foreclosure sale unless such beneficiary or purchaser shall have actually received and not
refunded the deposit, and Tenant shall comply with any written directions by any beneficiary to pay rent due hereunder directly to such beneficiary without determining whether an event of default exists under such beneficiary's deed of trust.
SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this Lease shall be construed to be conditions as well as covenants as though the words specifically expressing or imparting covenants and conditions were used in each separate provision.
SECTION 22.6. SECURITY MEASURES. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide guard service or other security measures for the benefit of the Premises or the Project. Tenant assumes all responsibility for the protection of Tenant, its agents, invitees and property from acts of third parties. Nothing herein contained shall prevent Landlord, at its sole option, from providing security protection for the Project or any part thereof, in which event the cost thereof shall be included within the definition of Project Costs. Tenant shall have the right to install, maintain and operate a security system on the interior and exterior of the Premises as it deems appropriate. Any such system shall be subject to Landlord's reasonable approval but shall be installed, maintained, operated and removed upon expiration or earlier termination of the Lease at Tenant's sole cost and expense.
SECTION 22.7. JAMS ARBITRATION.
(a) All claims or disputes between Landlord and Tenant arising out of, or relating to the Lease which either party is expressly authorized by a provision hereof to submit to arbitration, shall be decided by the JAMS/ENDISPUTE, or its successor, in Orange, California ("JAMS"), unless the parties mutually agree otherwise. Within ten (10) business days following submission to JAMS, JAMS shall designate three arbitrators and each party may, within five (5) business days thereafter, veto one of the three persons so designated. If two different designated arbitrators have been vetoed, the third arbitrator shall hear and decide the matter. Any arbitration pursuant to this Section shall be decided within thirty (30) days of submission of JAMS. The decision of the arbitrator shall be final and binding on the parties. All costs associated with arbitration shall be awarded to the prevailing party as determined by the arbitrator.
(b) Notice of the demand for arbitration by either party to the Lease shall be filed in writing with the other party to the Lease and with JAMS and shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no arbitration arising out of or relating to the Lease shall include, by consolidation, joinder or in any other manner, any person or entity not a party to the Lease under which such arbitration is filed if (1) such person or entity is substantially involved in a common question of fact or law, (2) the presence of such person or entity is required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in the matter is not insubstantial.
(c) The agreement herein among the parties to the Lease and any other written agreement to arbitrate referred to herein shall be specifically enforceable under prevailing law.
LANDLORD: TENANT: THE IRVINE COMPANY, BROADCOM CORPORATION A DELAWARE CORPORATION A CALIFORNIA CORPORATION By:/s/ Richard G. Sim By: /s/ William J. Ruehle ------------------------------- ------------------------------------------- Richard G. Sim William J. Ruehle, Executive Vice President Vice President and Chief Financial Officer By:/s/ Brian R. Schaefgen ---------------------------------- Brian R. Schaefgen Assistant Secretary |
FIRST AMENDMENT TO LEASE
This First Amendment to Lease (the "Amendment") is entered into as of October 18, 2000, by and between THE IRVINE COMPANY ("Landlord") and BROADCOM CORPORATION, a California corporation.
RECITALS
A. On August 1, 2000, Landlord and Tenant entered into an Industrial Lease (Multi-Tenant; Net) (the "Initial Lease") for all of the space in a building located at 49 Discovery, Irvine, California, ("Initial Premises").
B. The Initial Lease included an expansion right granting Tenant the right to lease all or a portion of a building owned by Landlord at 47 Discovery, Irvine, California (the "Expansion Building"). Tenant has exercised its expansion right by giving an Expansion Notice to Landlord in accordance with the terms of Section 2.5(a) of the Initial Lease indicating its desire to lease all of the Expansion Building.
C. Landlord and Tenant now desire to modify the Lease to add the Expansion Building, which contains approximately 53,220 rentable square feet, to the Premises, to adjust the Basic Rent to reflect the addition of the Expansion Building, and make such other modifications as are set forth in this Amendment.
AGREEMENT
I. BASIC LEASE PROVISIONS. The Basic Lease Provisions are hereby amended as follows (section numbers refer to the Basic Lease Provision numbers):
A. Item 1 is deleted in its entirety and the following shall be substituted therefor:
1. PREMISES: The Premises includes all of two (2) two (2) story buildings known as 47 and 49 Discovery, Irvine, California. The buildings are referred to separately as the "47 Discovery Building" and the "49 Discovery Building".
All references to the "Building" in the Lease shall be amended to refer to the 47 Discovery Building and/or the 49 Discovery Building, either collectively or individually as the context may reasonably require.
B. Item 4 is hereby amended by adding the following:
4. COMMENCEMENT DATE FOR 47 DISCOVERY BUILDING: January 15, 2001
C. Item 5 is hereby amended by adding the following:
The Term for the 47 Discovery Building shall commence on the Commencement Date for 47 Discovery Building and shall, unless otherwise terminated in accordance with the terms of this Lease, terminate concurrently upon termination of the Lease for the Premises.
D. Item 6 is hereby amended by adding the following:
BASIC RENT: Commencing on the Commencement Date for the 47 Discovery Building, the Basic Rent shall be Two Hundred Five Thousand Eighty-Six Dollars ($205,086.00) including One Hundred One Thousand One Hundred Eighteen Dollars ($101,118.00) per month for the 47 Discovery Building and One Hundred Three Thousand Nine Hundred Sixty Eight Dollars ($103,968.00) per month for the 49 Discovery Building, based on $1.90 per rentable square foot.
Basic Rent is subject to adjustment as follows:
Commencing on the first day of the thirteenth (13th) month of the Lease Term, the Basic Rent shall be Two Hundred Ten Thousand Four Hundred Eighty-Three Dollars ($210,483.00) including One Hundred Three Thousand Seven Hundred Seventy-Nine Dollars ($103,779.00) for the 47 Discovery Building and One Hundred Six Thousand Seven Hundred Four Dollars ($106,704.00) per month for the 49 Discovery Building, based on $1.95 per rentable square foot.
Commencing on the first day of the twenty-fifth (25th) month of the Lease Term, the Basic Rent shall be Two Hundred Fifteen Thousand Eight Hundred Eighty Dollars ($215,880.00) including One Hundred Six Thousand Four Hundred Forty Dollars ($106,440.00) for the 47 Discovery Building and One Hundred Nine Thousand Four Hundred Forty Dollars ($109,440.00) per month for the 49 Discovery Building, based on $2.00 per rentable square foot.
Commencing on the first day of the thirty-seventh (37th) month of the Lease Term, the Basic Rent shall be Two Hundred Twenty One Thousand Two Hundred Seventy-Seven Thousand Dollars ($221,277.00) including One Hundred Nine Thousand One Hundred One Dollars ($109,101.00) for the 47 Discovery Building and One Hundred Twelve Thousand One Hundred Seventy Six Dollars ($112,176.00) per month for the 49 Discovery Building, based on $2.05 per rentable square foot.
Commencing on the first day of the forty-ninth (49th) month of the Lease Term, the Basic Rent shall be Two Hundred Sixty Six Thousand Six Hundred Seventy-Four Dollars ($266,274.00) including One Hundred Eleven Thousand Seven Hundred Seventy-Two Dollars ($111,762.00) for the 47 Discovery Building and One Hundred Fourteen Thousand Nine Hundred Twelve Dollars ($114,912.00) per month for the 49 Discovery Building, based on $2.10 per rentable square foot.
E. Item 8 is deleted in its entirety and the following shall be substituted therefor:
8. FLOOR AREA OF PREMISES: Approximately 107,940 rentable square feet as follows:
47 Discovery Building 53,220 rentable square feet 49 Discovery Building 54,720 rentable square feet
F. Effective as of the Commencement Date for 47 Discovery Building, Item 14 shall be deleted in its entirety and the following shall be substituted therefor:
14. VEHICLE PARKING SPACES: Two Hundred Twelve (212) additional stalls shall be added bringing the total number of stalls to Four Hundred Thirty (430) subject to adjustment at the rate of four (4) spaces per 1000 rentable square feet if additional space is added to the Premises. Tenant shall have the right to mark up to a total of twenty (20) spaces in the area designated on Exhibit A-2 attached hereto as "Broadcom Visitor".
II. AMENDMENT OF LEASE PROVISIONS.
A. LANDLORD'S RESPONSIBILITIES. The provisions of Section 2.4 of the Lease shall apply to 47 Discovery except that the references to twelve (12) months from the Commencement Date shall mean twelve (12) months from the Commencement Date for 47 Discovery Building.
B. RIGHT TO ADDITIONAL SPACE IN THE 47 DISCOVERY BUILDING. The Expansion
Right set forth in Section 2.5(a) and the Right of First Refusal set forth in
Section 2.5(b) are hereby deleted in their entirety.
C. RIGHT OF SECOND REFUSAL DELETED. The Second Right of Refusal set forth in Section 2.5(c) of the Lease is hereby deleted in its entirety.
D. LICENSE RIGHTS FOR 47 DISCOVERY BUILDING. The license rights granted pursuant to the provisions of Section 2.6 of the Lease shall be applicable to the 47 Discovery Building and Tenant shall have the right to install Communications Equipment on the roof and/or generator equipment in the Common Area subject to Landlord's review and approval of Tenant's plan in accordance with the provisions of Section 2.6 of the Lease.
E. RIGHT TO EXTEND LEASE TERM. Tenant's right to extend the Term of the Lease pursuant to Section 3.3 of the Lease shall be effective as to the entire Premises; provided that Tenant, in Tenant's sole discretion, may elect to exercise the extension right granted therein with respect to the 47 Discovery Building only, the 49 Discovery Building only or as to the entire Premises by indicating that portion of the Premises which Tenant elects to lease for the extended term of the Lease in its Commitment Notice. Tenant's failure to designate a single building, rather than the entire Premises, for lease during the extended Term shall be deemed Tenant's extension of the Term for the entire Premises. If Tenant elects to extend the Term with respect to one Building only, Landlord and Tenant shall enter into a written amendment to accurately reflect the Basic Lease Provisions for the single Building, and Tenant shall fulfill all of its surrender obligations with respect to the Building to be surrendered at the expiration of the initial Term for such Building on or before such expiration date.
F. SIGNAGE. Tenant's right to exterior signage on the "Building" set forth in Section 5.2 of the Lease shall apply to each of the 47 Discovery Building and the 49 Discovery Building individually, and not to the Premises as a whole.
G. ALTERATIONS. Tenant's rights and limitations on alterations set forth in Section 7.3 of the Lease shall apply to the each Building on the Premises individually.
H. RESTORATION. Section 11.1 of the Lease is hereby amended by adding the following additional provisions:
(f) If one Building is damaged by fire or other casualty which would permit either Landlord or Tenant to terminate this Lease pursuant to the provisions of Section 11.1(a)(i) of the Lease (the "Damaged Building"), but the other Building comprising the Premises is not so damaged, either party, as applicable, shall be entitled to elect to terminate this Lease only as to the Damaged Building. In the event that this Lease is terminated only as to one Building comprising the Premises, Tenant shall not be entitled to occupy or use any portion of the Building or land or Common Area associated with the Damaged Building, and Tenant shall promptly remove all improvements installed by Tenant on the land or Common Areas associated with the Damaged Building. Immediately after such termination, Landlord and Tenant shall enter into an amendment of this Lease reducing the square footage of the Premises, proportionately reducing Base Rent and incorporating such other amendments as are necessary to reflect the reduction of the Premises.
(g) Notwithstanding anything to the contrary in this Section 11.1,
in the event Landlord elects to terminate the Lease as to a
Damaged Building or as to the entire Premises pursuant to
Section 11.1(a)(i), Tenant may elect to override Landlord's
termination of the Lease by agreeing in writing with Landlord,
in form reasonably satisfactory to Landlord, within ten (10)
business days after Tenant's receipt of Landlord's termination
notice, to pay to Landlord, on demand, the amount by which the
cost of repairs and/or restoration exceed net insurance
proceeds available to Landlord, if any, and to provide such
amount prior to the commencement of repair or reconstruction
by the Landlord; such agreement shall provide, if Landlord so
requires, security reasonably satisfactory to Landlord for the
performance by Tenant of its obligations to pay and provide
such amount. Tenant's right to override Landlord's termination
of the Lease pursuant to this subparagraph shall be available
to Tenant only if Tenant is not then in default of its obligations under the Lease after expiration of the applicable cure period and then only if the Term remaining after completion of the restoration, based upon Landlord's reasonable estimate of the restoration period, would be not less than twelve (12) months including any extension of the Term to which Tenant has committed pursuant to the terms of the Lease.
I. TENANT IMPROVEMENTS. Landlord hereby agrees to complete the Tenant Improvements for the 47 Discovery Building in accordance with the provisions of the Work Letter attached hereto as Exhibit B.
III. GENERAL.
A. EFFECT OF AMENDMENTS. The Lease shall remain in full force and effect except to the extent that it is modified by this Amendment.
B. ENTIRE AGREEMENT. This Amendment embodies the entire understanding between Landlord and Tenant with respect to the modifications set forth herein and can be changed only by a writing signed by Landlord and Tenant.
C. COUNTERPARTS. If this Amendment is executed in counterparts, each is hereby declared to be an original; all, however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or other copy of this Amendment may be introduced into evidence without foundation.
D. DEFINED TERMS. All words commencing with initial capital letters in this Amendment and defined in the Lease shall have the same meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment.
E. CORPORATE AND PARTNERSHIP AUTHORITY. Each individual executing this Amendment in his or her capacity as a corporate officer represents that he or she is duly authorized to execute and deliver this Amendment on behalf of such corporation and that this Amendment is binding upon such corporation in accordance with its terms.
Landlord and Tenant have executed this Amendment as of the date as set forth above.
LANDLORD: TENANT: THE IRVINE COMPANY, INC. BROADCOM CORPORATION, a Delaware corporation a California corporation By: /s/ Richard G. Sim By: /s/ William J. Ruehle ---------------------------------- ----------------------------------- Richard G. Sim, William J. Ruehle, Vice President and Executive Vice President Chief Financial Officer By: /s/ Brian R. Schaefgen ---------------------------------- Brian R. Schaefgen, Assistant Secretary |
SECOND AMENDMENT TO LEASE
I. PARTIES AND DATE.
This Second Amendment to Lease (the "Amendment") dated September 18, 2003, is by and between THE IRVINE COMPANY ("Landlord"), and BROADCOM CORPORATION, a California corporation ("Tenant").
II. RECITALS.
On August 1, 2000, Landlord and Tenant entered into a lease for space in a building located at 49 Discovery, Irvine, California, which lease was amended by a First Amendment to Lease dated October 18, 2000, wherein the 47 Discovery Building was added to the Premises (as amended, the "Lease").
Landlord and Tenant each desire to modify the Lease to add approximately 44,820 rentable square feet of space in the a building located at 41 Discovery, Irvine, California, more particularly described on EXHIBIT A attached to this Amendment and herein referred to as the "41 Discovery Building", to adjust the Basic Rent, and to make such other modifications as are set forth in "III. MODIFICATIONS" next below.
III. MODIFICATIONS.
A. Basic Lease Provisions. The Basic Lease Provisions are hereby amended as follows:
1. Effective as of the "Commencement Date for the 41 Discovery Building" (as defined in this Amendment), Item 1 shall be deleted in its entirety and substituted therefor shall be the following:
"1. Premises: The Premises includes all of three (3) two (2) story buildings known as 41, 47 and 49 Discovery, Irvine, California. The buildings are referred to separately as the "41 Discovery Building", the "47 Discovery Building", and the "49 Discovery Building".
All references to the "Building" in the Lease shall be amended to refer to the 41, 47 and 49 Discovery Buildings, either collectively or individually as the context may reasonably require."
2. Item 4 is hereby amended by adding the following:
"Commencement Date for the 41 Discovery Building: September 1, 2003."
3. Item 5 is hereby amended by adding the following:
"The Term for the 41 Discovery Building shall commence on the Commencement Date for the 41 Discovery Building and shall, unless otherwise terminated in accordance with the terms of this Lease, expire on June 30, 2006. The Term of the Lease for the 47 Discovery Building and for the 49 Discovery Building shall continue to expire, as provided by the express terms of the Lease, on October 31, 2005."
4. Item 6 is hereby amended by adding the following:
"Basic Rent for the 41 Discovery Building: Commencing on the Commencement Date for the 41 Discovery Building, the Basic Rent for the 41 Discovery Building shall be One Hundred Five Thousand Three Hundred Twenty-Seven Dollars ($105,327.00) per month, based on $2.35 per rentable square foot.
Basic Rent for the 41 Discovery Building is subject to adjustment as follows:
Commencing on July 1, 2004, the Basic Rent for the 41 Discovery Building shall be One Hundred Seven Thousand Five Hundred Sixty-Eight Dollars ($107,568.00) per month, based on $2.40 per rentable square foot.
Commencing on July 1, 2005, the Basic Rent for the 41 Discovery Building shall be One Hundred Nine Thousand Eight Hundred Nine Dollars ($109,809.00) per month, based on $2.45 per rentable square foot."
5. Effective as of the Commencement Date for the 41 Discovery Building, Item 8 shall be deleted in its entirety and substituted therefor shall be the following:
"8. Floor Area of Premises: Approximately 152,760 rentable square feet, comprised of the following:
41 Discovery Premises - approximately 44,820 rentable square
feet
47 Discovery Premises - approximately 53,220 rentable square
feet
49 Discovery Premises - approximately 54,720 rentable square
feet."
6. Item 11 is hereby deleted in its entirety and substituted therefor shall be the following:
"11. Additional Insureds: None"
7. Item 12 is hereby amended by deleting Landlord's address for payments and notices and substituted therefor shall be the following:
"LANDLORD
THE IRVINE COMPANY
dba Office Properties
8105 Irvine Center Drive, Suite 300
Irvine, CA 92618
Attn: Vice President, Operations, Technology Portfolio
with a copy of notices to:
THE IRVINE COMPANY
dba Office Properties
8105 Irvine Center Drive, Suite 300
Irvine, CA 92618
Attn: Senior Vice President, Operations Office Properties"
8. Effective as of the Commencement Date for the 41 Discovery Building, Item 14 shall be deleted in its entirety and substituted therefor shall be the following:
"14. Vehicle Parking Spaces: Five Hundred Ninety-Two (592) subject to adjustment at the rate of four (4) spaces per 1000 rentable square feet if additional space is added to the Premises. Tenant shall have the right to mark up to a total of twenty (20) spaces in the area designated on Exhibit A-1 (attached to the Lease) as "Broadcom Visitor".
B. Landlord's Responsibilities. The provisions of Section 2.4 of the Lease
shall apply to the 41 Discovery Building except that the references to twelve
(12) months from the Commencement Date shall mean twelve (12) months from the
Commencement Date for the 41 Discovery Building.
C. Right to Extend Lease Term. Tenant's right to extend the Term of the Lease pursuant to Section 3.3 of the Lease shall be effective as to the entire Premises; provided that Tenant, in Tenant's sole discretion, may elect to exercise the extension right granted therein with respect to one or two of the Buildings only by indicating specifically in the Commitment Notice as to which of the Buildings Tenant's election is effective. Tenant, however, shall not have the right to extend the Term as to portions only of the rentable space of any Building. Tenant's failure to so designate one and/or two of the Buildings, rather than the entire Premises, for lease during the extended Term shall be deemed Tenant's extension of the Term for the entire Premises. If Tenant elects to extend the Term with respect to one or two of the Buildings only, Landlord and Tenant shall enter into a written amendment to accurately reflect the Basic Lease Provisions for the Building(s) so elected for extension, and Tenant shall fulfill all of its surrender obligations with respect to the Building(s) to be surrendered at the expiration of the initial Term.
D. Signage. Tenant's right to exterior signage on the "Building" set forth in Section 5.2 of the Lease shall apply to each of the 41, 47 and 49 Discovery Buildings individually, and not to the Premises as a whole.
E. Floor Plan of the 41 Discovery Building. As used herein, the "41 Discovery Building" shall mean the space described in Exhibit A attached to this Amendment. From and after the date of this Amendment, the 41 Discovery Building collectively with the 47 Discovery Building and the 49 Discovery Building described on EXHIBIT A attached to the Lease, shall constitute the "Premises" as defined in Section 2.1 of the Lease.
F. Tenant Improvements. Landlord hereby agrees to complete the Tenant Improvements for the 41 Discovery Premises in accordance with the provisions of Exhibit B, Work Letter, attached hereto.
IV. GENERAL.
A. Effect of Amendments. The Lease shall remain in full force and effect except to the extent that it is modified by this Amendment.
B. Entire Agreement. This Amendment embodies the entire understanding between Landlord and Tenant with respect to the modifications set forth in "III. MODIFICATIONS" above and can be changed only by a writing signed by Landlord and Tenant.
C. Counterparts. If this Amendment is executed in counterparts, each is hereby declared to be an original; all, however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or other copy of this Amendment may be introduced into evidence without foundation.
D. Defined Terms. All words commencing with initial capital letters in this Amendment and defined in the Lease shall have the same meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment.
E. Corporate and Partnership Authority. If Tenant is a corporation or partnership, or is comprised of either or both of them, each individual executing this Amendment for the corporation or partnership represents that he or she is duly authorized to execute and deliver this Amendment on behalf of the corporation or partnership and that this Amendment is binding upon the corporation or partnership in accordance with its terms.
F. Attorneys' Fees. The provisions of the Lease respecting payment of attorneys' fees shall also apply to this Amendment.
V. EXECUTION.
Landlord and Tenant executed this Amendment on the date as set forth in
"I. PARTIES AND DATE." above.
LANDLORD: TENANT: THE IRVINE COMPANY BROADCOM CORPORATION, a California corporation By:/s/ Donald S. McNutt By:/s/ William J. Ruehle -------------------------------------- --------------------------------------- Donald S. McNutt, Senior Vice President William J. Ruehle Leasing, Office Properties Vice President and Chief Financial Officer By:/s/ Steven E. Claton --------------------------------- Steven E. Claton, Vice President Operations, Office Properties |
EXHIBIT 10.37
LEASE
(MULTI-TENANT; NET)
BETWEEN
THE IRVINE COMPANY
AND
BROADCOM CORPORATION
(48 DISCOVERY)
INDEX TO LEASE ARTICLE I. BASIC LEASE PROVISIONS ARTICLE II. PREMISES Section 2.1 Leased Premises Section 2.2 Acceptance of Premises Section 2.3 Building Name and Address Section 2.4 Landlord's Responsibilities Section 2.5 Rights to Lease Additional Space Section 2.6 Grant of License Rights ARTICLE III. TERM Section 3.1 General Section 3.2 Delay in Possession Section 3.3 Right to Extend the Lease Term ARTICLE IV RENT AND OPERATING EXPENSES Section 4.1 Basic Rent Section 4.2 Operating Expenses Section 4.3 Security Deposit ARTICLE V. USES Section 5.1 Use Section 5.2 Signs Section 5.3 Hazardous Materials ARTICLE VI. COMMON AREAS; SERVICES Section 6.1 Utilities and Services Section 6.2 Operation and Maintenance of Common Areas Section 6.3 Use of Common Areas Section 6.4 Parking Section 6.5 Changes and Additions by Landlord Section 6.6 Outdoor Courtyard Area ARTICLE VII. MAINTAINING THE PREMISES Section 7.1 Tenant's Maintenance and Repair Section 7.2 Landlord's Maintenance and Repair Section 7.3 Alterations Section 7.4 Mechanic's Liens Section 7.5 Entry and Inspection ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY ARTICLE IX. ASSIGNMENT AND SUBLETTING Section 9.1 Rights of Parties Section 9.2 Effect of Transfer Section 9.3 Sublease Requirements Section 9.4 Certain Transfers Section 9.5 Colocation of Equipment ARTICLE X. INSURANCE AND INDEMNITY Section 10.1 Tenant's Insurance Section 10.2 Landlord's Insurance Section 10.3 Tenant's Indemnity Section 10.4 Landlord's Nonliability Section 10.5 Waiver of Subrogation ARTICLE XI. DAMAGE OR DESTRUCTION Section 11.1 Restoration Section 11.2 Lease Governs ARTICLE XII. EMINENT DOMAIN Section 12.1 Total or Partial Taking Section 12.2 Temporary Taking Section 12.3 Taking of Parking Area ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS Section 13.1 Subordination Section 13.2 Estoppel Certificate Section 13.3 Financials (i) |
ARTICLE XIV. DEFAULTS AND REMEDIES Section 14.1 Tenant's Defaults Section 14.2 Landlord's Remedies Section 14.3 Late Payments Section 14.4 Right of Landlord to Perform Section 14.5 Default by Landlord Section 14.6 Expenses and Legal Fees Section 14.7 Waiver of Jury Trial Section 14.8 Satisfaction of Judgment ARTICLE XV. END OF TERM Section 15.1 Holding Over Section 15.2 Merger on Termination Section 15.3 Surrender of Premises; Removal of Property ARTICLE XVI. PAYMENTS AND NOTICES ARTICLE XVII. RULES AND REGULATIONS ARTICLE XVIII. BROKER'S COMMISSION ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST ARTICLE XX. INTERPRETATION Section 20.1 Gender and Number Section 20.2 Headings Section 20.3 Joint and Several Liability Section 20.4 Successors Section 20.5 Time of Essence Section 20.6 Controlling Law Section 20.7 Severability Section 20.8 Waiver and Cumulative Remedies Section 20.9 Inability to Perform Section 20.10 Entire Agreement Section 20.11 Quiet Enjoyment Section 20.12 Survival ARTICLE XXI. EXECUTION AND RECORDING Section 21.1 Counterparts Section 21.2 Corporate and Partnership Authority Section 21.3 Execution of Lease; No Option or Offer Section 21.4 Recording Section 21.5 Amendments Section 21.6 Executed Copy Section 21.7 Attachments ARTICLE XXII MISCELLANEOUS Section 22.1 Nondisclosure of Lease Terms Section 22.2 Guaranty Section 22.3 Changes Requested by Lender Section 22.4 Mortgagee Protection Section 22.5 Covenants and Conditions Section 22.6 Security Measures Section 22.7 JAMS EXHIBITS Exhibit A Description of Premises Exhibit B Environmental Questionnaire Exhibit C Landlord's Disclosures Exhibit D Insurance Requirements Exhibit E Rules and Regulations Exhibit X Work Letter Exhibit Y Project Site Plan |
INDUSTRIAL LEASE
(MULTI-TENANT; NET)
THIS LEASE is made as of the 12th day of January, 2001, by and between THE IRVINE COMPANY, hereafter called "Landlord," and Broadcom Corporation, a California corporation, hereinafter called "Tenant."
ARTICLE I. BASIC LEASE PROVISIONS
Each reference in this Lease to the "Basic Lease Provisions" shall mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease.
1. Premises: All of one (1) two (2) story building known as 48 Discovery, Irvine, California (the "Building").
2. Project Description: Discovery Business Center V.
3. Use of Premises: General office use and any other use which does not violate applicable laws, rules and regulations or covenants, conditions and restrictions.
4. Estimated Commencement Date: May 15, 2001.
5. Lease Term: Sixty (60) months, plus such additional days as may be required to cause this Lease to expire on the final day of the last calendar month.
6. Basic Rent: One Hundred Twenty One Thousand One Hundred Forty Dollars ($121,140.00) per month, based on $2.25 per rentable square foot.
Basic Rent is subject to adjustment as follows:
Commencing on the first day of the thirteenth (13th) month of the Lease Term, the Basic Rent shall be One Hundred Twenty Three Thousand Eight Hundred and Thirty Two Dollars ($123,832.00) per month, based on $2.30 per rentable square foot.
Commencing on the first day of the twenty-fifth (25th) month of the Lease Term, the Basic Rent shall be One Hundred Twenty Six Thousand Dollars Five Hundred Twenty Four Dollars ($126,524.00) per month, based on $2.35 per rentable square foot.
Commencing on the first day of the thirty-seventh (37th) month of the Lease Term, the Basic Rent shall be One Hundred Twenty Nine Thousand Two Hundred Sixteen Dollars ($129,216.00) per month, based on $2.40 per rentable square foot.
Commencing on the first day of the forty-ninth (49th) month of the Lease Term, the Basic Rent shall be One Hundred Thirty One Thousand Nine Hundred and Eight Dollars ($131,908.00) per month, based on $2.45 per rentable square foot.
7. Guarantor(s): None
8. Floor Area of Premises: Approximately 53,840 rentable square feet
9. Security Deposit: None
10. Broker(s): Real Estate & Logistics Technology, Inc. (Kim Josephson).
11. Additional Insureds: Insignia/ESG of California, Inc.
12. Address for Payments and Notices:
LANDLORD TENANT THE IRVINE COMPANY Broadcom Corporation c/o Insignia/ESG of California 16215 Alton Parkway 43 Discovery, Suite 120 Irvine, CA Irvine, CA 92618 Attn: Director Corporate Services With a copy of notices to: With an additional copy sent to the same address to the attention of the Chief Financial Officer THE IRVINE COMPANY dba Irvine Industrial Company And with a copy of notices to: P.O. Box 6370 Newport Beach, CA 92658-6370 Brobeck, Phleger & Harrison LLP Attn: Vice President, Industrial Operations 12390 El Camino Real San Diego, CA 92130 Attention: Scott Biel |
13. Tenant's Liability Insurance Requirement: $2,000,000.00
14. Vehicle Parking Spaces: 215
ARTICLE II. PREMISES
SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the premises shown in Exhibit A (the "Premises"), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions. The Premises are located in the building identified in Item 1 of the Basic Lease Provisions (which together with the underlying real property, is called the "Building"), and is a portion of the project shown in Exhibit Y (the "Project"). Tenant understands that the floor area set forth in Item 8 of the Basic Lease Provisions may include, at Landlord's option, a factor approximating the total square footage of any common lobby or internal common features of the Building times the ratio of the actual square footage of the Premises to the total square footage of the Building. The parties agree that the Floor Area of the Premises specified in Item 8 of the Basic Lease Provisions shall be the rentable area of the Premises for all purposes under this Lease notwithstanding any later determination or remeasure by either party. Landlord shall have no right to relocate Tenant from the Premises at any time during the Term of this Lease or any extension.
SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that, except as
expressly provided in this Lease, neither Landlord nor any representative of
Landlord has made any representation or warranty with respect to the Premises or
the Building or the suitability or fitness of either for any purpose, including,
without limitation, any representations or warranties regarding zoning or other
land use matters; and that neither Landlord nor any representative of Landlord
has made any representations or warranties regarding (i) what other tenants or
uses may be permitted or intended in the Building and the Project, or (ii) any
exclusivity of use by Tenant with respect to its permitted use of the Premises
as set forth in Item 3 of the Basic Lease Provisions. Tenant further
acknowledges that neither Landlord nor any representative of Landlord has agreed
to undertake any alterations or additions or construct any improvements to the
Premises except as expressly provided in this Lease. The taking of possession or
use of the Premises by Tenant for the conduct of Tenant's business therein (but
not for construction or early entry for fixturization in accordance with the
Work Letter) shall conclusively establish that the Premises and the Building
were in satisfactory condition and in conformity with the provisions of this
Lease in all respects, except for: (i) those matters which Tenant brings to
Landlord's attention on a written punch list delivered to Landlord within thirty
(30) days after the Term of this Lease commences with respect to the Premises ,
and (ii) Landlord's other obligations specifically provided in this Lease,
including, without limitation, the responsibilities contained in Section 2.4
hereof. Nothing contained in this Section shall affect the commencement of the
Term or the obligation of Tenant to pay rent. Landlord shall diligently complete
all punch list items of which it is notified as provided above.
SECTION 2.3. BUILDING NAME AND ADDRESS. Tenant shall not utilize any name selected by Landlord from time to time for the Building and/or the Project as any part of Tenant's corporate or trade name. Landlord shall have the right to change the name, address, number or designation of the Building or Project without liability to Tenant; provided, however, if the address of the Building and/or the Project is changed by Landlord, Landlord agrees to provide Tenant with no less than sixty (60) days prior written notice and to reimburse Tenant for all expenses reasonably incurred by Tenant in conjunction with such address change (including, without limitation, the cost of changing Tenant's stationery and of notifying Tenant's clients and customers of Tenant's new address of the Building and/or the Project), not to exceed Five Thousand Dollars ($5,000.00) in the aggregate.
SECTION 2.4 LANDLORD'S RESPONSIBILITIES.
(a) Landlord shall correct, repair or replace, at Landlord's sole cost and expense and not as a Project Cost, any non-compliance of the Building exterior and the Common Areas with all applicable building permits and codes in effect as of the Commencement Date, including, without limitation, the provisions of Title III of the Americans With Disabilities Act ("ADA") in effect as of the Commencement Date. Said costs of compliance shall be Landlord's sole cost and shall not be part of Project Costs. Landlord shall correct, repair or replace any non-compliance of the Building exterior and the Common Areas with any revisions or amendments to the ADA in effect after the Commencement Date, provided that the amortized cost of such repairs or replacements (amortized over the useful life thereof using a market cost of funds reasonably determined by Landlord) shall be included as Project Costs payable by Tenant. All other ADA compliance issues which pertain to the Premises, including, without limitation, in connection with Tenant's construction of any alterations or other improvements in the Premises (and any resulting ADA compliance requirements in the Common Areas), the Tenant Improvements and the operation of Tenant's business and employment practices in the Premises, shall be the responsibility of Tenant at its sole cost and expense. Landlord shall, during the initial Lease Term, correct, repair or replace, at Landlord's sole cost and expense and not as a Project Cost, any failure of the structural components of the roof, foundations, footings and load-bearing walls of the Building. The repairs, corrections or replacements required of Landlord or of Tenant under the foregoing provisions of this Section 2.4 shall be made promptly following notice of non-compliance from any applicable governmental agency.
(b) Landlord warrants to Tenant that the Shell Building Improvements
as defined in the Discovery Outline Specifications (as defined in the Work
Letter) and the Tenant Improvements to be completed pursuant to the Work Letter
shall be free from defects in workmanship or materials for a period of twelve
(12) months from the Commencement Date. Landlord shall promptly rectify any
non-compliance at its sole cost and expense after receipt of written notice from
Tenant within such time setting forth the nature and extent of any such
non-compliance. Landlord shall obtain customary warranties and guaranties from
the contractor(s) performing the Tenant Improvement work and/or the
manufacturers of equipment installed but shall be under no obligation to incur
additional expense in order to obtain or extend such warranties. If after
expiration of the initial twelve (12) months of the Lease Term, Tenant is
required to make repairs to any component of the Premises or any of its systems
for which Landlord may have obtained
a warranty, Landlord shall, upon request by Tenant, use its good faith efforts to pursue its rights under any such warranties for the benefit of Tenant. Landlord shall be under no obligation to incur any expense in connection with asserting rights under such warranties or guaranties against either the contractor or the manufacturer, but shall use reasonable good faith efforts to enforce such warranties and guaranties for Tenant's benefit.
(c) Notwithstanding the provisions of Section 7.2 of this Lease, Landlord agrees to maintain and repair, at its sole cost and expense and not as an Operating Expense the structural components of the roof and Building, including floor/ceiling slabs, columns, beams, walls and the foundations and footings of the Building during the initial Lease Term. If a non-compliance with the foregoing warranty exists, Landlord shall, promptly after receipt of the written notice from Tenant setting forth the nature and extent of such non-compliance, rectify same at Landlord's sole cost and expense.
SECTION 2.5. RIGHTS TO LEASE ADDITIONAL SPACE. Provided Tenant is not then in default of any monetary covenant of this Lease (including, without limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or any material non-monetary covenant, following written notice to Tenant and the expiration of the applicable cure period, Landlord hereby grants Tenant the rights described in this Section.
(a) TENANT'S EXPANSION RIGHT - 42 AND 46 DISCOVERY. Unless Tenant has
previously received from Landlord a notice pursuant to subparagraph (b) of this
Section with respect to Designated First Right Space, Tenant shall have the
right from the date of execution of this Lease to October 31, 2001 to expand the
area of the Premises (the "Expansion Right") by delivering written notice to
Landlord ("Expansion Notice") expressing Tenant's desire to lease all or a
leasable portion (in a configuration reasonably acceptable to Landlord) of any
space then available in the buildings owned by Landlord located at 42 and/or 46
Discovery (the "Expansion Space") upon the same terms and conditions as set
forth in this Lease. Tenant's Expansion Notice shall identify the amount of
space Tenant desires and, if less than a full floor, a depiction of the area
desired. Landlord shall have the right in its sole discretion reasonably
exercised to designate the final configuration of the Expansion Space if less
than a full floor is requested. In the event Tenant gives Landlord an Expansion
Notice prior to the Commencement Date, all terms and conditions of this Lease
including Base rent and additional rent shall apply with respect to the
Expansion Space so added to the Premises. In the event Tenant gives Landlord an
Expansion Notice on or after the Commencement Date but prior to August 1, 2001,
all terms and conditions of this Lease shall apply except that the Base Rent
applicable to the Expansion Space shall be $0.05 per square foot per month
greater than the rental rates set forth in Item 6 of the Basic Lease Provisions
with respect to the Premises. In the event Tenant gives Landlord an Expansion
Notice between August 1, 2001 and October 31, 2001, all terms and conditions of
the Lease shall apply except that the Base Rent applicable to the Expansion
Space shall be $0.15 per square foot per month greater than the rental rates set
forth in Item 6 of the Basic Lease Provisions. Tenant's rights under this
Section shall expire and be of no further force and effect unless exercised on
or before October 31, 2001. Notwithstanding the foregoing, Tenant's expansion
rights pursuant to this subparagraph shall terminate with respect to any
Designated First Right Space which Landlord has previously offered to Tenant
pursuant to the Right of First Refusal described below. The date any Expansion
Space is added to the Premises shall be the date which is fourteen (14) calendar
weeks after the date of the Expansion Notice and the termination date with
respect to such portion of the Premises shall be the date which is sixty (60)
months after the Commencement Date with respect to such space.
(b) RIGHT OF FIRST REFUSAL - 42 AND 46 DISCOVERY. In addition to the Expansion Right set forth above, Landlord hereby grants to Tenant the one-time right of first refusal applicable to the initial leasing only ("First Right") to lease all or any portion equal to or larger than one full floor of space in the buildings located at 42 and 46 Discovery ("First Right Space") in accordance with and subject to the provisions of this subsection. At any time after the date of this Lease, but prior to leasing the First Right Space, or any portion thereof, to any third party, if Landlord has reached a tentative agreement (which may be a nonbinding, tentative agreement) to lease any of the First Right Space to a third party, Landlord shall give Tenant written notice describing the space (the "Designated First Right Space") and the basic economic terms including but not limited to the Basic Rent, term, operating expenses, and tenant improvement allowance (collectively, the "Economic Terms"), tentatively agreed upon for such lease. It is understood that should Landlord intend to lease other space in addition to the First Right Space as part of a single transaction, then Landlord's notice shall so provide and all such space shall collectively be subject to the First Right provisions. If the Designated First Refusal Space is less than one complete floor of the First Right Space, Tenant's First Right shall be exercisable at a minimum with respect to the entire floor which contains the Designated First Right Space but Tenant shall have the right to exercise its First Refusal with respect to any of the First Right Space then remaining unleased upon the Economic Terms set forth in Landlord' Notice.
Within five (5) business days after receipt of Landlord's notice, Tenant shall give Landlord written notice ("Tenant's First Right Response Notice") pursuant to which Tenant shall elect to: (i) lease the Designated First Right Space (but in no event less than one complete floor of the First Right Space) or to lease all remaining First Right Space upon the Economic Terms; or (ii) decline to lease the Designated First Right Space, in which event Landlord may lease the Designated First Right Space to any third party upon the Economic Terms and such other terms as it deems appropriate. In the event that Tenant fails to respond in writing to Landlord's notice within said five (5) business day period, Tenant shall be deemed to have elected clause (ii) above. In the event Tenant elects not to lease the Designated First Right Space or fails to respond, Tenant's First Right as set forth in this subsection shall terminate as to any remaining space in the building containing the Designated First Right Space. In the event that Landlord shall not enter into a lease for the Designated First Right Space, or a portion thereof, with a third party within one hundred eighty (180) days following Landlord's notice described above, then prior to leasing the Designated First Right Space to any third party thereafter, Landlord shall repeat the procedures set forth in this subsection one final time but no such event shall revive Tenant's Expansion Right as set forth above. The term, commencement and expiration date for any First Right
Space added to the Premises shall be as set forth in the Economic Terms and such dates shall not affect the Commencement Date or expiration date of this Lease with respect to the Premises.
(c) ADDITIONAL FIRST RIGHT SPACE. In the event that Tenant leases all
of 42 Discovery or 46 Discovery, whether by exercise of an Expansion Right
pursuant to subparagraph (a) of this Section or by exercise of one or more
Rights of First Refusal pursuant to subparagraph (b) of this Section, then
Tenant shall have the one-time Right of First Refusal applicable to the initial
leasing only on space within the buildings currently under construction by
Landlord located at 36 Discovery and 38 Discovery (collectively the "Additional
First Right Space") upon all the terms and conditions set forth in subparagraph
(b) of this Section except that all references to First Right Space shall be
deemed to refer to the Additional First Right Space.
(d) DOCUMENTATION OF ADDITIONAL SPACE. In the event Tenant exercises any or its rights under this Section to expand the Premises, then Landlord shall promptly prepare and deliver to Tenant either an amendment to this Lease or a new lease upon the same terms and conditions but which pertains only the addition to the Premises and Tenant shall execute and return same to Landlord within ten (10) business days. Tenant's failure to timely return the amendment shall be a default under this Lease with the Premises expanded as set forth in such amendment.
(e) RIGHTS LIMITED TO BROADCOM. Tenant's rights under this Section 2.5 shall belong solely to Broadcom Corporation, a California corporation, and may not be assigned or transferred except in connection with the assignment of this Lease to a "Tenant Affiliate" as hereinafter defined. Any attempted assignment or transfer of such rights except to a Tenant Affiliate shall be void and of no force or effect.
SECTION 2.6 GRANT OF LICENSE RIGHTS. Landlord hereby grants to Tenant a non-exclusive license and permission to enter upon the areas described below (the "Licensed Area") for the purposes and on the terms and conditions set forth in this Section (the "License").The Licensed Area shall be considered to be a part of the Premises for all purposes under the Lease but there shall be no license fee or rent payable to Landlord with respect thereto, and except as otherwise expressly provided in this Section, all provisions applicable to the use of the Premises under the Lease shall apply to the Licensed Area and its use by Tenant.
(a) License to Roof Areas for Telecommunication Equipment. Landlord grants to Tenant the license and right to enter upon the areas of the roof to be designated on a written plan approved by Landlord for the installation, operation and maintenance of microwave and/or satellite antenna dishes and/or global positioning satellite ("GPS") antenna and related wires, cables, conduits (collectively the "Communications Equipment"). All such equipment shall be screened from view in a manner consistent with Landlord's requirements for screening such equipment elsewhere in the Project. Tenant shall at all times operate and maintain the Communications Equipment so as to ensure that such systems do not create electro-magnetic or other disturbances to existing systems in the area in which the Project is located whether operated by Landlord, other tenants or third parties. Tenant shall be solely responsible for any repair or maintenance to the roof required as a result of Tenant's activities. Landlord agrees that in the event it grants one or more licenses to third parties to install, operate and/or maintain Communications Equipment on the roof of the Building, Landlord shall obtain a covenant from such third parties that they shall operate any such systems in a manner which will not create unreasonable electro-magnetic or other disturbances to or with systems being operated by Tenant on the roof of the Building in accordance with the terms of this License.
(b) License to Common Areas for Generator Equipment. Landlord grants Tenant the license and right to enter upon and use an area to be designated on a written plan approved by Landlord for the installation, operation and maintenance of a backup power generator and associated fuel tank, the plans for which shall be approved by Landlord. The License Area for use in connection with the generator will include area for the passage of related wires, cables and conduit between Tenant's electrical room and the generator itself, all is to be more specifically defined in the proposed plan. Tenant shall have access to the Licensed Area for the generator on a 24 hour per day/7 day per week basis; provided, however, that Tenant shall not undertake any repairs or maintenance in such Licensed Area which would interfere with the use of the Common Areas by other tenants without the prior written consent of Landlord. Landlord shall not unreasonably withhold its consent to any such repairs or maintenance, but may impose reasonable conditions thereon and Tenant shall undertake any such work as expeditiously as reasonably possible so as to cause as little interference with the rights of other tenants of the Project as possible. Tenant has advised Landlord that it intends to run the generator on a regular basis in order to comply with maintenance specifications and requirements of law and that such operation may be as often as one (1) thirty (30) minute period per week. Except in cases of emergency, when no prior approval shall be required, Tenant shall propose for Landlord's reasonable approval the schedule for operation of the generator which will provide minimal interference with the use of the Project by other tenants.
(c) License to Common Areas for Conduit. Tenant shall have the right, at its sole cost and expense, to trench in the Common Areas within the boundaries of the Project reasonably approved by Landlord (which approval may be withheld or conditioned if such trenching adversely affects other tenants of the Project) and, if necessary, to trench beneath Discovery Way, subject to Tenant's obtaining all required governmental permits, consents and approvals, for the purpose of "hard wiring" for voice, data and power transmissions between and among the Buildings within the Project which are fully or partially occupied by Tenant. Tenant shall be responsible for the operation and maintenance of any such conduit installed throughout the Term of this Lease. Tenant shall not be obligated to remove such conduit but Tenant shall be required to strip all cabling from such conduit at its sole cost and expense upon expiration or earlier termination of this Lease.
(d) Additional Terms and Conditions.
(1) The Term of the License shall be coterminous with this Lease and, subject to the terms hereof, shall be irrevocable so long as the Lease remains in effect;
(2) Tenant shall not be obligated to pay any license fee for the use of the Licensed Areas pursuant to this Section during the Term of this Lease or any extension thereof.
(3) Tenant shall use the Licensed Areas only for the installation, operation, repair, replacement and maintenance of the referenced equipment and the necessary mechanical and electrical equipment to service said equipment and for no other use or purpose. The installation of all equipment and facilities related thereto, including any required conduit from the Premises to the Licensed Areas, shall be deemed to constitute an alteration subject to the provisions of Section 7.3 of the Lease, provided that Landlord shall not unreasonably withhold its approval of the same. Landlord may require appropriate screening for any equipment installed within the Licensed Areas as a condition of Landlord's approval of the plans submitted.
(4) The Communications Equipment shall be used only for transmitting and/or receiving data, audio and/or video signals to and from Tenant's facilities within the Premises for Tenant's business use, and shall not be used or permitted to be used by Tenant for purposes of broadcasting signals to the public or to provide telecommunications or other communications transmitting or receiving services to the public. Notwithstanding the foregoing, Tenant shall not be prohibited from transmitting or receiving broadcasting signals to and from its customers, business affiliates and/or employees in connection with the conduct of its business in the Premises.
(5) In the event Landlord reasonably determines that the presence or operation of the equipment installed by Tenant is or will results in material damage to the Building, Landlord reserves the right upon reasonable prior written notice to Tenant to require either (a) the relocation of all equipment installed by Tenant on the roof of the Building to another location on the roof of the Building reasonably designated by Landlord, or (b) the removal of any and all of such equipment unless Tenant makes satisfactory arrangements to protect Landlord, the Building and its tenants therefrom;
(6) Tenant shall require its employees, when using the Licensed Areas, to stay within the immediate vicinity thereof. In addition, in the event any communications system or broadcast or receiving facilities are operating in the area, Tenant shall at all times during the term of the License conduct its operations so as to ensure that such system or facilities shall not be subjected to harmful interference as a result of such operations by Tenant. Upon notification from Landlord of any such interference, Tenant agrees to immediately take the necessary steps to correct such situation, and Tenant's failure to do so shall be deemed a default under the terms of this Lease subject to the applicable cure right in accordance with Section 14.1 hereof.
(7) During the term of the License, Tenant shall comply with any standards promulgated by applicable governmental authorities regarding the installation, use or maintenance of the Communications Equipment or generator or the generation of electromagnetic fields. In the event Landlord is advised by a governmental agency that the Communications Equipment poses a health or safety hazard to occupants of the Building, Landlord may require Tenant to make arrangements reasonably satisfactory to Landlord to mitigate such hazard or, if Tenant either fails or is unable to make such satisfactory arrangements, to remove the Communications Equipment. Any claim or liability resulting from the use of the Communications Equipment or the Licensed Areas by Tenant shall be subject to the indemnification provisions of this Lease applicable to Tenant's use of the Premises;
(8) During the term of the License, Tenant shall pay all taxes attributable to the Communications Equipment and generator and other equipment owned and installed by Tenant, and Tenant shall assure and provide Landlord with evidence that the Licensed Area and Tenant's use thereof are subject to the insurance coverages otherwise required to be maintained by Tenant as to the Premises pursuant to Exhibit D;
(9) Upon the expiration or sooner termination of the Lease, Tenant shall remove the Communications Equipment and generator and all related equipment and facilities, including any conduit from the Premises to the Licensed Areas and any other portions of the Building within or upon which the same may be installed, and shall restore the Licensed Areas and all other areas affected by such removal to their original condition, reasonable wear and tear excepted, all at its sole cost and expense. Notwithstanding the foregoing, Tenant shall not be obligated to remove underground conduit between the Building and the Generator pad provided it removes all cabling and caps the conduit in a manner reasonably satisfactory to Landlord; and
(10) The License is personal to Tenant and shall not be assignable in whole or in part (except to a Tenant Affiliate which is occupying a portion of the Building and any subtenant or assignee approved by Landlord in accordance with the Terms of this Lease), and any attempted assignment thereof without the consent of Landlord, which consent may be withheld by Landlord in its sole and absolute discretion, shall immediately terminate the License. Notwithstanding the foregoing, Landlord's consent shall not be required with respect to an assignment of the License to any Tenant Affiliate.
ARTICLE III. TERM
SECTION 3.1. GENERAL. The term of this Lease (the "Term") for the Premises shall be for the period shown in Item 5 of the Basic Lease Provisions. Subject to the provisions of Section 3.2 below, the Term shall commence
("Commencement Date") on the earlier to occur of: (i) ten (10) business days following the date that (A) Landlord notifies Tenant that Landlord has substantially completed the construction of the Tenant Improvements in accordance with the Work Letter attached as EXHIBIT X hereto, but for minor "punch list" items identified by Landlord and Tenant in a walk-through of the Premises prior to the Commencement Date, which items do not preclude or materially impair Tenant from conducting its business from the Premises, and (B) Landlord has provided Tenant with all parking required by this Lease in the Common Area of the Project, and (C) Landlord has obtained and provided Tenant with a certificate of occupancy or temporary certificate of occupancy for the Premises from the City of Irvine or (ii) the date Tenant acquires possession or commences use of such portion of the Premises for any purpose other than construction or installation of equipment, furniture, fixtures or network and telecommunications cabling. Within ten (10) days after the Commencement Date has occurred, the parties shall memorialize on a form provided by Landlord the actual Commencement Date and the expiration date ("Expiration Date") of this Lease. Tenant's failure to execute that form shall not affect the validity of Landlord's determination of those dates. The Term shall be for the period shown in Item 5 of the Basic Lease Provisions.
SECTION 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever, cannot deliver possession of the Premises to Tenant on or before the Commencement Date, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage. Notwithstanding the foregoing, if Landlord and Tenant have approved Plans and Specifications (as defined in the Work Letter) and such Plans and Specifications have been submitted to the City of Irvine for building permits on or before January 19, 2001 but Tenant is unable to occupy the Premises on or before October 31, 2001, (the "Outside Date") because the City of Irvine refuses or is prevented from issuing the permits required to construct the Tenant Improvements reasonably consistent with the Plans and Specifications, and, provided that Tenant is not then in default of its obligations under this Lease after expiration of the applicable cure period, Tenant shall have the one-time right to terminate this Lease by giving Landlord written notice to that effect after the Outside Date but prior to November 15, 2001. In the event this Lease is terminated by Tenant, pursuant to the provisions of this Section, Tenant shall pay to Landlord concurrently with its notice of termination the unamortized portion of the real estate brokerage commission paid by Landlord in connection with this Lease.
SECTION 3.3. RIGHT TO EXTEND THE LEASE TERM. Provided that Tenant is not in default of any monetary covenant of this Lease (including, without limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses) or any material non-monetary covenant, following written notice and the expiration of the applicable cure period, either at the time of exercise of the extension right granted herein or at the time of the commencement of such extension, then Tenant may extend the Term of this Lease for one (1) period of sixty (60) months. Tenant shall exercise its right to extend the Term by and only by delivering Landlord, not later than nine (9) months or sooner than twelve (12) months prior to the expiration date of the then current Term, Tenant's irrevocable written notice of its commitment to extend (the "Commitment Notice"). The Basic Rent payable under the Lease during the extension of the Term shall be at the fair market rental, including subsequent adjustments, for comparable office space being leased by Landlord in the Irvine Spectrum. Landlord will provide written notice to Tenant of Landlord's good faith determination of the fair market rental rate not later than thirty (30) days after the date upon which Tenant timely exercises its extension option. Tenant will have thirty (30) days ("Tenant's Review Period") after receipt of Landlord's notice of the fair market rental rate within which to accept such fair market rental rate or to reasonably object thereto in writing. Tenant's failure to object to the fair market rental rate submitted by Landlord in writing within Tenant's Review Period will conclusively be deemed Tenant's approval and acceptance thereof. If Tenant reasonably objects to the fair market rental rate submitted by Landlord within Tenant's Review Period, Landlord and Tenant will attempt in good faith to agree upon such fair market rental rate using their best good faith efforts. If Landlord and Tenant fail to reach agreement on such fair market rental rate within thirty (30) days following the expiration of Tenant's Review Period (the "Outside Agreement Date"), then either party may elect, by written notice to the other party, to cause said rental, including subsequent adjustments, to be determined by appraisal as follows.
Within ten (10) business days following receipt of such appraisal election, the parties shall attempt to agree on an appraiser to determine the fair market rental. If the parties are unable to agree in that time, then each party shall designate an appraiser within ten (10) business days thereafter. Should either party fail to so designate an appraiser within that time, then the appraiser designated by the other party shall determine the fair rental value. Should each of the parties timely designate an appraiser, then the two appraisers so designated shall appoint a third appraiser who shall, acting alone, determine the fair rental value of the Premises. Any appraiser designated hereunder shall have an M.A.I. certification with not less than five (5) years experience in the valuation of commercial office buildings in Orange County, California.
Within thirty (30) days following the selection of the appraiser, such appraiser shall determine the fair market rental value of the Premises, including subsequent adjustments of rent, if any. In determining such value, the appraiser shall consider rental comparables for space in the Irvine Spectrum (including, without limitation, the Project). In no event shall the appraiser attribute factors for market tenant improvement allowances or brokerage commissions to reduce said fair market rental. Landlord and Tenant shall each pay for the services of their respective appraisers and shall share equally the cost of the third appraiser.
Within twenty (20) days after the determination of the fair market rental, Landlord shall prepare an amendment to this Lease reasonably reflecting the extended term and rental rate for the extension period, and Tenant shall execute and return same to Landlord within ten (10) days. Should the fair market rental not be established by the commencement of the extension period, then Tenant shall continue paying rent at the rate in effect during the last month of the initial Term, and a lump sum adjustment shall be made promptly upon the determination of such new rental.
If Tenant fails to timely comply with any of the provisions of this
Section (other than appointing an appraiser), Tenant's right to extend the Term
shall be extinguished and the Lease shall automatically terminate as of the
expiration date of the Term, without any extension and without any liability to
Landlord. Tenant shall have no other right to extend the Term beyond the sixty
(60) month extension created by this Section. Unless agreed to in a writing
signed by Landlord and Tenant, any extension of the Term, whether created by an
amendment to this Lease or by a holdover of the Premises by Tenant, or
otherwise, shall be deemed a part of, and not in addition to, any duly exercised
extension period permitted by this Section.
ARTICLE IV. RENT AND OPERATING EXPENSES
SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset, Basic Rent for the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions. Any rental adjustment shown in Item 6 shall be deemed to occur on the specified monthly anniversary of the Commencement Date, whether or not that date occurs at the end of a calendar month. The rent shall be due and payable in advance commencing on the Commencement Date (as prorated for any partial month) and continuing thereafter on the first day of each successive calendar month of the Term. No demand, notice or invoice shall be required for the payment of Basic Rent. An installment of rent in the amount of one (1) full month's Basic Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with Tenant's execution of this Lease and shall be applied against the Basic Rent first due hereunder.
SECTION 4.2. OPERATING EXPENSES.
(a) Tenant shall pay to Landlord, as additional rent, Tenant's Share of "Operating Expenses", as defined below, incurred by Landlord in the operation of the Building and the Project. The term "Tenant's Share" means that portion of an Operating Expense determined by multiplying the cost of such item by a fraction, the numerator of which is the floor area of the Premises and the denominator of which is the total square footage of the floor area within all buildings in the Project to which such Operating Expenses relate, as of the date on which the computation is made. The rentable square footage of the Project may be adjusted from time to time in the event new buildings are constructed within or incorporated within the Project. Tenant may elect to assume responsibility for the operation and maintenance of any Building comprising a portion of the Premises which is one hundred percent (100%) leased by Tenant in which event, the Operating Expenses for such Building shall be paid directly and completely by Tenant and such expenses shall not be included within Landlord's determination of Operating Expenses.
(b) Prior to the Commencement Date and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount of Tenant's Share of Operating Expenses for the Expense Recovery Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, with Basic Rent. If Landlord has not furnished its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay cost reimbursements at the rates established for the prior Expense Recovery Period, if any; provided that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued cost reimbursements based upon the new estimate. Notwithstanding the foregoing, if Landlord is more than three (3) months late in the delivery of its written estimate for any Expense Recovery Period, Tenant shall have the right to pay any accrued cost reimbursements in equal installments over a six (6) month period rather than in one lump sum. For purposes hereof, "Expense Recovery Period" shall mean every twelve month period during the Term (or portion thereof for the first and last lease years) commencing July 1 and ending June 30.
(c) Within one hundred twenty (120) days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement showing in reasonable detail the actual or prorated Operating Expenses incurred by Landlord during the period, and the parties shall within thirty (30) days thereafter make any payment or allowance necessary to adjust Tenant's estimated payments, if any, to the actual Tenant's Share as shown by the annual statement. Any delay or failure by Landlord in delivering any statement hereunder shall not constitute a waiver of Landlord's right to require Tenant to pay Tenant's Share of Operating Expenses pursuant hereto. Any amount due Tenant shall be credited against installments next coming due under this Section 4.2, and any deficiency shall be paid by Tenant together with the next installment. If Tenant has not made estimated payments during the Expense Recovery Period, any amount owing by Tenant pursuant to subsection (a) above shall be paid to Landlord in accordance with Article XVI. Should Tenant fail to object in writing to Landlord's determination of actual Operating Expenses within one hundred twenty (120) days following delivery of Landlord's expense statement, Landlord's determination of actual Operating Expenses for the applicable Expense Recovery Period shall be conclusive and binding on the parties and any future claims to the contrary shall be barred except to the extent that a future audit shall determine that a particular category of expenses has been improperly included as Operating Expenses.
Landlord agrees that it will maintain complete and accurate records of all costs, expenses and disbursements paid or incurred by Landlord, its employees, agents and/or contractors, with respect to the Operating Expenses in accordance with generally accepted accounting principles, consistently applied. Such records shall be kept until one (1) year after the termination of this Lease. Landlord shall provide in reasonable detail the calculation of Tenant's Share of the Operating Expenses. Provided Tenant is not then in default of any monetary covenant of this Lease (including, without limitation, the obligation to pay Basic Rent and/or Tenant's Share of Operating Expenses), or any material non-monetary covenant, following written notice and the expiration of the applicable cure period, then Tenant shall have the right to have Tenant's financial officer or a certified public accountant audit Landlord's Operating
Expenses, subject to the terms and conditions hereof. In no event, however,
shall such auditor be compensated by Tenant on a "contingency" basis, or on any
other basis tied to the results of said audit. Tenant shall give notice to
Landlord of Tenant's intent to audit within one hundred twenty (120) days
following delivery of Landlord's expense statement for each of the Expense
Recovery Periods. Following at least ten (10) business days notice to Landlord,
such audit shall be conducted at a mutually agreeable time during normal
business hours at the office of Landlord or its management agent where the
records are maintained in Orange County, California. Landlord agrees to make
such personnel available to Tenant as is reasonably necessary for Tenant's
employees and agents, to conduct such audit. Landlord shall make such records
available to Tenant's employees and agents, for inspection during normal
business hours. Tenant's employees and agents shall be entitled to make
photostatic copies of such records, provided Tenant bears the expense of such
copying, and further provided that Tenant keeps such copies in a confidential
manner and does not discuss, display or distribute such copies to any other
third party. If Tenant's audit determines that actual Operating Expenses have
been overstated by more than four percent (4%), then subject to Landlord's right
to review and/or contest the audit results, Landlord shall reimburse Tenant for
the reasonable out-of-pocket costs of such audit. Tenant's Basic Rent shall be
appropriately adjusted to reflect any overstatement in Operating Expenses. In
the event of a dispute between Landlord and Tenant regarding the results of such
audit, such dispute shall be submitted to and resolved by JAMS as provided in
Section 22.7 of this Lease.
All of the information obtained by Tenant and/or its auditor in connection with such audit, as well as any compromise, settlement, or adjustment reached between Landlord and Tenant as a result thereof, shall be held in strict confidence and, except as may be required pursuant to litigation and except for inadvertent disclosures despite Tenant's reasonable efforts to keep the disclosed information confidential, shall not be disclosed to any third party, directly or indirectly, by Tenant or its auditor or any of their officers, agents or employees. Landlord may require Tenant's auditor to execute a separate confidentiality agreement affirming the foregoing as a condition precedent to any audit.
(d) Even though the Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant's Share of Operating Expenses for the Expense Recovery Period in which the Lease terminates, Tenant shall upon notice pay the entire increase due over the estimated expenses paid. Conversely, any overpayment made in the event expenses decrease shall be rebated promptly by Landlord to Tenant.
(e) If, at any time during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated expenses for the year, then the estimate of Tenant's Share of Operating Expenses shall be increased for the month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to Tenant's Share of the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, Tenant's Share thereof and the month for which the payments are due. Tenant shall pay the increase to Landlord as a part of Tenant's monthly payments of estimated expenses as provided in paragraph (b) above, commencing with the month in which effective.
(f) The term "Operating Expenses" shall mean and include all "Project Costs" (as hereafter defined) and "Property Taxes" (as hereafter defined).
(g) The term "Project Costs" shall include all reasonable costs and expenses of operation and maintenance of the Building and the Project, together with all appurtenant Common Areas (as defined in Section 6.2), and shall include the following charges by way of illustration but not limitation: water and sewer charges; insurance premiums or reasonable premium equivalents for the reasonable cost of administering a self-insurance program should Landlord elect to self-insure any risk that Landlord is authorized to insure hereunder as provided in Section 10.2 below; license, permit, and inspection fees; heat; light; power; air conditioning; janitorial services to any interior Common Areas; supplies; materials; equipment; tools; the reasonable cost of any environmental, insurance, tax or other consultant utilized by Landlord in connection with the Premises and/or Project; establishment of reasonable reserves for replacements and/or repair of the Building and Common Areas; the cost of any capital investments, after application of previously established reserves for such items, to the extent of the amortized cost thereof over the useful life of such capital investment as reasonably determined by Landlord for each year of useful life during the Term; subject to the express provisions of this Lease to the contrary, costs incurred in connection with compliance of any laws or changes in laws applicable to the Premises or the Project (except for laws or changes in laws that pertain particularly to Tenant or to Tenant's particular use of the Premises and/or only to the interior of the Premises which shall be the sole responsibility of Tenant at its cost), to the extent such laws or change in laws require expenditures of a "capital" nature (as determined by generally accepted accounting principles consistently applied), then such "capital" expenditure shall be amortized (using a market cost of funds as reasonably determined by Landlord) over the useful life of such asset and only the amortized cost thereof shall be included in Project Costs during the remaining Term of the Lease; costs associated with the procurement and maintenance of an air conditioning, heating and ventilation service agreement; labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Premises and/or Project, including both Landlord's personnel and outside personnel; any expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a reasonable overhead/management fee for the professional operation of the Project. Any such overhead management fee charged to Tenant shall not be in excess of those being charged for other comparable first-class office projects in the Irvine Spectrum area. It is understood that Project Costs may include competitive charges for direct services provided by any subsidiary or division of Landlord. Notwithstanding any contrary provision herein, Landlord agrees that Tenant shall have access to and use of after-hours air conditioning services to the Premises. For any Building not wholly leased to Tenant, Tenant shall pay an hourly charge based on the reasonable cost incurred by Landlord to supply such services and in any Building wholly leased to Tenant, Tenant shall pay the cost for such services directly as contemplated by Section 6.1 hereof.
Notwithstanding the provisions of this Section 4.2 to the contrary, Operating Expenses shall not include any cost or expense identified as the responsibility of Landlord and not an Operating Expense or a Project Cost by the express terms of this Lease, and shall not include any of the following:
(1) Leasing commissions, attorneys' fees, costs, disbursements and other expenses incurred by Landlord or its agents in connection with negotiations for leases with tenants, other occupants or prospective tenants or other occupants of the Project, and similar costs incurred in connection with disputes with and/or enforcement of any lease with tenants, other occupants, or prospective tenants or other occupants of the Project;
(2) "Tenant allowances", "tenant concessions", work letter payments, and other costs or expenses (including permit, license and inspection fees) incurred in completing, fixturing, furnishing, renovating or otherwise improving, decorating or redecorating space for tenants or other occupants of the Project, or vacant, leasable space in the Project, including space planning/interior design fees for same;
(3) Depreciation and other "non-cash" expense items;
(4) Services, items and benefits for which Tenant or any other tenant or occupant of the Project specifically reimburses Landlord or for which Tenant or any other tenant or occupant of the Project pays third persons or services, items or benefits which are not generally made available to Tenant as an occupant of the Building or the Project;
(5) Costs or expenses (including fines, penalties and legal fees) incurred due to the violation by Landlord of any terms and conditions (other than by Tenant) of this Lease or of the leases of other tenants in the Project, that would not have incurred but for such violation by Landlord;
(6) Penalties for late payment of any Operating Expenses by Landlord, including, without limitation, with respect to taxes, equipment leases, etc.;
(7) Payments in respect of overhead and/or profit to any subsidiary or Affiliate (hereinafter defined) of Landlord, as a result of a non-competitive selection process for services (other than the management fee) on or to the Project, or for goods, supplies or other materials, to the extent that the costs of such services, goods, supplies or materials exceed the costs that would have been paid if the services, goods, supplies or materials had been provided by parties unaffiliated with Landlord, of similar skill, competence and experience, on a competitive basis;
(8) Payments of principal, finance charges or interest on debt or amortization on any deed of trust or other debt encumbering the Project, and rental payments (or increases in same) under any ground or underlying lease or leases encumbering the Project (except to the extent the same may be made to pay or reimburse, or may be measured by Property Taxes);
(9) Except for a management fee which is reasonable and commercially competitive for similar projects in the Irvine Spectrum area, costs of Landlord's general overhead and general administrative expenses (individual, partnership or corporate, as the case may be) and wages, salaries and other compensation and benefits (as well as adjustments thereto) for all employees and personnel of Landlord above the level of manager for the Project, which costs would not be chargeable to Operating Expenses in accordance with generally accepted accounting principles, consistently applied;
(10) Rentals and other related expenses, if any, incurred in leasing air conditioning systems or other equipment ordinarily considered to be of a capital nature, except equipment which is used in providing janitorial services and which is not affixed to the Project and equipment which is leased on a temporary basis in emergency situations;
(11) Advertising and promotional expenses;
(12) Costs or expenses for the acquisition of sculpture, paintings or other works of art, but not the reasonable expenses of maintaining, repairing and insuring same;
(13) Costs for which Landlord is compensated through or reimbursed by insurance;
(14) Contributions to political or charitable organizations;
(15) Costs incurred in removing the property of former tenants and/or other occupants of the Project;
(16) The costs of any "tap fees" or one-time lump sum sewer, water or other utility connection fees for the Project;
(17) Costs or fees relating to the defense of Landlord's title to or interest in the Building and/or the Project, or any part thereof; and
(18) Any other expense which, under generally accepted accounting principles, consistently applied, would not be considered to be a normal maintenance or operating expense of the Building and/or the Project.
As used herein, the term "Affiliate" shall mean and refer to any person or entity controlling, controlled by, or under common control with another such person or entity. "Control", as used herein, shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of such controlled person or entity; the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, at least fifty-one percent (51%) of the voting interest in, any person or entity shall be presumed to constitute such control. In the case of Landlord, the term "Affiliate" shall include any person or entity controlling or controlled by or under common control with any general partner of Landlord or any general partner of Landlord's general partner.
(h) The term "Property Taxes" as used herein shall include the
following: (i) all real estate taxes or personal property taxes, as such
property taxes may be reassessed from time to time; and (ii) other taxes,
charges and assessments which are levied with respect to this Lease or to the
Building and/or the Project, and any improvements, fixtures and equipment and
other property of Landlord located in the Building and/or the Project, except
that general net income and franchise taxes imposed against Landlord shall be
excluded; and (iii) all assessments and fees for public improvements, services,
and facilities and impacts thereon, including, without limitation, arising out
of any Community Facilities Districts, "Mello Roos" districts, similar
assessment districts, and any traffic impact mitigation assessments or fees
(except for assessments or fees under any Community Facilities District(s)
formed after the date of this Lease); (iv) any tax, surcharge or assessment
including, without limitation, taxes based on the receipt of rent (including
gross receipts or sales taxes applicable to the receipt of rent unless such are
required to be paid by Tenant) which shall be levied in addition to or in lieu
of real estate or personal property taxes, other than taxes covered by Article
VIII; and (v) costs and expenses incurred in contesting the amount or validity
of any Property Tax by appropriate proceedings ("Tax Contest Costs") shall be
included in Property Taxes in the year such expenses are paid. Tax refunds, if
any, shall be credited against Property Taxes for the year paid including any
interest which may be received thereon from the taxing authority. Landlord shall
refund to Tenant within thirty days (30) after receipt of any such tax refund,
the amount to which Tenant is entitled plus its pro-rata share of any interest
corresponding to such amount to the extent received from the taxing authority
provided Tenant paid Property Taxes for the year relating to such refund.
(i) The term "Property Taxes" shall not include personal property taxes of any kind, which shall instead be governed by the provisions of Article VIII of this Lease.
(j) If Tenant reasonably believes that the amount of any real property tax is improper for any reason, Tenant may notify Landlord in writing of Tenant's desire that such real property taxes be contested or challenged by Landlord with the applicable taxing authority. Tenant shall indicate the basis for Tenant's contention that such taxes are improper in Tenant's notice to Landlord. Upon receipt of any such request from Tenant, Landlord shall promptly meet with Tenant to discuss whether or not it is appropriate to initiate a challenge or contest of such taxes or to take no action with respect thereto. Landlord agrees that if Landlord is pursuing tax contests for other buildings within the Project, Landlord will also pursue such a contest for the Building if so requested by Tenant.
(k) Any assessment of real property taxes shall be deemed imposed in the maximum number of installments permitted by applicable laws, whether or not actually paid; provided, however, that if the prevailing practice in other comparable projects in the vicinity of the Project is to pay such assessments on an earlier basis, and Landlord pays the same on such basis, such assessments shall be included in real property taxes as paid by Landlord. In no event, however, shall Landlord impute any accrued interest (resulting from such installment payments of real property taxes) in its computation of real property taxes except as imposed by the taxing authority.
SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant's delivery of this
Lease, Tenant shall deposit with Landlord the sum, if any, stated in Item 9 of
the Basic Lease Provisions, to be held by Landlord as security for the full and
faithful performance of Tenant's obligations under this Lease (the "Security
Deposit"). Subject to the last sentence of this Section, the Security Deposit
shall be understood and agreed to be the property of Landlord upon Landlord's
receipt thereof, and may be utilized by Landlord in its discretion towards the
payment of all prepaid expenses by Landlord for which Tenant would be required
to reimburse Landlord under this Lease, including, without limitation, brokerage
commissions and Tenant Improvement costs. Upon any default by Tenant, including
specifically Tenant's failure to pay rent or to abide by its obligations under
Sections 7.1 and 15.3 below, whether or not Landlord is informed of or has
knowledge of the default, the Security Deposit shall be deemed to be
automatically and immediately applied, without waiver of any rights Landlord may
have under this Lease or at law or in equity as a result of the default, as a
setoff for full or partial compensation for that default. If any portion of the
Security Deposit is applied after a default by Tenant, Tenant shall within five
(5) days after written demand by Landlord deposit cash with Landlord in an
amount sufficient to restore the Security Deposit to its original amount.
Landlord shall not be required to keep this Security Deposit separate from its
general funds, and Tenant shall not be entitled to interest on the Security
Deposit. If Tenant fully performs its obligations under this Lease, the Security
Deposit shall be returned to Tenant (or, at Landlord's option, to the last
assignee of Tenant's interest in this Lease) after the expiration of the Term,
provided that Landlord may retain the Security Deposit to the extent and until
such time as all amounts due from Tenant in accordance with this Lease have been
determined and paid in full.
ARTICLE V. USES
SECTION 5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, all in accordance with applicable laws and restrictions and pursuant to approvals to be obtained by Tenant from all relevant and required governmental agencies and authorities. The parties agree that any contrary use shall be deemed to cause material and irreparable harm to Landlord and shall entitle Landlord to injunctive relief in addition to any other available remedy. Tenant, at its expense, shall procure, maintain and make available for Landlord's inspection throughout the Term, all governmental approvals, licenses and permits required for the proper and lawful conduct of Tenant's permitted use of the Premises. Tenant shall not do or permit anything to be done in or about the Premises which will in any way unreasonably interfere with the rights of other occupants of the Building or the Project, or use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Project. Tenant shall not perform any work or conduct any business whatsoever in the Project other than inside the Premises. Tenant shall not knowingly do or permit to be done anything which will invalidate or increase the cost of any insurance policy(ies) covering the Building, the Project and/or their contents, and shall comply with all applicable and reasonable insurance underwriters rules and the requirements of the Pacific Fire Rating Bureau or any other organization performing a similar function to the extent such rules and requirements are provided to Tenant. Subject to the express provisions of this Lease to the contrary, Tenant shall comply at its expense with all present laws, ordinances, restrictions, regulations, orders, rules and requirements of all governmental authorities that pertain particularly to Tenant or its particular use of the Premises and/or pertain only to the interior of the Premises, including, without limitation, all federal and state occupational health and safety requirements, whether or not Tenant's compliance will necessitate expenditures or interfere with its use and enjoyment of the Premises. Tenant shall comply at its expense with all present covenants, conditions, easements or restrictions now affecting or encumbering the Building and/or Project, and any future covenants, conditions, easements or restrictions, and any amendments or modifications thereto which do not materially derogate the rights of Tenant or materially increase the obligations of Tenant hereunder, including, without limitation, the payment by Tenant of any periodic or special dues or assessments charged against the Premises or Tenant which may be allocated to the Premises or Tenant in accordance with the provisions thereof. Tenant shall promptly upon demand reimburse Landlord for any additional insurance premium charged by reason of Tenant's failure to comply with the provisions of this Section, and shall indemnify Landlord from any liability and/or expense resulting from Tenant's noncompliance.
SECTION 5.2. SIGNS. Provided Tenant continues to lease the all of the Building, Tenant shall have the exclusive right to all exterior signage on the Building and on any other building entirely leased by Broadcom Corporation, subject to Landlord's right of prior approval that such exterior signage is in compliance with the Signage Criteria (defined below) and Landlord's designation of the location for two (2) exterior identification signs. Except as provided in the foregoing, or as otherwise approved in writing by Landlord, in its sole discretion, Tenant shall have no right to maintain identification signs of any location in, on or about the Premises or the Building which are visible from the exterior thereof and shall not place or erect any signs, displays or other advertising materials that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other physical aspects of any permitted sign shall be subject to any covenants, conditions or restrictions encumbering the Premises, Landlord's signage program, if any, as in effect at the time ("Signage Criteria"), and any applicable municipal or other governmental permits and approvals. Tenant acknowledges having received and reviewed a copy of the current Signage Criteria, if applicable. Tenant shall be responsible for the cost of any permitted signs, including the fabrication, installation, maintenance and removal thereof. If Tenant fails to maintain its signs, or if Tenant fails to remove same upon termination of this Lease and repair any damage caused by such removal, Landlord may do so at Tenant's expense.
Tenant's sign rights described in this Section and may be assigned in connection with an assignment of this Lease or a sublease for the remainder of the Term of a portion of the Premises which sublease or assignment is completed in accordance with the terms of this Lease; provided, however, that the size, design, graphics, material, style, color and other physical aspects of any sign proposed to be used by such transferee shall be subject to Landlord's prior approval that such signage is in compliance with the Signage Criteria and that such signage will not materially devalue the Building or the Project as determined by Landlord in its sole and absolute discretion. Notwithstanding the foregoing, in the event Tenant proposes to sublease or assign all or any portion of its interest in the Premises and Landlord elects to recapture such space pursuant to its right to do so set forth in Section 9.1(c) of this Lease, then:
(a) If the rentable floor area of the portion of the Premises to be recaptured is seventy-five percent (75%) or more of the floor area of the Premises, Tenant shall have the right to maintain one exterior (1) eyebrow sign in a location designated by Landlord;
(b) If the rentable floor area of the portion of the Premises to be recaptured is fifty percent (50%) or more of the floor area of the Premises but less than seventy-five percent (75%) of the floor area of the Premises, Tenant shall have the right to retain one (1) Building top sign in a location of its choice. Tenant shall relinquish all other exterior sign rights to the Building; and
(c) If the rentable floor area of the portion of the Premises to be recaptured is less than fifty percent (50%) of the floor area of the Premises, Tenant shall be entitled to retain two (2) building top signs and Landlord shall have the right to any and all exterior signage at the eyebrow level of the Building.
SECTION 5.3. HAZARDOUS MATERIALS.
(a) For purposes of this Lease, the term "Hazardous Materials" includes (i) any "hazardous materials" as defined in Section 25501(o) of the California Health and Safety Code, (ii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory, and (iii) any substance or matter which is in excess of permitted levels set forth in any federal, California or local law or regulation pertaining to any hazardous or toxic substance, material or waste.
(b) Tenant shall not cause or knowingly permit any Hazardous Materials
to be brought upon, stored, used, generated, released or disposed of on, under,
from or about the Premises (including, without limitation, the soil and
groundwater thereunder) without the prior written consent of Landlord.
Notwithstanding the foregoing, Tenant shall have the right, without obtaining
prior written consent of Landlord, to utilize within the Premises standard
office products that may contain Hazardous Materials (such as photocopy toner,
"White Out", and the like), provided however, that (i) Tenant shall maintain
such products in their original retail packaging, shall follow all instructions
on such packaging with respect to the storage, use and disposal of such
products, and shall otherwise comply with all applicable laws with respect to
such products, and (ii) all of the other terms and provisions of this Section
5.3 shall apply with respect to Tenant's storage, use and disposal of all such
products. Landlord may, in its sole discretion, place such conditions as
Landlord deems appropriate with respect to any such Hazardous Materials, and may
further require that Tenant demonstrate that any such Hazardous Materials are
necessary or useful to Tenant's business and will be generated, stored, used and
disposed of in a manner that complies with all applicable laws and regulations
pertaining thereto and with good business practices. Tenant understands that
Landlord may utilize an environmental consultant to assist in determining
conditions of approval in connection with the storage, generation, release,
disposal or use of Hazardous Materials by Tenant on or about the Premises,
and/or to conduct periodic inspections of the storage, generation, use, release
and/or disposal of such Hazardous Materials by Tenant on and from the Premises,
and Tenant agrees that any costs reasonably incurred by Landlord in connection
therewith shall be reimbursed by Tenant to Landlord as additional rent hereunder
upon demand; however, Tenant shall have no obligation to reimburse Landlord for
any costs incurred in connection with any environmental consultant retained by
Landlord pursuant to this Section unless Tenant shall be in default under this
Section 5.3 and such costs are covered by Tenant's indemnity contained in this
Section 5.3.
(c) Prior to the execution of this Lease, Tenant shall complete, execute and deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the "Environmental Questionnaire") in the form of EXHIBIT B attached hereto. The completed Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner termination of this Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, if any, which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period prior thereto, and which Tenant desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant shall promptly provide Landlord with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring reports, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, and underground storage tanks for Hazardous Materials; orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial and corrective actions, and abatement of Hazardous Materials; and all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant's use, handling, storage, release and/or disposal of Hazardous Materials.
(d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises and/or the soil or groundwater thereunder at any time to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with full access to all relevant facilities, records and personnel. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under or about the Premises caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord's other rights and remedies under this Lease, to immediately enter upon the Premises without notice and to discharge Tenant's obligations under this Section 5.3 at Tenant's expense, including, without limitation, the taking of emergency or long-term remedial action. Landlord and its agents shall endeavor to minimize interference with Tenant's business in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant's expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under, from or about the Premises.
(e) If the presence of any Hazardous Materials on, under, from or
about the Premises or the Project caused or permitted by Tenant or its agents,
employees, contractors, licensees or invitees results in (i) injury to any
person, (ii) injury to or any contamination of the Premises or the Project, or
(iii) injury to or contamination of any real or personal property wherever
situated, Tenant, at its expense, shall promptly take all actions necessary to
return the Premises and the Project and any other affected real or personal
property owned by Landlord to the condition existing prior to the introduction
of such Hazardous Materials and to remedy or repair any such injury or
contamination, including, without limitation, any cleanup, remediation, removal,
disposal, neutralization or other treatment of any such
Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without Landlord's prior written consent, take any remedial action in response to the presence of any Hazardous Materials on, under or about the Premises or the Project or any other affected real or personal property owned by Landlord or enter into any similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided however, Landlord's prior written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about the Premises or the Project or any other affected real or personal property owned by Landlord (i) imposes an immediate threat to the health, safety or welfare of any individual or (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord's consent before taking such action. To the fullest extent permitted by law, Tenant shall indemnify, hold harmless, protect and defend (with attorneys acceptable to Landlord) Landlord and any successors to all or any portion of Landlord's interest in the Premises and the Project and any other real or personal property owned by Landlord from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses (including, without limitation, attorneys' fees, court costs and other professional expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or about the Premises, the Building and the Project and any other real or personal property owned by Landlord caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, specifically including, without limitation, the cost of any required or necessary repair, restoration, cleanup or detoxification of the Premises, the Building and the Project and any other real or personal property owned by Landlord, and the preparation of any closure or other required plans, whether or not such action is required or necessary during the Term or after the expiration of this Lease. If Landlord at any time discovers that Tenant or its agents, employees, contractors, licensees or invitees have caused or knowingly permitted the release of a Hazardous Material on, under, from or about the Premises or the Project or any other real or personal property owned by Landlord, Tenant shall, at Landlord's request, immediately prepare and submit to Landlord a comprehensive plan, subject to Landlord's reasonable approval, specifying the actions to be taken by Tenant to return the Premises or the Project or any other real or personal property owned by Landlord to the condition required under all applicable environmental laws. Upon Landlord's approval of such cleanup plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement such plan and proceed to cleanup such Hazardous Materials in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this subsection (e) shall expressly survive the expiration or sooner termination of this Lease.
(f) If the release of any Hazardous Materials on, under, from or about the Premises or the Project caused by Landlord, its authorized agents or employees, and not introduced by Tenant, its agents, employees, contractors, licensees, or invitees results in (i) injury to any person, or (ii) injury to or any contamination of the Premises or the Project at levels which require clean-up or remediation under applicable laws, Landlord, at its expense (which shall not be included in Operating Expenses), shall promptly take all actions necessary to return the Premises and the Project to the condition existing prior to the introduction of such Hazardous Materials, or to such condition as is satisfactory to all governmental agencies asserting jurisdiction, and to remedy or repair any such injury or contamination, including, without limitation, any clean-up, remediation, removal, disposal, neutralization or other treatment of any such Hazardous Materials.
(g) If the release of Hazardous Materials caused by Landlord, its authorized agents or employees, renders the Premises untenantable in whole or in part or results in Tenant being required to vacate the Premises in whole or in part pursuant to an order or requirement of any governmental agency or authority, then the Base Rent, Real Property Taxes, insurance premiums, and other charges, if any, payable by Tenant hereunder for the period during which the Premises (or a portion thereof) remain so impaired shall be abated in proportion to the degree to which Tenant's use of the Premises is impaired and for the period of such impairment. If the period of such impairment shall exceed seven (7) months, Tenant shall have the right to terminate this Lease upon written notice to Landlord given within ten (10) days following the passage of such seven (7) month period. Tenant's termination of the Lease pursuant to this Paragraph shall be effective as of the date of such notice.
(h) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to Hazardous Materials at the Project known by Landlord to exist as of the date of this Lease, as more particularly described in EXHIBIT C attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials facts described in EXHIBIT C, nor with respect to any Hazardous Materials which were not caused or knowingly permitted by Tenant, its agents, employees, contractors, licensees or invitees. Landlord shall take responsibility, at its sole cost and expense, for any governmentally-ordered clean-up, remediation, removal, disposal, neutralization or other treatment of Hazardous Materials conditions described in this Section 5.3(h). The foregoing obligation on the part of Landlord shall include the reasonable costs (including, without limitation, reasonable attorney's fees) of defending Tenant (with attorneys reasonably acceptable to Tenant) from and against any legal action or proceeding instituted by any governmental agency in connection with such clean-up, remediation, removal, disposal, neutralization or other treatment of such conditions, provided that Tenant promptly tenders such defense to Landlord. Tenant agrees to notify its agents, employees, contractors, licensees, and invitees of any exposure or potential exposure to Hazardous Materials at the Premises that Landlord brings to Tenant's attention.
(i) The obligations on the part of Landlord contained in Sections 5.3(f) and 5.3(h) above are personal to Landlord and shall not be binding on, nor inure against any successor in interest to Landlord as of the owner of the Premises, including, without limitation, any lender acquiring the Premises by foreclosure of its mortgage or deed of trust or deed in lieu of foreclosure.
(j) Except as disclosed in Section 5.3(h) above (and/or as may otherwise be disclosed to Tenant in writing), Landlord represents that, to the best of its actual knowledge without duty of inquiry or investigation whatsoever, there are no Hazardous Materials in or about the Premises which are in violation of any applicable federal, state or local law, ordinance or regulation.
ARTICLE VI. COMMON AREAS; SERVICES
SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and shall pay promptly, directly to the appropriate supplier, all charges for water, gas, electricity, sewer, heat, light, power, telephone, refuse pickup, janitorial service, interior landscape maintenance and all other utilities, materials and services furnished directly to Tenant or the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon; provided, however, Tenant shall not be obligated to pay directly for any utilities, water, gas, electricity, sewer, heat, light, power, janitorial service, landscape maintenance, etc. to the extent such costs are billed to Tenant as Operating Expenses for the Project. Tenant, at its sole cost, may select and retain a janitorial service company to clean the Premises at such times and in a manner consistent with the operation of a first class office building. If any utilities or services are not separately metered or assessed to Tenant, Landlord shall make a reasonable determination of Tenant's proportionate share of the cost of such utilities and services and Tenant shall pay such amount to Landlord, as an item of additional rent, within ten (10) days after receipt of Landlord's statement or invoice therefor. Alternatively, Landlord may elect to include such cost in the definition of Building Costs in which event Tenant shall pay Tenant's proportionate share of such costs in the manner set forth in Section 4.2. Landlord shall not be liable for damages or otherwise for any failure or interruption of any utility or other service furnished to the Premises, and no such failure or interruption shall be deemed an eviction or entitle Tenant to terminate this Lease or withhold or abate any rent due hereunder. Landlord shall at all reasonable times have free access to all electrical and mechanical installations of Landlord. In exercising Landlord's right of free access to all mechanical and electrical installations, Landlord shall not unreasonably interfere with Tenant's use and enjoyment of the Premises.
Notwithstanding the foregoing, if as a result of the actions of Landlord, its authorized agents or employees, for more than three (3) consecutive business days following written notice to Landlord there is no HVAC or electricity services to all or a portion of the Premises, or such an interruption of other essential utilities and building services, such as fire protection or water, so that all or a portion of the Premises cannot be used by Tenant, then Tenant's Basic Rent (or an equitable portion of such Basic Rent to the extent that less than all of the Premises are affected) shall thereafter be abated until the Premises are again usable by Tenant; provided, however, that if Landlord is diligently pursuing the repair of such utilities or services and Landlord provides substitute services reasonably suitable for Tenant's purposes, as for example, bringing in portable air-conditioning equipment, then there shall not be an abatement of Basic Rent. Any disputes concerning the foregoing shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease. The foregoing provisions shall not apply in case of damage to, or destruction of, the Premises, which shall be governed by the provisions of Article XI of the Lease.
SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term,
Landlord shall operate, maintain and repair all Common Areas within any Building
comprising the Premises and the Project in a first-class manner comparable to
other Class A office buildings in the Irvine Spectrum area and in compliance
with all obligations of Landlord under this Lease. The term "Common Areas" shall
mean all areas within the exterior boundaries of the Building and other
buildings in the Project which are not held for exclusive use by persons
entitled to occupy space, and all other appurtenant areas outside the exterior
boundaries of the Building and other buildings in the Project provided by
Landlord for the common use of Landlord and tenants and their respective
employees and invitees, including, without limitation, parking areas and
structures, driveways, sidewalks, landscaped and planted areas, hallways and
interior stairwells not located within the premises of any tenant, common
electrical rooms and roof access entries, common entrances and lobbies,
elevators, and restrooms not located within any tenantable premises of the
Building and/or other buildings in the Project. Building hours for any Building
not wholly leased by Tenant shall be Monday through Friday 7:00 a.m. to 6:00
p.m., and Saturday 9:00 a.m. to 1:00 p.m., President's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day, Christmas Day, New Year's Day and
Sundays excluded. Tenant shall have access to its Premises twenty-four (24)
hours per day, seven (7) days per week, fifty-two (52) weeks per year including
access to utilities and heating, ventilating and air conditioning services but
subject to Tenant's obligation to pay the reasonable costs of any such services
used other than during the Building hours described above; provided that
Landlord may install access control systems as it deems advisable for any
Building not wholly leased by Tenant. The reasonable cost of maintaining and
repairing any such access control systems (but not the cost of installation of,
or any "capital" cost of replacing, said systems) shall be included in Project
Costs under Section 4.2.
SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with all rules and regulations as are prescribed from time to time by Landlord in a reasonable and non-discriminatory manner. Landlord shall operate and maintain the Common Areas in a first-class manner consistent with comparable Class A office buildings in the Irvine Spectrum as Landlord may determine to be appropriate. All reasonable costs incurred by Landlord for the maintenance and operation of the Common Areas shall be included in Project Costs unless excluded under Section 4.2 or unless any particular cost incurred can be charged to a specific tenant of the Project. Landlord shall at all times during the Term have exclusive control of the Common Areas, and may restrain any use or occupancy, except as authorized by Landlord's rules and regulations. Tenant shall keep the Common Areas clear of any obstruction or unauthorized use related to Tenant's operations. Nothing in this Lease shall be deemed to impose liability upon Landlord for any damage
to or loss of the property of, or for any injury to, Tenant, its invitees or employees. Landlord may temporarily close any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or for any other reason deemed sufficient by Landlord, without liability to Landlord. Tenant shall not be required to comply with any rules and regulations for the Project other than those attached to this Lease unless such rules and regulations are commercially reasonable and nondiscriminatory in content and application. Landlord's exclusive control, operation, maintenance and repair of the Common Area shall be subject to Tenant's parking rights contained in Section 6.4 below and to all other limitations contained in this Lease. Landlord agrees that any temporary closure of any portion of the Common Areas shall not unreasonably interfere with Tenant's intended use of the Premises, nor its reasonable access to or parking for the Premises.
SECTION 6.4. PARKING. Tenant shall be entitled to the number of vehicle parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces shall be located on those portions of the Common Areas designated by Landlord for parking, and said parking spaces shall be provided at no charge to Tenant during the Lease Term. Tenant shall not use more parking spaces than such number. In the event the Premises is expanded at any time during the Term, the number of spaces shall be increased by the number included in the Economic Terms for such space. Landlord shall allow Tenant to mark the twenty (20) spaces designated on Exhibit A-1 as "Broadcom Visitor" for use by Tenant's employees and customers, provided Landlord shall have no obligation to monitor the use of such stalls but such stalls shall be considered as part of the total number of stalls to which Tenant is entitled. In the event the Premises is expanded and Tenant leases a full floor or more of any other building, Tenant shall have the right to mark a proportionate number of parking stalls, up to an additional twenty (20) spaces for each additional building fully leased by Tenant, as "Broadcom Visitor" in a location reasonably designated by Landlord. All vehicle parking spaces shall be used only for parking by vehicles no larger than full size passenger automobiles, vans, mini-vans or pickup trucks. Tenant shall not knowingly permit or allow any vehicles that belong to or are controlled by Tenant or Tenant's employees, suppliers, shippers, customers or invitees to be loaded, unloaded, parked or stored in areas other than those designated by Landlord for shipping and receiving activities. If Tenant permits or allows any of the prohibited activities described above, then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to remove or tow away the vehicle involved and charge the costs to Tenant; provided Landlord agrees not to cause or permit the towing of any vehicle from parking within the Common Area without first attempting to contact Tenant to identify the Owner of the vehicle in question. Parking within the Common Areas shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no extended overnight parking of any vehicles of any kind unless otherwise authorized by Landlord (periodic, temporary overnight parking of employee vehicles for up to seventy-two (72) hours and vehicles used in the ordinary course of Tenant's business at the Premises shall be permitted), and vehicles which have been abandoned or parked in violation of the terms hereof may be towed away at the owner's expense. Nothing contained in this Lease shall be deemed to create liability upon Landlord for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or employees, unless ultimately determined to be caused by the sole active negligence or willful misconduct of Landlord. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations (including the designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Common Areas. Landlord shall have the right to construct, maintain and operate lighting facilities within the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; to restrict parking by tenants, their officers, agents and employees to employee parking areas and to do and perform such other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable. Any person using the parking area shall observe all directional signs and arrows and any posted speed limits. In no event shall Tenant interfere with the use and enjoyment of the parking area by other tenants of the Building or their employees or invitees. Parking areas shall be used only for parking passenger vehicles. Servicing of vehicles, or the parking or storage of shipping and receiving vehicles in any area is prohibited unless otherwise authorized by Landlord. Periodic washing and detailing of automobiles shall be permitted, subject to the Landlord's reasonable rules and regulations and Landlord's reasonable standards for such third party providers. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant's employees, suppliers, shippers, customers or invitees, including, without limitation, damage from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas. Landlord agrees to enforce all parking rights and restrictions and rules and regulations for the Project on an equal and non-discriminatory basis. Tenant shall have no liability for non-compliance with the provisions of the Lease regarding parking other than with respect to Tenant's officers, directors and employees or persons under the control of Tenant, except for Landlord's towing rights herein provided.
SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make alterations or additions to the Building or the Project, or to the attendant fixtures, equipment and Common Areas. Landlord may at any time relocate or remove any of the various buildings, parking areas, and other Common Areas, and may add buildings and areas to the Project from time to time. No change shall entitle Tenant to any abatement of rent or other claim against Landlord. In no event, however, shall Landlord (i) impair visibility of Tenant's Exterior Signage; (ii) materially impair access to and from the Premises from the parking areas; (iii) reduce the number or size of Tenant's parking spaces granted under this Lease, or (iv) otherwise materially interfere with Tenant's access to and use of the Premises, the parking areas and the Common Areas adjacent to the Building in any material manner without Tenant's prior written consent, which shall not be unreasonably withheld.
SECTION 6.6. OUTDOOR COURTYARD AREA. With at least ten (10) business days prior written notice to Landlord and subject to availability, Tenant shall have the right to use certain adjacent areas of the Common Areas for Tenant's social and/or business functions with no additional rent for such use payable by Tenant, on the following terms
and conditions: (i) Tenant may conduct up to twelve (12) such functions within
any calendar year; (ii) such functions shall be limited to a reasonable number
of people consistent with applicable fire, health and safety laws; (iii) Tenant
shall execute Landlord's standard form entry permit prior to any such function,
(iv) the insurance, indemnity and nonliability obligations and provisions
contained in Sections 10.1, 10.3 and 10.4 of this Lease, respectively (including
Tenant's obligation to carry liquor law liability insurance if alcoholic
beverages are served or consumed during such functions), shall apply to and
govern any claims, liabilities, costs or expenses arising from any such
function, (v) no such proposed function shall, in Landlord's reasonable
determination, unreasonably disrupt either other tenants of the Project, or the
operation or maintenance of the Common Areas, and (vi) Tenant shall pay any and
all Landlord's reasonable costs of preparation for, supervision of and/or
clean-up in connection with, such functions.
ARTICLE VII. MAINTAINING THE PREMISES
SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense
shall make all repairs necessary to keep the Premises in the condition as
existed on the Commencement Date (or on any later date that the improvements may
have been installed), excepting ordinary wear and tear, including, without
limitation, all glass, the interior surfaces of all windows, all doors, door
closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment
and other equipment; provided, however, Tenant shall have no obligation to
repair, maintain or replace the roof, foundations, footings, structural systems,
exterior glass, sky lights, sky light seals, window seals and vents, electrical,
plumbing, sewer and other utility lines outside the Premises, landscaping,
walkways, fencing, parking areas, exterior lighting or exterior surfaces of
exterior walls of the Building, and washing of exterior windows, all of which
obligations shall be the sole responsibility of Landlord as provided in and
subject to the terms of Section 7.2 below. Any damage or deterioration of the
Premises shall not be deemed ordinary wear and tear if the same could have been
prevented by good maintenance practices by Tenant. As part of its maintenance
obligations hereunder, Tenant shall, at Landlord's request, provide Landlord
with copies of all maintenance schedules, reports and notices prepared by, for
or on behalf of Tenant. As part of its maintenance obligations hereunder, Tenant
shall obtain a preventive maintenance contract from a licensed heating and air
conditioning ("HVAC") contractor to provide for regular inspection, maintenance
and repair of the HVAC system servicing the Premises all subject to Landlord's
reasonable approval; provided, however, that Tenant may elect to have its own
full-time qualified employees undertake such inspections and preventive
maintenance provided the preventive maintenance and inspections are the
equivalent of what would be provided by a licensed contractor in Landlord's
reasonable determination. Project Costs billed to Tenant pursuant to Section 4.2
of this Lease shall not include charges for normal maintenance of HVAC to the
extent Tenant fulfills its obligations under this Section but Project Costs
shall include the cost of annual inspections by Landlord's HVAC contractor. If,
as a result of annual or other inspections, Landlord determines that Tenant's
employees are not performing satisfactory inspection and maintenance, Tenant
shall obtain a third party maintenance contract for the HVAC system as set forth
above. All repairs shall be at least equal in quality to the original work,
shall be made only by a licensed contractor approved in writing in advance by
Landlord and shall be made only at the time or times approved by Landlord. Any
contractor utilized by Tenant shall be subject to Landlord's standard
requirements for contractors, as modified from time to time. Landlord may impose
reasonable restrictions and requirements with respect to repairs, as provided in
Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. If
Tenant fails to properly maintain or repair any portion of the Premises as
required under this Section 7.1 following written notice to Tenant and a
reasonable opportunity to cure, Landlord may elect to make any such repair on
behalf of Tenant and at Tenant's expense, and Tenant shall promptly reimburse
Landlord for all costs incurred upon submission of an invoice. Landlord agrees
not to unreasonably withhold its approval of any preventive maintenance
contracts or licensed contractors selected by Tenant with respect to Tenant's
maintenance and repair obligations.
SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Section 7.1 and Article XI, Landlord shall provide service, maintenance and repair and shall maintain in good repair in a manner consistent with the repair and maintenance of comparable Class A office buildings in the Irvine Spectrum area, the roof, foundations, and footings of the Building, the exterior surfaces of the exterior walls of the Building, all exterior glass, sky lights, sky light seals, window seals and vents of the Building, electrical, plumbing, sewer and other utility lines outside the Premises, landscaping, walkways, fencing, parking areas, exterior lighting and exterior surfaces of exterior walls of the Building, and washing of exterior windows, and the structural, electrical and mechanical systems of the Building and all Common Area improvements within the Project, except that, subject to the waiver of subrogation contained in Section 10.5 below, Tenant at its expense shall make all repairs within the Premises only which Landlord deems reasonably necessary as a result of the act or negligence of Tenant, its agents, employees, invitees, subtenants or contractors (i.e., to the extent such repairs are not or would not be covered by a standard policy of property insurance or the property insurance actually maintained by Landlord). Landlord shall have the right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlord's affiliates or divisions, to perform any service, repair or maintenance function. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section shall limit Landlord's right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided elsewhere in this Lease. Tenant understands that it shall not make repairs at Landlord's expense except as specifically set forth below. Tenant further understands that Landlord shall not be required to make any repairs to the roof, foundations, footings, structural, electrical or mechanical systems unless and until Tenant has notified Landlord in writing of the need for such repair and Landlord shall have a reasonable period of time thereafter to commence and complete said repair, if warranted. Subject to the terms of Sections 2.4 and 4.2, all reasonable costs of any maintenance and repairs on the part of Landlord provided hereunder shall be considered part of Project Costs. Tenant shall have no obligation to maintain contracts for landscaping and irrigation systems or for asphalt or parking lot maintenance. Except in emergency situations, where prior notice is not reasonably possible,
Landlord agrees to provide Tenant with at least twenty-four (24) hours prior notice before commencing any repairs, improvements or alterations to the Building or the Project which are reasonably likely to materially impair Tenant's use or enjoyment of the Premises, Tenant's parking areas or access to the Project or the Premises.
If Landlord shall fail to perform any repair obligations required under this Lease within thirty (30) days following Tenant's written request for such repairs, or if Landlord shall fail to perform any repairs required under this Lease of an emergency condition within forty-eight (48) hours' written notice from Tenant, then Tenant may elect to make such repairs at Landlord's expense by complying with the following provisions. Before making any such repair, Tenant shall deliver to Landlord a notice for the need for such repair ("Self-Help Notice"), which notice shall specifically advise Landlord that Tenant intends to exercise its self-help right hereunder. Should Landlord fail, within ten (10) days following receipt of the Self-Help Notice (or within twenty-four (24) hours following notice in the event of necessary emergency repairs), to commence the necessary repair or to make other arrangements reasonably satisfactory to Tenant, then Tenant shall have the right to make such repair on behalf of Landlord. Landlord shall reimburse Tenant for the reasonable costs of such repairs within thirty (30) days following receipt of Tenant's invoice for such costs, provided that in no event shall Tenant have the right to offset Basic Rent or any other charges payable by Tenant hereunder against such costs. It is understood that such reimbursement obligation shall be personal to Landlord, and in no event shall any lender or other deed of trust holder succeeding to Landlord be liable for payment of any such amount. In the event that the work could affect the Building's structural, mechanical, electrical, heating, ventilating, air conditioning, life safety or plumbing components or systems, then Tenant shall use only those contractors whose names are furnished by Landlord for such work. If those contractors are unwilling or unable to perform the work, or if Landlord fails to furnish the names of its contractors to Tenant prior to the commencement of the work by Tenant, Tenant shall retain the services of qualified, reputable and licensed, bonded contractors with like experience in similar building systems. Tenant shall be responsible for obtaining any necessary governmental permits before commencing the repair work. Tenant shall be liable for any damage, loss or injury resulting from said work to the extent of Tenant's or its agent's, employee's or contractor's negligence. Any disputes regarding these self-help provisions shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or improvements to the Premises without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, but subject to the following provisions of this Section, Landlord's consent shall not be required for any alterations, additions or improvements to the Premises during the initial Term which cost less than the Alteration Cost Cap. Alteration Cost Cap means an amount equal to One Dollar and 05/00 ($1.05) per rentable square foot of Premises per lease year on a cumulative basis but subject to an aggregate maximum over the initial Term of Five Dollars Twenty-Five Cents ($5.25) per rentable square foot. Any such alterations are subject to all other provisions of this Section. For example, assuming Tenant continues to occupy all of the Building but made no alterations during the first year of the Term, Tenant could make alterations without Landlord's prior written consent during the second year of the Term in an amount up to $114,912.00 (54,720 feet x .1.05 x 2 years). Under this example, Tenant's ability to make further alterations during the remainder of the initial Term without Landlord's consent would be subject to an annual cap of $57,456.00 and an aggregate cap of $172,368.00. Notwithstanding anything to the contrary contained in the preceding sentences of this Section, without the prior written consent of Landlord, which may be withheld in Landlord's sole and absolute discretion, in no event shall any alteration, addition or improvement: (i) affect the exterior of the Building or outside areas (or be visible from adjoining sites), or (ii) affect or penetrate any of the structural portions of the Building, including but not limited to the roof, or (iii) require any material change to the basic floor plan of the Premises, any change to any structural or mechanical systems of the Premises, or any governmental permit as a prerequisite to the construction thereof, or (iv) interfere in any manner with the proper functioning of or Landlord's access to any mechanical, electrical, plumbing or HVAC systems, facilities or equipment located in or serving the Building. Landlord may impose, as a condition to its consent, any requirements that Landlord in its discretion may deem reasonable or desirable, including but not limited to requirements as to the manner, time, and contractor mutually acceptable to Landlord and Tenant for performance of the work. Tenant shall obtain all required permits for the work and shall perform the work in compliance with all applicable laws, regulations and ordinances, all covenants, conditions and restrictions affecting the Project, and the Rules and Regulations (hereafter defined). Tenant understands and agrees that Landlord shall be entitled to a supervision fee in the amount of three percent (3%) of the cost of any work which is both in excess of the Alteration Cost Cap, and which requires a governmental permit. If any governmental entity requires, as a condition to any proposed alterations, additions or improvements to the Premises by Tenant, that improvements be made to the Common Areas, and if Landlord consents to such improvements to the Common Areas, then Tenant shall, at Tenant's sole expense, make such required improvements to the Common Areas in such manner, utilizing such materials, and with such contractors (including, if required by Landlord, Landlord's contractors) as Landlord may reasonably require. Under no circumstances shall Tenant make any improvement which incorporates any Hazardous Materials, including, without limitation, asbestos-containing construction materials into the Premises. Any request for Landlord's consent shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Unless Landlord otherwise agrees in writing, all alterations, additions or improvements affixed to the Premises (excluding moveable trade fixtures and furniture) shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any alterations, decorations, fixtures, additions, improvements and the like installed either by Tenant or by Landlord at Tenant's request and to repair any damage to the Premises arising from that removal. Except as otherwise provided in this Lease or in any exhibit to this Lease, should Landlord make any alteration or improvement to the Premises for Tenant, Landlord shall be entitled to prompt reimbursement from Tenant for all costs incurred.
Landlord shall have the right to require Tenant to remove (i) any of the components of the initial Tenant Improvements to the Premises but only if Landlord notifies Tenant that such removal will be required at the time of Landlord's approval of the Preliminary Plan, and (ii) any subsequent alterations, additions or improvements whether or not Landlord's consent was required unless Landlord's written consent was obtained and unless at the time of providing its consent Landlord notified Tenant in writing that Tenant would not have to remove such items upon the expiration of the Lease Term. Landlord and Tenant agree that Tenant shall have the right, upon expiration or termination of this Lease, to remove any and all phone systems, furniture, fixtures and other personal property which are not permanently affixed to the Premises or which may be removed without significant change to the Premises (including floor coverings, draperies, and/or removable shelves) that are installed in the Premises at Tenant's sole expense; provided, however, that Tenant shall, at its sole cost, repair any damage caused by such removal, reasonable wear and tear excepted.
SECTION 7.4. MECHANIC'S LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within thirty (30) days following the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it reasonably deems proper, including payment of or defense against the claim giving rise to the lien. All reasonable and actual expenses so incurred by Landlord, including Landlord's reasonable attorneys' fees, and any foreseeable consequential or other damages incurred by Landlord proximately caused by such lien, shall be reimbursed by Tenant promptly following Landlord's demand, together with interest from the date of payment by Landlord at the Interest Rate provided for in Section 14.3(a) below until paid. Tenant shall give Landlord no less than twenty (20) days' prior notice in writing before commencing construction of any kind on the Premises so that Landlord may post and maintain notices of nonresponsibility on the Premises.
SECTION 7.5. BUILDING ENTRY AND INSPECTION. Landlord shall, at all reasonable times upon at least twenty-four (24) hours advance written notice given in accordance with the provisions of Article XVI of this Lease or oral notice to Tenant's building manager or head of security (except in emergencies, when no notice shall be required), and provided that for security and confidentiality purposes, Landlord's representatives are accompanied by a representative of Tenant at all times (except in cases of emergency), have the right to enter the Premises to inspect them, to supply services in accordance with this Lease, to protect the interests of Landlord in the Premises, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighty (180) days of the Term or when a Tenant default exists [which is not cured within the expiration of the applicable cure period], to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Landlord shall have the right to use any and all reasonable means which Landlord may deem proper under the circumstances to open the doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord by such means shall not under any circumstances be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises.
ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY
Tenant shall be liable for and shall pay before delinquency, all taxes and assessments levied against all personal property of Tenant located in the Premises, and against any alterations, additions or like improvements made to the Premises by or on behalf of Tenant. When possible Tenant shall cause its personal property, Above Standard Improvements and alterations to be assessed and billed separately from the real property of which the Premises form a part. If any taxes on Tenant's personal property, and/or alterations are levied against Landlord or Landlord's property and if Landlord pays the same, or if the assessed value of Landlord's property is increased by the inclusion of a value placed upon the personal property, and/or alterations of Tenant and if Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment.
ARTICLE IX. ASSIGNMENT AND SUBLETTING
SECTION 9.1. RIGHTS OF PARTIES.
(a) Tenant will not, either voluntarily or by operation of law,
assign, sublet, encumber, or otherwise transfer all or any part of Tenant's
interest in this lease, or permit the Premises to be occupied by anyone other
than Tenant, without Landlord's prior written consent, which consent shall not
be unreasonably withheld or conditioned in accordance with the provisions of
Section 9.1(b) and shall be delivered to Tenant within fifteen (15) business
days following Tenant's request. No assignment (whether voluntary, involuntary
or by operation of law) and no subletting shall be valid or effective without
Landlord's prior written consent and, at Landlord's election, any such
assignment or subletting or attempted assignment or subletting shall constitute
a material default of this Lease. Without limiting the foregoing, Landlord
agrees that the use and occupancy of not more than ten percent (10%) of the
floor area of the Premises in the aggregate by any person or entity performing
office support services (such as mail room, copy center, shipping or travel
services) or other services incidental to Tenant's permitted use on an outsource
basis shall not constitute a sublease or other prohibited transfer of the
Premises provided Tenant continues to occupy the remainder of the Premises.
Landlord
shall not be deemed to have given its consent to any assignment or subletting by any other course of action, including its acceptance of any name for listing in the Building directory. To the extent not prohibited by provisions of the Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the "Bankruptcy Code"), including Section 365(f)(1), Tenant on behalf of itself and its creditors, administrators and assigns waives the applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee for the estate of the bankrupt meets Landlord's standard for consent as set forth in Section 9.1(b) of this Lease. If this Lease is assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all monies or other considerations to be delivered in connection with the assignment shall be delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the Bankruptcy Code. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed to have assumed all of the obligations arising under this Lease on and after the date of the assignment, and shall upon demand execute and deliver to Landlord an instrument confirming that assumption.
(b) If Tenant desires to transfer an interest in this Lease, it shall
first notify Landlord of its desire and shall submit in writing to Landlord: (i)
the name and address of the proposed transferee; (ii) the nature of any proposed
subtenant's or assignee's business to be carried on in the Premises; (iii) the
terms and provisions of any proposed sublease or assignment, including a copy of
the proposed assignment or sublease form; (iv) evidence of insurance of the
proposed assignee or subtenant complying with the requirements of EXHIBIT D
hereto; (v) a completed Environmental Questionnaire from the proposed assignee
or subtenant; and (vi) any other information reasonably requested by Landlord
and reasonably related to the transfer. Except as provided in Subsection (c) of
this Section, Landlord shall not unreasonably withhold its consent, provided:
(1) the use of the Premises will be consistent with the provisions of this Lease
and with Landlord's written contractual commitments to other tenants of the
Building and/or Project; (2) at Landlord's election, insurance requirements
relating to such transferee's occupancy shall be brought into conformity with
Landlord's then current leasing practice; (3) any proposed subtenant or assignee
demonstrates that it is financially responsible by submission to Landlord of all
reasonable information as Landlord may request concerning the proposed subtenant
or assignee, including, but not limited to, a balance sheet of the proposed
subtenant or assignee as of a date within ninety (90) days of the request for
Landlord's consent, statements of income or profit and loss of the proposed
subtenant or assignee for the two-year period preceding the request for
Landlord's consent; (4) any proposed subtenant or assignee demonstrates to
Landlord's reasonable satisfaction a record of successful experience in
business; and (5) the proposed transfer will not impose additional burdens or
adverse tax effects on Landlord.
If Landlord consents to the proposed transfer, Tenant may within ninety (90) days after the date of the consent effect the transfer upon the terms described in the information furnished to Landlord; provided that any material change in the terms shall be subject to Landlord's consent as set forth in this Section. Landlord shall approve or disapprove any requested transfer within fifteen (15) business days following receipt of Tenant's written request, the information set forth above, and the fee set forth below.
(c) In lieu of consenting to a proposed assignment or subletting of thirty-seven percent (37%) or more of the rentable area of the Premises in the aggregate taking into consideration prior subleases for the duration of the then remaining Term, Landlord may elect to recapture the portion of the Premises subject to the proposed subletting, and lease such recaptured Premises directly to the proposed assignee or sublessee or to any third party, as provided in this paragraph. In the event Tenant proposes to sublease any space in the Building, such space proposed for sublease must be separately leaseable and tenantable, as reasonably determined by Landlord. Tenant shall provide Landlord with notice of its proposal to sublease (which notice shall include all material terms of the proposed sublease, including rental rate, tenant improvements, base year, etc.). Landlord shall have fifteen (15) business days within which to notify Tenant of its intent to recapture the portion of the Premises designated for subletting. If Landlord declines to exercise its right to recapture, Tenant shall have one hundred eighty (180) days from the time Landlord notifies Tenant of its decision not to recapture the space, to sublease said space to any party at terms (inclusive of rental rate, tenant improvements, base year, etc.) not materially different than those proposed to Landlord and, if Tenant is unsuccessful, Tenant shall repeat the procedures set forth in this paragraph. In the event of any such recapture by Landlord, this Lease shall terminate as to the recaptured space and the rent payable under this Lease shall be proportionately reduced, and Landlord shall be responsible for any brokerage commissions and other leasing costs relating to such re-leasing of the recaptured space.
(d) Tenant agrees that fifty percent (50%) of any amounts paid by an
assignee or subtenant, however described, in excess of (i) the Basic Rent
payable by Tenant hereunder, or in the case of a sublease of a portion of the
Premises, in excess of the Basic Rent reasonably allocated to such portion, plus
(ii) Tenant's direct out-of-pocket costs such as tenant improvements, moving
costs or brokerage commissions which Tenant certifies to Landlord have been paid
to provide occupancy related services to such assignee or subtenant of a nature
commonly provided by landlords of similar space, shall be the property of
Landlord and such amounts shall be payable directly to Landlord by the assignee
or subtenant or, at Landlord's option, by Tenant. For the purpose of determining
Tenant's direct out-of -pocket costs for subparagraph (ii) of this paragraph,
Tenant shall be allowed to deduct the unamortized portion (assuming straight
line depreciation over the Lease Term) of Tenant's Contribution (as defined in
the Work Letter) provided that such subtenant or assignee is taking the Premises
"as-is" in its current configuration and no other tenant improvement costs are
included. At Landlord's request, a written agreement shall be entered into by
and among Tenant, Landlord and the proposed assignee or subtenant confirming the
requirements of this subsection.
(e) Tenant shall pay to Landlord a fee of Five Hundred Dollars ($500.00) if and when any transfer hereunder is requested by Tenant, except for any transfer to a "Tenant Affiliate" (as hereinafter defined). Such fee is hereby acknowledged as a reasonable amount to reimburse Landlord for all of its costs of review and evaluation of a proposed
assignee/sublessee, and Landlord shall not be obligated to commence such review and evaluation unless and until such fee is paid.
(f) Landlord agrees to execute and deliver to Tenant, within fifteen
(15) days following Tenant's request, a consent to lien waiver, including lease
estoppel language as may be requested by Tenant's lender (all in a form
reasonably acceptable to Tenant's lender and Landlord).
SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall relieve Tenant of its obligation to pay rent and to perform all its other obligations under this Lease. Moreover, Tenant shall indemnify and hold Landlord harmless, as provided in Section 10.3, for any act or omission by an assignee or subtenant. Each assignee, other than Landlord, shall be deemed to assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant's obligations, under this Lease. No transfer shall be binding on Landlord unless any document memorializing the transfer is delivered to Landlord and both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the requirements of this Article. The acceptance by Landlord of any payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease.
SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in each sublease:
(a) Each and every provision contained in this Lease (other than with respect to the payment of rent hereunder) is incorporated by reference into and made a part of such sublease, with "Landlord" hereunder meaning the sublandlord therein and "Tenant" hereunder meaning the subtenant therein.
(b) Tenant hereby irrevocably assigns to Landlord all of Tenant's interest in all rentals and income arising from any sublease of the Premises, and Landlord may collect such rent and income and apply same toward Tenant's obligations under this Lease; provided, however, that until a default occurs in the performance of Tenant's obligations under this Lease, Tenant shall have the right to receive and collect the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant's obligations under the sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured default exists in the performance of Tenant's obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have no right or claim against the subtenant or Landlord for any rentals so paid to Landlord.
(c) Except as permitted under Section 9.4 below, in the event of the termination of this Lease, Landlord may, at its sole option, take over Tenant's entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn to Landlord. In no event, however, shall Landlord be liable for any previous act or omission by Tenant under the sublease or for the return of any advance rental payments or deposits under the sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any sublease modification executed without Landlord's consent or for any advance rental payment by the subtenant in excess of one month's rent. The general provisions of this Lease, including, without limitation, those pertaining to insurance and indemnification, shall be deemed incorporated by reference into the sublease despite the termination of this Lease.
SECTION 9.4. CERTAIN TRANSFERS. Notwithstanding anything to the contrary contained in this Article IX, Landlord's consent shall not be required for the assignment or transfer of this Lease to any parent or wholly owned subsidiary of Tenant or in connection with the sale of all or substantially all of the assets of Tenant or as a result of a merger by Tenant with or into another entity controlling, under common control with, or controlled by Tenant (a "Tenant Affiliate"); provided that (i) the financial ability of the persons and/or entities remaining liable for Tenant's obligations under this Lease after such transfer, when considered in the aggregate, shall not be materially and adversely reduced or impaired when compared to the financial ability of Tenant prior to such transfer, evidence of which, satisfactory to Landlord, shall be presented to Landlord prior to such transfer unless such prior disclosure is prohibited by applicable law in which event disclosure shall be made as soon as reasonably possible after such transaction is disclosed to the public, (ii) Tenant shall provide to Landlord prior to or contemporaneously with such transfer, written notice of such transactions and such documentation and other information as Landlord may reasonably request in connection therewith, (iii) the terms of Section 9.2 shall be applicable to any such assignment, and (iv) the use of the Premises by the Tenant Affiliate shall be as set forth in this Lease. For purposes of this Section, a public or private refinancing or offering of Tenant stock is a permitted transfer and the term "control" means possession, directly or indirectly, of the power to direct or cause the direction of the management, affairs and policies of anyone, whether through the ownership of voting securities, by contract or otherwise. The provisions of Section 9.1 (c) and (d) shall not apply to the assignment or transfer of Tenant's interest in this Lease to a Tenant Affiliate pursuant to the provisions of this Section.
SECTION 9.5 COLOCATION OF EQUIPMENT. Tenant may from time to time throughout the Lease Term provide services to or require services from customers, suppliers, vendors or other persons or entities with whom Tenant has a business relationship (the "Customers") which allows such Customers to locate equipment owned by such Customers within the Premises and Tenant may grant such Customers access to the Premises for the operation, maintenance repair and/or replacement of such equipment ("Colocation"). The use of the Premises by such Customers
for Colocation shall not be considered a sublease, assignment or other transfer of Tenant's interest in this lease requiring Landlord's consent provided: (i) there is no demising wall segregating any portion of the Building for solely for use by such Customer; and (ii) no such Customer has exclusive use of or control over a portion of the Building. Tenant shall be solely responsible for causing such Customers to access and use the Premises in accordance with the terms of this Lease. Landlord shall have no obligation to operate, maintain, insure or otherwise be responsible for any such equipment whether owned by Tenant or any such Customers.
ARTICLE X. INSURANCE AND INDEMNITY
SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described in EXHIBIT D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date.
SECTION 10.2. LANDLORD'S INSURANCE. Landlord shall provide the following types of insurance, in amounts and coverages as may be determined by Landlord in its reasonable discretion provided such amounts, coverages and deductibles are reasonable and comparable to coverages maintained on comparable properties in the area: "all risk" property insurance, subject to standard exclusions covering the Building and the Project, and commercial general liability coverage. Further, Landlord may, in its sole and absolute discretion, obtain coverage for such other risks as Landlord or its mortgagees may from time to time deem appropriate, including, without limitation, coverage for leasehold improvements and/or earthquake (provided, however, that the cost of earthquake insurance shall not be included as an Operating Expense unless Landlord elects or is required to carry such coverage on the entire Project). Landlord shall not be required to carry insurance of any kind on Tenant's property, including leasehold improvements, trade fixtures, furnishings, equipment, plate glass, signs and all other items of personal property, and shall not be obligated to repair or replace that property should damage occur. All proceeds of insurance maintained by Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs. At Landlord's option, Landlord may self-insure all or any portion of the risks for which Landlord is required or elects to provide insurance hereunder; provided, however, that in the event that Landlord transfers its fee interest in the Project including the Premises (other than to an entity affiliated with, controlled, controlling or under common control with Landlord, or in which Landlord retains an interest), such transferee shall demonstrate a financial net worth of at least Fifty Million Dollars ($50,000,000.00) or cash reserves of Ten Million Dollars ($10,000,000.00), and in the absence of such financial net worth or cash reserves, such transferee shall instead maintain insurance coverage as required by this Section 10.2 from third-party insurance carrier(s).
SECTION 10.3. JOINT INDEMNITY.
(a) To the fullest extent permitted by law, but subject to the express limitations on liability contained in Section 10.5 of this Lease, Tenant shall defend, indemnify, protect, save and hold harmless Landlord, its agents, and any and all affiliates of Landlord, including, without limitation, any corporations or other entities controlling, controlled by or under common control with Landlord, from and against any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from Tenant's use or occupancy of the Premises, or from the conduct of its business, or from any activity, work, or thing done, permitted or suffered by Tenant or its agents, employees, invitees or licensees in or about the Premises, or from any negligence or willful misconduct of Tenant or its agents, employees, visitors, patrons, guests, invitees or licensees. In cases of alleged negligence asserted by third parties against Landlord which arise out of, are occasioned by, or in any way attributable to Tenant's, its agents, employees, contractors, licensees or invitees use and occupancy of the Premises, or from the conduct of its business or from any activity, work or thing done, permitted or suffered by Tenant or its agents, employees, invitees or licensees on Tenant's part to be performed under this Lease, or from any negligence or willful misconduct of Tenant, its agents, employees, licensees or invitees, Tenant shall accept any tender of defense for Landlord and shall, notwithstanding any allegation of negligence or willful misconduct on the part of the Landlord, defend Landlord and protect and hold Landlord harmless and pay all costs, expenses and attorneys' fees incurred in connection with such litigation, provided that Tenant shall not be liable for any such injury or damage, and Landlord shall reimburse Tenant for the reasonable attorney's fees and costs for the attorney representing both parties, all to the extent and in the proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord. Upon Landlord's request, Tenant shall at Tenant's sole cost and expense, retain a separate attorney reasonably selected by Landlord to represent Landlord in any such suit if Landlord reasonably determines that the representation of both Tenant and Landlord by the same attorney would cause a conflict of interest; provided, however, that to the extent and in the proportion that the injury or damage which is the subject of the suit is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Landlord) to be attributable to the negligence or willful misconduct of Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and costs of the separate attorney retained by Tenant. The provisions of this Subsection 10.3(a) shall expressly survive the expiration or sooner termination of this Lease.
(b) To the fullest extent permitted by law, but subject to the express limitations on liability contained in this Lease (including, without limitation, the provisions of Sections 10.4, 10.5 and 14.8 of this Lease), Landlord shall defend, indemnify, protect, save and hold harmless Tenant, its agents and any and all affiliates of Tenant, including, without limitation, any corporations, or other entities controlling, controlled by or under common control with Tenant, from and against any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from the operation, maintenance or repair of the Common Areas, the Project and/or the Building by Landlord or its employees
or authorized agents. In cases of alleged negligence asserted by third parties against Tenant which arise out of, are occasioned by, or in any way attributable to the maintenance or repair of the Common Areas, the Project or the Building by Landlord or its authorized agents or employees, Landlord shall accept any tender of defense for Tenant and shall, notwithstanding any allegation of negligence or willful misconduct on the part of Tenant, defend Tenant and protect and hold Tenant harmless and pay all cost, expense and attorneys' fees incurred in connection with such litigation, provided that Landlord shall not be liable for any such injury or damage, and Tenant shall reimburse Landlord for the reasonable attorney's fees and costs for the attorney representing both parties, all to the extent and in the proportion that such injury or damage is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct of Tenant. Upon Tenant's request, Landlord shall at Landlord's sole cost and expense, retain a separate attorney reasonably selected by Tenant to represent Tenant in any such suit if Tenant reasonably determines that the representation of both Tenant and Landlord by the same attorney would cause conflict of interest; provided, however, that to the extent and the proportion that the injury or damage which is the subject of the suit is ultimately determined by a court of competent jurisdiction (or in connection with any negotiated settlement agreed to by Tenant) to be attributable to the negligence or willful misconduct or Tenant, Tenant shall reimburse Landlord for the reasonable legal fees and costs of the separate attorney retained by Landlord. The provisions of this Subsection 10.3(b) shall expressly survive the expiration or sooner termination of this Lease.
SECTION 10.4. LANDLORD'S NONLIABILITY. Subject to the express indemnity
obligations contained in Section 10.3(b) of this Lease, Landlord shall not be
liable to Tenant, its employees, agents and invitees, and Tenant hereby waives
all claims against Landlord for loss of or damage to any property or personal
injury, or any other loss, cost, damage, injury or liability whatsoever
resulting from fire, explosion, falling plaster, steam, gas, electricity, water
or rain which may leak or flow from or into any part of the Premises or from the
breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires,
appliances, plumbing, air conditioning, electrical works or other fixtures in
the Building, whether the damage or injury results from conditions arising in
the Premises or in other portions of the Building. Notwithstanding any provision
of this Lease to the contrary, including, without limitation, the provisions of
Section 10.3(b) of this Lease, Landlord shall in no event be liable to Tenant,
its employees, agents, and invitees, and Tenant hereby waives all claims against
Landlord, for loss or interruption of Tenant's business or income (including,
without limitation, any consequential damages and lost profit or opportunity
costs), or any other loss, cost, damage, injury or liability resulting from, but
not limited to, Acts of God (except with respect to restoration obligations
pursuant to Article XI below), acts of civil disobedience or insurrection, acts
or omissions (criminal or otherwise) of any third parties (other than Landlord's
employees or authorized agents), including, without limitation, any other
tenants within the Project or their agents, employees, contractors, guests or
invitees. It is understood that any such condition may require the temporary
evacuation or closure of all or a portion of the Building. Except as provided in
Sections 6.1, 11.1 and 12.1 below, there shall be no abatement of rent and no
liability of Landlord by reason of any injury to or interference with Tenant's
business (including, without limitation, consequential damages and lost profit
or opportunity costs) arising from the making of any repairs, alterations or
improvements to any portion of the Building, including repairs to the Premises,
nor shall any related activity by Landlord constitute an actual or constructive
eviction; provided, however, that in making repairs, alterations or
improvements, Landlord shall interfere as little as reasonably practicable with
the conduct of Tenant's business in the Premises. Neither Landlord nor its
agents shall be liable for interference with light or other similar intangible
interests. Tenant shall immediately notify Landlord in case of fire or accident
in the Premises, the Building or the Project and of defects in any improvements
or equipment.
SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives
all rights of recovery against the other and the other's agents on account of
loss and damage occasioned to the property of such waiving party to the extent
only that such loss or damage would be covered under any "all risk" property
insurance policies required by this Article X; provided however, that (i) the
foregoing waiver shall not apply to the extent of Tenant's obligations to pay
deductibles under any such policies and this Lease, and (ii) if any loss is due
to the negligent act, omission or willful misconduct of Tenant or its agents,
employees, contractors, guests or invitees, Tenant's liability insurance shall
be primary and shall cover all losses and damages prior to any other insurance
hereunder. By this waiver it is the intent of the parties that neither Landlord
nor Tenant shall be liable to any insurance company (by way of subrogation or
otherwise) insuring the other party for any loss or damage insured against under
any "all-risk" property insurance policies required by this Article, even though
such loss or damage might be occasioned by the negligence of such party, its
agents, employees, contractors, guests or invitees. The provisions of this
Section shall not limit the indemnification provisions elsewhere contained in
this Lease.
ARTICLE XI. DAMAGE OR DESTRUCTION
SECTION 11.1. RESTORATION.
(a) If the Building of which the Premises are a part is damaged, Landlord shall diligently repair that damage as soon as reasonably possible, at its expense, unless: (i) Landlord reasonably determines that the cost of repair is not covered by Landlord's fire and extended coverage insurance then in place (or if Landlord is self-insuring, would not be covered by a standard policy of "all risk" fire insurance), plus such additional amounts Tenant elects, at its option, to contribute, excluding however the deductible (for which Tenant shall be responsible for Tenant's Share); (ii) Landlord reasonably determines that the Premises cannot, with reasonable diligence, be fully repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, including, without limitation, Hazardous Materials, earthquake faults, and other similar dangers) within two hundred seventy (270) days after the date of the damage; (iii) the damage occurs during the final twelve (12) months of the Term. Should Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in writing within thirty (30) days after the damage occurs and this Lease shall terminate as of the date of that notice.
(b) Unless Landlord elects to terminate this Lease in accordance with subsection (a) above, this Lease shall continue in effect for the remainder of the Term and Landlord shall promptly notify Tenant in writing of Landlord's election to restore the Premises and of the time Landlord estimates to complete such restoration; provided that so long as Tenant is not in default under this Lease following the expiration of the applicable cure period, if the damage is so extensive that Landlord reasonably determines that the Premises cannot, with reasonable diligence, be repaired by Landlord (or cannot be safely repaired because of the presence of hazardous factors, earthquake faults, and other similar dangers) so as to allow Tenant's substantial use and enjoyment of the Premises within two hundred seventy (270) days after the date of damage, then Tenant may elect to terminate this Lease by written notice to Landlord within the thirty (30) day period stated in subsection (a).
(c) Commencing on the date of any damage to the Building, and ending on the sooner of the date the damage is repaired or the date this Lease is terminated, the rental to be paid under this Lease shall be abated in the same proportion that the floor area of the Premises that is rendered unusable by the damage from time to time bears to the total floor area of the Premises, and if as a result of any partial damage, Tenant reasonably determines that it cannot conduct its business in the remaining portions of the Premises, the rent for the entire Premises shall be abated. Any such abatement shall be conditioned upon Tenant's then carrying the required business interruption insurance as described in EXHIBIT D.
(d) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section, and subject to the provisions of Section 10.5 above, the cost of any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, invitees or representatives, but only to the extent such damage is not covered by a standard policy of "all risk" insurance (whether or not Landlord is self-insuring). In addition, the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures that Tenant is obligated to repair or insure pursuant to any other provision of this Lease.
(e) Tenant shall fully cooperate with Landlord in removing Tenant's
personal property and any nonstructural debris from the Premises to facilitate
all inspections of the Premises and the making of any repairs. Notwithstanding
anything to the contrary contained in this Lease, if Landlord in good faith
believes there is a risk of injury to persons or damage to property from entry
into the Building or Premises following any damage or destruction thereto,
Landlord may restrict entry into the Building or the Premises by Tenant, its
employees, agents and contractors in a non-discriminatory manner, without being
deemed to have violated Tenant's rights of quiet enjoyment to, or made an
unlawful detainer of, or evicted Tenant from, the Premises. Upon request,
Landlord shall consult with Tenant to determine if there are safe methods of
entry into the Building or the Premises solely in order to allow Tenant to
retrieve files, data in computers, and necessary inventory, subject however to
all indemnities and waivers of liability from Tenant to Landlord contained in
this Lease and any additional indemnities and waivers of liability which
Landlord may require. If damage or destruction rendering the Premises unusable
occurs during the final twelve (12) months of the Lease Term or the final twelve
(12) months of any extension period which cannot be repaired within sixty (60)
days following such damage or destruction, Tenant shall have the option to
terminate the Lease by providing Landlord written notification of Tenant's
election to terminate within thirty (30) days after the damage occurs. For all
purposes of this Section 11.1, damage to Tenant's parking areas and access to
the Premises shall be deemed damage to the Building.
SECTION 11.2. LEASE GOVERNS/JAMS. Tenant agrees that the provisions of this Lease, including, without limitation, Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. Any disputes regarding the obligations of the parties under this Article XI shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
ARTICLE XII. EMINENT DOMAIN
SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises which materially impairs Tenant's ability to conduct business from the Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority. In the event title to a portion of the Building or Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to restore the Building in such a way as to alter the Premises materially, either party may terminate this Lease, by written notice to the other party, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of the taking and restoration. In addition, Tenant's share of Operating Expenses and all other elements of this Lease which are a function of the square footage of the Premises shall be adjusted to reflect the taking. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for, the taking of personal property and fixtures belonging to Tenant or for relocation or business interruption expenses recoverable from the taking authority.
SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed ninety (90) days.
SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking of the parking area such that Landlord can no longer provide sufficient parking to comply with this Lease, Landlord may substitute reasonably equivalent parking in a location reasonably close to the Building; provided that if Landlord fails to make that substitution within ninety (90) days following the taking and if the taking materially impairs Tenant's use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by written notice to Landlord. If this Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. Any dispute regarding the substitution of parking spaces under this Section 12.3 shall be submitted to and resolved by JAMS arbitration pursuant to Section 22.7 of this Lease.
ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
SECTION 13.1. SUBORDINATION. At the option of Landlord, this Lease shall be either superior or subordinate to all ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Building, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as Tenant is not in default under this Lease following the expiration of the applicable cure period, this Lease shall not be terminated or Tenant's quiet enjoyment of the Premises disturbed in the event of termination of any such ground or underlying lease, or the foreclosure of any such mortgage or deed of trust, to which Tenant has subordinated this Lease pursuant to this Section. Any such subordination instrument presented for Tenant's signature shall contain nondisturbance provisions for Tenant's benefit substantially in accordance with the provisions for Tenant's benefit set forth in this Section. In the event of a termination or foreclosure, Tenant shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms and conditions as are contained in this Lease, and shall execute any instrument reasonably required by Landlord's successor for that purpose. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust (provided that such instruments include the nondisturbance and attornment protections set forth above in form reasonably acceptable to Tenant), or, if requested by Landlord, to subordinate, in whole or in part, any ground or underlying lease or the lien of any mortgage or deed of trust to this Lease.
SECTION 13.2. ESTOPPEL CERTIFICATE.
(a) Tenant shall, at any time upon not less than fifteen (15) days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may reasonably require, a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant's knowledge, there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and (iii) setting forth all further information that Landlord may reasonably require. Tenant's statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Building or Project.
(b) Notwithstanding any other rights and remedies of Landlord, Tenant's failure to deliver any estoppel statement within fifteen (15) days following written notice therefor shall be conclusive upon Tenant that (i) this Lease is in full force and effect, without modification except as may be represented by Landlord, (ii) there are no uncured defaults in Landlord's performance, and (iii) not more than one month's rental has been paid in advance.
SECTION 13.3. FINANCIALS.
(a) Tenant shall deliver to Landlord, prior to the execution of this Lease and thereafter at any time within fifteen (15) days following Landlord's request but not more than once in each calendar year, Tenant's current financial statements, certified true, accurate and complete by the chief financial officer of Tenant, including a balance sheet and profit and loss statement for the most recent prior year (collectively, the "Statements"), which Statements shall accurately and completely reflect the financial condition of Tenant. Landlord agrees that it will keep the Statements confidential, except that Landlord shall have the right to deliver the same to any proposed purchaser of the Building or Project (provided that any such purchaser shall agree to keep said Statements confidential), and to any encumbrancer of all or any portion of the Building or Project (provided that Landlord shall request that any such encumbrancer keep said Statements confidential).
(b) Tenant acknowledges that Landlord is relying on the Statements in its determination to enter into this Lease, and Tenant represents to Landlord, which representation shall be deemed made on the date of this Lease and again on the Commencement Date, that no material change in the financial condition of Tenant, as reflected in the Statements, has occurred since the date Tenant delivered the Statements to Landlord. The Statements are represented and warranted by Tenant to be correct and to accurately and fully reflect Tenant's true financial condition as of the date of submission by any Statements to Landlord.
ARTICLE XIV. DEFAULTS AND REMEDIES
SECTION 14.1. TENANT'S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or more of the following events shall constitute a default by Tenant:
(a) The failure by Tenant to make any payment of rent or additional rent required to be made by Tenant, as and when due, where the failure continues for a period of ten (10) days after written notice from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. For purposes of these default and remedies provisions, the term "additional rent" shall be deemed to include all amounts of any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease.
(b) Assignment, sublease, encumbrance or other transfer of the Lease by Tenant, either voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or testacy, or other means, without the prior written consent of Landlord.
(c) The discovery by Landlord that any financial statement provided by Tenant, or by any affiliate, successor or guarantor of Tenant, was materially false.
(d) The failure of Tenant to timely and fully provide any subordination agreement, estoppel certificate or financial statements in accordance with the requirements of Article XIII.
(e) The failure or inability by Tenant to observe or perform any of the express or implied covenants or provisions of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from Landlord to Tenant or such shorter period as is specified in any other provision of this Lease; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days, and thereafter diligently pursues the cure to completion.
(f) (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by or against Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, if possession is not restored to Tenant within sixty (60) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where the seizure is not discharged within sixty (60) days; or (v) Tenant's convening of a meeting of its creditors for the purpose of effecting a moratorium upon or composition of its debts. Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in writing is received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant's insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect.
SECTION 14.2. LANDLORD'S REMEDIES.
(a) In the event of any default by Tenant, or in the event of the abandonment of the Premises by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies:
(i) Landlord may terminate Tenant's right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant:
(1) The worth at the time of award of the unpaid rent and additional rent which had been earned at the time of termination;
(2) The worth at the time of award of the amount by which the unpaid rent and additional rent which would have been earned after termination until the time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided;
(3) The worth at the time of award of the amount by which the unpaid rent and additional rent for the balance of the Term after the time of award exceeds the amount of such loss that Tenant proves could be reasonably avoided;
(4) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant's default, including, but not limited to, the cost of recovering possession of the Premises, refurbishment of the Premises to the condition required upon surrender under this Lease, marketing costs, commissions and other expenses of reletting, including necessary repair, the unamortized portion of any tenant improvements and brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys' fees, and any other reasonable costs (provided that the unamortized portion of any tenant improvements shall not be computed separately from the rent which includes such amounts); and
(5) At Landlord's election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. The term "rent" as used in this Lease shall be deemed to mean the Basic Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease. Any sum, other than Basic Rent, shall be computed on the basis of the average monthly amount accruing during the twenty-four (24) month period immediately prior to default, except that if it becomes necessary to compute such rental before the twenty-four (24) month period has occurred, then the computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the "worth at the time of award" shall be computed by allowing interest at the rate of ten percent (10%) per annum. As used in subparagraph (3) above, the "worth at the time of award" shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
(ii) Landlord may elect not to terminate Tenant's right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a receiver to protect the Landlord's interests under this Lease, shall not constitute a termination of the Tenant's right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord's consent as are contained in this Lease.
(b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of its rights and remedies at the same time.
(c) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted, regardless of Landlord's knowledge of the preceding breach or default at the time of acceptance of rent, or (ii) a waiver of Landlord's right to exercise any remedy available to Landlord by virtue of the breach or default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant's estate shall not waive or cure a default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord's right to recover the balance of the rent or pursue any other remedy available to it. No act or thing done by Landlord or Landlord's agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord's agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender of the Premises.
SECTION 14.3. LATE PAYMENTS. Any rent due under this Lease that is not received by Landlord within ten (10) days of the date when due shall bear interest at the rate of ten percent (10%) per annum not to exceed the maximum rate permitted by law (the "Interest Rate") from the date due until fully paid. The payment of interest shall not cure any default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be
extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord's designee within ten (10) days after the date due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge in a sum equal to the greater of five percent (5%) of the amount overdue or Two Hundred Fifty Dollars ($250.00) for each delinquent payment; provided that such late charge shall be waived for the initial late rent payment during each calendar year during the Term and any extension. Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant's default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies.
SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by Tenant under this Lease shall be performed at Tenant's sole cost and expense and without any abatement of rent or right of set-off. If Tenant fails to pay any sum of money, other than rent, or fails to perform any other act on its part to be performed under this Lease, and the failure continues beyond any applicable grace period set forth in Section 14.1, then in addition to any other available remedies, Landlord may, at its election make the payment or perform the other act on Tenant's part. Landlord's election to make the payment or perform the act on Tenant's part shall not give rise to any responsibility of Landlord to continue making the same or similar payments or performing the same or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums paid by Landlord and all necessary incidental costs, together with interest at the maximum rate permitted by law from the date of the payment by Landlord. Landlord shall have the same rights and remedies if Tenant fails to pay those amounts as Landlord would have in the event of a default by Tenant in the payment of rent. Landlord shall provide Tenant with written notice and the appropriate cure period provided in the Lease before performing any act on behalf of Tenant and will provide Tenant with written request for any reimbursement payable under this Section 14.4.
SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease unless and until it has failed to perform the obligation within thirty (30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord's obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the thirty (30) day period and thereafter diligently pursues the cure to completion. If Landlord shall default in the performance of any of its obligations under the Lease (after notice and an opportunity to cure as provided herein), Tenant shall have the right to pursue any and all remedies available to it as set forth in this Lease, at law, or in equity, subject to the express limitations on liability contained in this Lease.
SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by Landlord in connection with any event of default by Tenant under this Lease or holding over of possession by Tenant after the expiration or earlier termination of this Lease, including, without limitation, all costs, expenses and actual accountants, appraisers, attorneys and other professional fees, and any collection agency or other collection charges, shall be due and payable by Tenant to Landlord on demand, and shall bear interest at the rate of ten percent (10%) per annum. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys' fees, and all other costs. The prevailing party for the purpose of this paragraph shall be determined by the trier of the facts.
SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE.
SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual partners, trustees, directors, officers or shareholders of Landlord or its constituent partners. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levied thereon against the right, title and interest of Landlord in the Project and out of the rent or other income from such property receivable by Landlord or out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord's right, title or interest in the Project and no action for any deficiency may be sought or obtained by Tenant.
ARTICLE XV. END OF TERM
SECTION 15.1. HOLDING OVER. This Lease shall terminate without further notice upon the expiration of the Term, and any holding over by Tenant after the expiration shall not constitute a renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in writing signed by both parties. If Tenant holds over for any period after the expiration (or earlier termination) of the Term without the prior written consent of Landlord, such possession shall constitute a tenancy at sufferance only; such holding over with the prior written consent of Landlord shall constitute a month-to-month tenancy commencing on the first (1st) day following the termination of this Lease. In either of such events, possession shall be subject to all of the terms of this Lease, except that the monthly Basic Rent shall be one hundred twenty percent (120%) of the Basic Rent for the month immediately preceding the date of termination for the initial two (2) months of holdover by Tenant and thereafter, the monthly Basic Rent for the third (3rd) and each successive month of holdover shall be the greater of one hundred fifty percent (150%) of the Basic Rent for the month immediately preceding the date of termination or the then current Basic Rent for comparable space in the Building or Project, as the case may be. If Tenant fails to surrender the Premises upon the expiration of this Lease despite Landlord's written demand to do so (which demand shall include notice to Tenant of a succeeding tenant and the need for Tenant's immediate surrender), then Tenant shall be liable for Landlord's foreseeable consequential and other damages (including, without limitation, reasonable attorney's fees) proximately caused by such failure to surrender. Acceptance by Landlord of rent after the termination shall not constitute a consent to a holdover or result in a renewal of this Lease. The foregoing provisions of this Section are in addition to and do not affect Landlord's right of re-entry or any other rights of Landlord under this Lease or at law.
SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises.
SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord's obligation excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all personal property and debris, except for any items that Landlord may by written authorization allow to remain. Tenant shall repair all damage to the Premises resulting from such removal, which repair shall include the patching and filling of holes (other than holes resulting from the hanging of pictures or other items of decoration, which Tenant shall not be obligated to patch and fill) and repair of structural damage, provided that Landlord may instead elect to repair any structural damage at Tenant's expense. If Tenant shall fail to comply with the provisions of this Section following ten (10) days written notice to Tenant and failure to cure, Landlord may effect the removal and/or make any repairs, and the cost to Landlord shall be additional rent payable by Tenant upon demand. If Tenant fails to remove Tenant's personal property from the Premises upon the expiration of the Term, Landlord may remove, store, dispose of and/or retain such personal property, at Landlord's option, in accordance with then applicable laws, all at the expense of Tenant. If requested by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an instrument in writing releasing and quit claiming to Landlord all right, title and interest of Tenant in the Premises.
ARTICLE XVI. PAYMENTS AND NOTICES
All sums payable by Tenant to Landlord shall be paid, without deduction or offset (except as otherwise expressly provided in this Lease), in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all payments shall be due and payable within five (5) days after demand. All payments requiring proration shall be prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered in person or by courier or overnight delivery service to the other party, or may be deposited in the United States mail, duly registered or certified, postage prepaid, return receipt requested, and addressed to the other party at the address set forth in Item 12 of the Basic Lease Provisions. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered on the date actually received or refused as indicated on the return receipt. If more than one person or entity is named as Tenant under this Lease, service of any notice upon any one of them shall be deemed as service upon all of them. Unless the Lease expressly provides otherwise, all payments shall be due and payable within ten (10) days of demand.
ARTICLE XVII. RULES AND REGULATIONS
Tenant agrees to observe faithfully and comply strictly with the Rules and Regulations, attached as EXHIBIT E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Project and Common Areas. Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition in any lease by any other tenant or such tenant's agents, employees, contractors,
guests or invitees. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Tenant's failure to keep and observe the Rules and Regulations shall constitute a default under this Lease. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling. Tenant's agreement to abide by, keep and observe all reasonable rules and regulations which Landlord may make shall be limited to those rules and restrictions which are consistently applied by Landlord to all tenants of the Project in a non-discriminatory manner.
ARTICLE XVIII. BROKER'S COMMISSION
The parties recognize as the broker(s) who negotiated this Lease the firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) pursuant to Landlord's separate agreement with said Broker. Tenant warrants that it has had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from any cost, expense or liability (including reasonable attorneys' fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by Tenant in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease. To the fullest extent permitted by law, Landlord agrees to indemnify, defend and hold harmless Tenant from and against any and all costs, expenses and liabilities for any compensation claimed by any broker, finder or agent employed or claiming to have been employed by Landlord in connection with the negotiation of this Lease.
ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST
In the event of any transfer of Landlord's interest in the Premises, Landlord agrees to transfer, by credit to the purchase price or otherwise, Tenant's Security Deposit to the transferee, and the transferor shall thereupon be automatically relieved of all obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that: (i) any other funds held by the transferor in which Tenant has an interest shall be turned over, subject to that interest, to the transferee and Tenant is notified of the transfer as required by law and (ii) any such transferee shall assume, in writing, all non-accrued obligations of Landlord under this Lease Notwithstanding the foregoing, no holder of a mortgage and/or deed of trust to which this Lease is or may be subordinate, and no landlord under a so-called sale-leaseback, shall be responsible in connection with the Security Deposit, unless the mortgagee or holder of the deed of trust or the landlord actually receives the Security Deposit. It is intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership.
ARTICLE XX. INTERPRETATION
SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words "Landlord" and "Tenant" shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others.
SECTION 20.2. HEADINGS. The captions and headings of the articles and sections of this Lease are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation.
SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease.
SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease.
SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease.
SECTION 20.6. CONTROLLING LAW. This Lease shall be governed by and interpreted in accordance with the laws of the State of California.
SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.
SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of that party's consent to any subsequent act. No breach by Tenant of this Lease shall be deemed to have been waived by Landlord unless the waiver is in a writing signed by Landlord. The rights and remedies of Landlord under this Lease shall be cumulative and in addition to any and all other rights and remedies which Landlord may have. The failure of Tenant or Landlord to seek redress for violation of, or to insist upon the strict performance of, any term, covenant or condition of the Lease shall not be deemed a waiver of such violation or prevent a subsequent act which would have originally constituted a violation from having all the force and effect of the original violation, nor shall any custom or practice which may become established between the parties in the administration of the terms hereof be deemed a waiver of, or in any way affect, the right of a party to insist upon the performance by the other party of its obligations in strict accordance with said terms. Any payment of rents or other sums hereunder by Tenant shall not, in and of itself, be deemed a waiver of any preceding breach by Landlord of any term, covenant or condition of this Lease, regardless of Tenant's knowledge of such preceding breach at the time of payment of such rent or other sums.
SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section shall not operate to excuse Tenant from the prompt payment of rent or from the timely performance of any other obligation under this Lease within Tenant's reasonable control.
SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant waives its rights to rely on any representations or promises made by Landlord or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom to the contrary notwithstanding.
SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants, terms and conditions on Tenant's part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term without hindrance or interruption by Landlord or any other person claiming by or through Landlord.
SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would be intended to survive the expiration or sooner termination of this Lease, including, without limitation, any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and their successors and assigns.
ARTICLE XXI. EXECUTION AND RECORDING
SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which shall be one and the same agreement.
SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. Tenant and Landlord each represent and warrant that each individual executing this Lease on behalf of Tenant or Landlord, respectively, is duly authorized to execute and deliver this Lease on behalf of Tenant or Landlord, respectively, and that this Lease is binding upon Tenant or Landlord, respectively, in accordance with its terms.
SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant.
SECTION 21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant, upon the request of Landlord, shall execute and acknowledge a "short form" memorandum of this Lease for recording purposes.
SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect.
SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar reproduction of this Lease shall be deemed an original for all purposes.
SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease.
ARTICLE XXII. MISCELLANEOUS
SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges and agrees that the terms of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of the terms could adversely affect the ability of Landlord to negotiate other leases and impair Landlord's relationship with other tenants. Accordingly, Tenant agrees that it, and its partners, officers, directors, employees and attorneys, shall not intentionally and voluntarily disclose the terms and conditions of this Lease to any other tenant or apparent prospective tenant of the Project, either directly or indirectly, without the prior written consent of Landlord, provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under this Lease. The provisions of this Section are not intended to prevent Tenant from disclosing the existence or terms of this Lease as may be required of a public company in its filings with regulatory agencies.
SECTION 22.2. GUARANTY. [INTENTIONALLY OMITTED]
SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining financing for the Project, the lender shall request reasonable modifications in this Lease as a condition to the financing, Tenant will not unreasonably withhold or delay its consent, provided that the modifications do not materially increase the obligations of Tenant or materially and adversely affect the leasehold interest created by this Lease.
SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any beneficiary of a deed of trust or mortgage covering the Building whose address has been furnished to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure the default by Landlord (which in no event shall be less than sixty (60) days), including, if necessary to effect the cure, time to obtain possession of the Building by power of sale or judicial foreclosure provided that such foreclosure remedy is commenced within such sixty (60) day period and is thereafter diligently pursued. Tenant agrees that each beneficiary of a deed of trust or mortgage covering the Building is an express third party beneficiary hereof, Tenant shall have no right or claim for the collection of any deposit from such beneficiary or from any purchaser at a foreclosure sale unless such beneficiary or purchaser shall have actually received and not refunded the deposit, and Tenant shall comply with any written directions by any beneficiary to pay rent due hereunder directly to such beneficiary without determining whether an event of default exists under such beneficiary's deed of trust.
SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this Lease shall be construed to be conditions as well as covenants as though the words specifically expressing or imparting covenants and conditions were used in each separate provision.
SECTION 22.6. SECURITY MEASURES. Tenant hereby acknowledges that Landlord shall have no obligation whatsoever to provide guard service or other security measures for the benefit of the Premises or the Project. Tenant assumes all responsibility for the protection of Tenant, its agents, invitees and property from acts of third parties. Nothing herein contained shall prevent Landlord, at its sole option, from providing security protection for the Project or any part thereof, in which event the cost thereof shall be included within the definition of Project Costs. Tenant shall have the right to install, maintain and operate a security system on the interior and exterior of the Premises as it deems appropriate. Any such system shall be subject to Landlord's reasonable approval but shall be installed, maintained, operated and removed upon expiration or earlier termination of the Lease at Tenant's sole cost and expense.
SECTION 22.7. JAMS ARBITRATION.
(a) All claims or disputes between Landlord and Tenant arising out of,
or relating to the Lease which either party is expressly authorized by a
provision hereof to submit to arbitration, shall be decided by the
JAMS/ENDISPUTE, or its successor, in Orange, California ("JAMS"), unless the
parties mutually agree otherwise. Within ten (10) business days following
submission to JAMS, JAMS shall designate three arbitrators and each party may,
within five (5) business days thereafter, veto one of the three persons so
designated. If two different designated arbitrators have been vetoed, the third
arbitrator shall hear and decide the matter. Any arbitration pursuant to this
Section shall be decided within thirty (30) days of submission of JAMS. The
decision of the arbitrator shall be final and binding on the parties. All costs
associated with arbitration shall be awarded to the prevailing party as
determined by the arbitrator.
(b) Notice of the demand for arbitration by either party to the Lease shall be filed in writing with the other party to the Lease and with JAMS and shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no arbitration arising out of or relating to the Lease shall include, by consolidation, joinder or in any other manner, any person or entity not a party to the Lease under which such arbitration is filed if (1) such person or entity is substantially involved in a common question of fact or law, (2) the presence of such person or entity is required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in the matter is not insubstantial.
(c) The agreement herein among the parties to the Lease and any other written agreement to arbitrate referred to herein shall be specifically enforceable under prevailing law.
LANDLORD: TENANT: THE IRVINE COMPANY, BROADCOM CORPORATION A DELAWARE CORPORATION A CALIFORNIA CORPORATION By: /s/ Clarence W. Barker By: /s/ William J. Ruehle ----------------------------- ------------------------------------ Clarence W. Barker, President William J. Ruehle, Investment Properties Group, Vice President and Chief Financial Officer By: Brian Schaefgen ----------------------------- Brian Schaefgen, Assistant Secretary |
FOURTH AMENDMENT TO LEASE
I. PARTIES AND DATE.
This Fourth Amendment to Lease (the "Amendment") dated April 30, 2004, is by and between THE IRVINE COMPANY ("Landlord"), and BROADCOM CORPORATION, a California corporation ("Tenant").
II. RECITALS.
Landlord and Tenant have previously entered into that certain Lease (Multi-Tenant; Net) dated January 12, 2001, as amended by that certain First Amendment to Lease which was executed concurrently (the "Original Lease"), for all of the space in those two (2) buildings commonly known as 46 Discovery and 48 Discovery, Irvine, California, ("Original Premises"). The Original Lease was since modified by a Second Amendment to Lease dated June 30, 2001 and a Third Amendment to Lease dated September 18, 2003. The Original Lease as amended is referred to in this Agreement as the "Lease". All capitalized terms not defined in this Amendment shall have the meanings given to them in the Lease.
Landlord and Tenant now desire to modify the Lease to terminate Tenant's leasehold interest in approximately 53,840 rentable square feet of space in the building located at 48 Discovery, Irvine, California (the "48 Discovery Building") from the Premises and to incorporate into the Premises approximately 62,814 rentable square feet of space in the building located at 43 Discovery, Irvine California (together with the underlying land, the "43 Discovery Building") and to make such other modifications as are set forth in "III. MODIFICATIONS" next below.
III. MODIFICATIONS.
A. Termination of Tenant's Leasehold Interest in the 48 Discovery
Building. The parties agree that subject to the terms and conditions of this
Amendment, Tenant's leasing of that portion of its Premises located in the 48
Discovery Building shall terminate on the "48 Discovery Termination Date" (as
hereinafter defined), provided that such termination shall not relieve Tenant of
(i) any rent or other charges owed by Tenant, or other obligations required of
Tenant, as are set forth in the Lease from and after the date of this Amendment
through and including the 48 Discovery Termination Date, (ii) any obligations
for the remaining Premises pursuant to the Lease as amended by this Amendment,
and (iii) any indemnity or hold harmless obligations set forth in the Lease
which by their express terms survive the termination of the Lease. Tenant's
obligation for payment of Basic Rent (but not Operating Expenses) with respect
to the 48 Discovery Building shall cease and terminate as of the 48 Discovery
Building Termination Date. Except for Tenant's obligation contained in Section
4.2(d) of the Lease and its obligation to continue to pay Operating Expenses
until the 43 Discovery Building Commencement Date, all liability of Tenant for
Basic Rent attributable to the 48 Discovery Building, shall cease and terminate
as of the 48 Discovery Termination Date. As used herein, the "48 Discovery
Termination Date" shall mean the end of the calendar month in which this
Amendment is fully executed and delivered by Landlord and Tenant.
B. Vacation and Surrender of the 48 Discovery Building. Tenant hereby agrees to vacate the 48 Discovery Building and to surrender and deliver exclusive possession of its Premises located in the 48 Discovery Building to Landlord on or before the 48 Discovery Termination Date. Landlord hereby agrees that, notwithstanding the terms and conditions of the Lease, the current physical condition of the 48 Discovery Building is deemed to comply with the surrender requirements of Section 15.3 of the Lease for the effective surrender of the 48 Discovery Building, and Landlord hereby agrees to accept Tenant's Premises in the 48 Discovery Building from Tenant in their current "as-is" condition; provided that Tenant shall be obligated to remove all of Tenant's personal property from the 48 Discovery Building as herein provided leaving said Building in a "broom clean" condition, and shall repair any damages arising from such removal.
C. Demise of 43 Discovery Building. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises shown on Exhibit A hereto, as an additional portion of the Premises leased by Tenant pursuant to the Lease, consisting of approximately 62,814 rentable square feet of space in the 43 Discovery Building. The occupancy by Tenant of the 43 Discovery Building shall include the use of those Common Areas located in, on and about the 43 Discovery Building in common with Landlord and with all others for whose convenience and use such Common Areas may be provided by Landlord, subject, however, to compliance with all rules and regulations as are prescribed from time to time by Landlord. Tenant shall have the same signage rights with respect to the 43 Discovery Building as were made available to Tenant pursuant to its leasing of the 48 Discovery Building under the Original Lease.
D. Right to Possession of the 43 Discovery Building. Notwithstanding the termination of the Lease with respect to Tenant's Premises located in the 48 Discovery Building, and Landlord's agreement to lease to Tenant additional premises in the 43 Discovery Building, and Tenant's obligation to commence paying Basic Rent for the 43 Discovery Building on the 48 Discovery Termination Date as set forth in Subparagraph III.G.2 below, Tenant's right to access and occupy the 43 Discovery Building, its obligation to pay Tenant's Share of Operating Expenses for the 43 Discovery Building and perform any of its non-monetary Lease obligations with respect thereto not set forth in the Work Letter attached hereto as Exhibit B shall commence only upon that date when the following conditions precedent have been satisfied (the "43 Discovery Building Commencement Date"):
1. Rational Software, the current tenant of Suite 200 of the 43 Discovery Building shall have vacated the space and returned possession thereof to the Landlord;
2. Irvine Apartment Communities, the current tenant of the ground floor of 43 Discovery shall have vacated the space and returned possession thereof to the Landlord; and
3. The Tenant Improvements to be constructed by Landlord pursuant to the Work Letter attached hereto as Exhibit B shall be substantially completed and Landlord shall have provided Tenant with at least five (5) business days following substantial completion to relocate its personal property and equipment into the 43 Discovery Building.
Landlord shall notify Tenant in writing within three (3) business days
after the foregoing conditions have been satisfied. Notwithstanding the Tenant's
Basic Rent obligations for the 43 Discovery Building set forth in Subparagraph
III.G.2 below, in the event that the conditions precedent of Subparagraph
III.D.1. and Subparagraph III.D.2. above are not satisfied such that
construction of the Tenant Improvements can be commenced in the ground floor
portion of the Premises located in the 43 Discovery Building by August 31, 2004,
then fifty-percent (50%) of the Basic Rent otherwise due and payable on the 43
Discovery Building Commencement Date shall be abated on a day-to-day basis until
such conditions precedent are satisfied in order to permit construction of the
Tenant Improvements to commence; and further provided that if such conditions
precedent are not satisfied by November 30, 2004, then Tenant, at its option,
may, by written notice to Landlord, terminate this Amendment; provided Tenant
submits written notice to Landlord prior to November 30, 2004 of its intention
to so terminate this Amendment.
E. Tenant Improvements. As a condition to the commencement of the Lease for that portion of the Premises located in the 43 Discovery Building, Landlord hereby agrees to complete Tenant Improvements for the 43 Discovery Premises in accordance with the provisions of the Work Letter attached hereto as Exhibit B. Any Work Letter attached to the Original Lease or any prior Amendment is hereby deleted in its entirety.
F. Release of Liability. With respect to the 48 Discovery Building only, and conditioned on the performance by the parties of their respective obligations under this Amendment:
(a) Except as provided in Paragraph III.(A) above, Landlord and Tenant shall, as of the 48 Discovery Termination Date, be fully and unconditionally released and discharged from their respective obligations for the 48 Discovery Building arising after such date from or connected with the Lease. Except as provided in Paragraph III.(A) above, such release shall include, without
limitation, Tenant's monetary obligations for the 48 Discovery Building arising under the Lease after such date, whether designated as "rent" or "additional rent" or otherwise; provided, however, that such release shall not act as a waiver of Tenant's ability to audit or review Landlord's books or records or to contest any Operating Expenses relating to any payments for which Tenant, remains liable pursuant to this Agreement (as expressly provided in Section 4.2(c) of the Lease), nor shall this Paragraph III.F(a) apply to the extent that this Amendment makes Tenant liable for reimbursing Landlord for Tenant's Share of Operating Expenses accruing until the 43 Discovery Building Commencement Date. Landlord and Tenant shall settle and adjust any refund or additional payment between them in good faith and as expeditiously as practicable. Except as provided in Paragraph III.(A) above, this Amendment shall fully and finally settle all other demands, charges, claims, accounts or causes of action of any nature, including, without limitation, both known and unknown claims and causes of action that may arise out of or in connection with the obligations of the parties under the Lease for the 48 Discovery Building after the 48 Discovery Building Termination Date.
(b) In connection with the release and discharge contained in Paragraph III.(C)(a) above, each of the parties expressly, knowingly, and voluntarily waives and relinquishes any and all rights and benefits that either of them may have under California Civil Code Section 1542, which provides:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR." WJR DSM _________________ ____________________ Tenant's Initials Landlord's Initials |
G. Basic Lease Provisions. The following Basic Lease Provisions are amended as follows:
1. Item 1 is deleted in its entirety as of the 48 Discovery Termination Date and the following shall be substituted therefor:
"1. Premises: The Premises includes all of Suites 100, 150, 200 and 250 building known as 43 Discovery, Irvine, California.
All references to the "Building" in the Lease shall be amended to refer to the 43 Discovery Building only."
2. Item 6 is amended as of the 48 Discovery Termination Date by deleting all reference to the 48 Discovery Building and the Basic Rent payable therefor, and adding the following:
"Basic Rent for the 43 Discovery Building: Commencing on the 48 Discovery Termination Date, the Basic Rent shall be One Hundred Twenty-Six Thousand Five Hundred Twenty-Four Dollars ($126,524.00) per month.
Basic Rent for the 43 Discovery Building is subject to adjustment as follows:
Unless the 43 Discovery Building Commencement Date occurs prior to such date, commencing on July 1, 2004, the Basic Rent shall be One Hundred Twenty-Nine Thousand Two Hundred Sixteen Dollars ($129,216.00) per month.
Subject to any rent abatement to which Tenant may be entitled pursuant to Paragraph III.D. above, commencing on the 43 Discovery Building Commencement Date, the Basic Rent shall be One Hundred Forty-Four
Thousand Twenty-Three Dollars ($144,023.00) per month.
Commencing July 1, 2005, the Basic Rent shall be One Hundred Forty-Six Thousand Seven Hundred Fifteen Dollars ($146,715.00) per month."
3. Effective as of the 43 Discovery Building Commencement Date, Item 8 shall be deleted in its entirety and substituted therefor shall be the following:
"8. Floor Area of Premises: Approximately 62,814 rentable square feet"
4. Item 12 is hereby amended as of the 48 Discovery Termination Date by deleting Landlord's address for payments and notices and substituted therefor shall be the following:
"LANDLORD
THE IRVINE COMPANY
dba Office Properties
8105 Irvine Center Drive, Suite 300
Irvine, CA 92618
Attn: Vice President, Operations, Technology Portfolio
with a copy of notices to:
THE IRVINE COMPANY
dba Office Properties
8105 Irvine Center Drive, Suite 300
Irvine, CA 92618
Attn: Senior Vice President, Operations
Office Properties"
5. Effective as of the 43 Discovery Building Commencement Date, Item 14 shall be deleted in its entirety and substituted therefor shall be the following:
"14. Vehicle Parking Spaces: Two hundred fifty-one (251)"
H. Rights to Lease Additional Space. The provisions of Section 2.5 of the Lease entitled "Rights to Lease Additional Space" are hereby deleted in their entirety and shall have no further force or effect.
I. Floor Plan of Premises. Effective as of the 48 Discovery Termination Date, Exhibit A attached to the Lease, depicting the 48 Discovery Building, shall be deleted therefrom and the Exhibit A attached hereto showing the 43 Discovery Building shall be substituted therefor.
IV. GENERAL.
A. Effect of Amendments. The Lease shall remain in full force and effect except to the extent that it is modified by this Amendment.
B. Entire Agreement. This Amendment embodies the entire understanding between Landlord and Tenant with respect to the modifications set forth in "III. MODIFICATIONS" above and can be changed only by a writing signed by Landlord and Tenant.
C. Counterparts. If this Amendment is executed in counterparts, each is hereby declared to be an original; all, however, shall constitute but one and the same amendment. In any action or proceeding, any photographic, photostatic, or other copy of this Amendment may be introduced into evidence without foundation.
D. Defined Terms. All words commencing with initial capital letters in this Amendment
and defined in the Lease shall have the same meaning in this Amendment as in the Lease, unless they are otherwise defined in this Amendment.
E. Corporate and Partnership Authority. If Tenant is a corporation or partnership, or is comprised of either or both of them, each individual executing this Amendment for the corporation or partnership represents that he or she is duly authorized to execute and deliver this Amendment on behalf of the corporation or partnership and that this Amendment is binding upon the corporation or partnership in accordance with its terms.
F. Attorneys' Fees. The provisions of the Lease respecting payment of attorneys' fees shall also apply to this Amendment.
V. EXECUTION.
Landlord and Tenant executed this Amendment on the date as set forth in "I. PARTIES AND DATE." above; provided, however, that if Landlord fails to execute and return a fully-executed original of this Amendment to Tenant within five (5) business days following Tenant's execution and delivery hereof to Landlord, this Amendment shall become null and void.
LANDLORD: TENANT:
THE IRVINE COMPANY BROADCOM CORPORATION, a California corporation By: /s/ Donald S. McNutt By: /s/ William J. Ruehle _______________________________ ________________________________ Donald S. McNutt, Senior Vice President William J. Ruehle Leasing, Office Properties Vice President and Chief Financial Officer By: /s/ Steven E. Claton ____________________________________ Steven E. Claton, Vice President Operations, Office Properties |
EXHIBIT 10.38
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
LEASE
(UNIVERSITY RESEARCH PARK - PHASES XII & XIII [GL])
BETWEEN
IRVINE COMMERCIAL PROPERTY COMPANY
AND
BROADCOM CORPORATION
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
LEASE
(UNIVERSITY RESEARCH PARK - PHASES XII & XIII [GL])
THIS LEASE is made as of the 17th day of December, 2004, by and between IRVINE COMMERCIAL PROPERTY COMPANY, a Delaware corporation (formerly known as Irvine Community Development Company, a Delaware corporation), hereinafter called "LANDLORD," and BROADCOM CORPORATION, a California corporation, hereinafter called "TENANT."
ARTICLE I. BASIC LEASE PROVISIONS
Each reference in this Lease to the "BASIC LEASE PROVISIONS" shall mean and refer to the following collective terms, the application of which shall be governed by the provisions in the remaining Articles of this Lease.
1. Premises: Subject to Tenant's election as to the "Option Building" contained in Section 2.5 of this Lease, the Premises (more particularly described in Section 2.1) shall consist of all of the rentable square footage in eight (8) separate buildings, which buildings are designated as 5300, 5310, 5320, 5330, 5331, 5321, 5311 and 5301 California Avenue, Irvine, California. The Premises are depicted on Exhibit A attached hereto as Buildings A through H. Each building is referred to as a "BUILDING" and all buildings leased by Tenant pursuant to their Lease are collectively referred to as the "BUILDINGS."
2. Project and Site Description: The Project is the University Research Park as shown on Exhibit Y attached hereto. The Site is a portion of the Project and consists of the Buildings outlined on Exhibit A attached hereto which are initially leased by Tenant pursuant to this Lease and the attendant Common Areas, all as outlined on Exhibit A attached hereto, subject to the qualifications in Section 2.1 of the Lease.
3. Use of Premises: general office use including but not limited to (i) corporate headquarters functions; (ii) research and development of semiconductors and related products, including non-destructive electronic laboratory facilities; (iii) storage and shipping of both raw and finished goods; (iv) cafeteria, kitchen, work out, health club, child care, and medical facilities to serve the needs of the employees and guests of Tenant; and (v) any other non-retail use permitted by applicable law, so long as such uses are consistent with the applicable zoning ordinances of the City of Irvine and with the Ground Leases (including the Development Plan incorporated by reference in the Ground Leases).
4. First Phase Target Date: twenty-three (23) months following the end of the calendar month during which this Lease is fully executed and delivered by and between Landlord and Tenant.
Second Phase Target Date: four (4) weeks following the First Phase Target Date.
Third Phase Target Date: eight (8) weeks following the First Phase Target Date.
Fourth Phase Target Date: twelve (12) weeks following the First Phase Target Date.
5. Term: One hundred twenty-two (122) months following the First Phase Commencement Date, plus such additional days as may be required to cause this Lease to terminate on the final day of the calendar month.
6. Basic Rent: Commencing on the Commencement Date for each Phase (as defined in Article III), the Basic Rent shall equal the product of (i) the rentable area of all Buildings in such Phase multiplied by (ii) *** per rentable square foot.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
Basic Rent is subject to adjustment as follows:
Commencing twelve (12) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing twenty-four (24) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing thirty-six (36) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing forty-eight (48) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing sixty (60) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing seventy-two (72) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing eighty-four (84) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot;
Commencing ninety-six (96) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot; and
Commencing one hundred eight (108) months following the Fourth Phase Commencement Date of the Lease, the Basic Rent shall be *** per month, based on *** per rentable square foot.
7. Guarantor(s): None
8. Rentable square feet: agreed to be 685,584 in the aggregate, consisting of the rentable areas of the Buildings as set forth in Exhibit A-1, subject to remeasurement pursuant to Section 2.6.
Usable square feet: agreed to be 634,858 in the aggregate, consisting of the usable areas of the Buildings as set forth in Exhibit A-1, subject to remeasurement pursuant to Section 2.6.
9. Security Deposit: None
10. Broker(s): Real Estate & Logistics Technology, Inc.
11. Additional Insureds: The Regents of the University of California
12. Address for Payments and Notices:
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
LANDLORD TENANT Prior to Tenant commencing Business Operations from the Premises IRVINE COMMERCIAL PROPERTY COMPANY BROADCOM CORPORATION c/o The Irvine Company 16215 Alton Parkway 550 Newport Center Drive P.O. Box 57013 Newport Beach, CA 92660 Irvine, CA 92619-7013 Attn: Senior Vice President, Operations Attn: Senior Director, Corporate Services Irvine Office Properties and BROADCOM CORPORATION 16215 Alton Parkway P.O. Box 57013 Irvine, CA 92619-7013 Attn: Deputy General Counsel with a copy of notices to: with a copy of notices to: THE IRVINE COMPANY DLA PIPER RUDNICK GRAY CARY US 550 Newport Center Drive LLP Newport Beach, CA 92660 550 South Hope Street, 23rd Floor Attn: Vice President, Operations Los Angeles, CA 90071 Irvine Office Properties, Attn: Michael E. Meyer, Esq. Technology Portfolio and to Mr. Kim Josephson Real Tech 16215 Alton Parkway Irvine, California 92618 |
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
After Tenant Commences Business Operations From the Premises: BROADCOM CORPORATION 5300 California Avenue Irvine, California 92617 Attn: Senior Director, Corporate Services and BROADCOM CORPORATION 5300 California Avenue Irvine, California 92617 Attn: Deputy General Counsel with a copy of notices to: DLA Piper Rudnick Gray Cary 550 South Hope Street, 23rd Floor Los Angeles, California 90071 Attn: Michael Meyer, Esq. and Mr. Kim Josephson Real Tech 16215 Alton Parkway Irvine, California 92618 |
13. Tenant's Liability Insurance Requirement: $5,000,000.00
14. Vehicle Parking Spaces: 3.5 parking spaces per 1,000 rentable feet of the Premises (as such spaces may be reduced to accommodate special Tenant requirements such as the installation of a loading dock or generator).
15. The Premises are a portion of certain real property which is ground leased by Landlord pursuant to those certain following described ground leases (collectively, the "GROUND LEASES"), each executed by and between The Regents of the University of California, a California corporation, as "Landlord" (the "GROUND LESSOR") and Landlord, as "Tenant": (i) that certain Ground Lease (Phase 3) dated July 28, 2000, a memorandum of which was recorded on August 30, 2000 as Instrument No. 20000454626 in the Official Records of Orange County, California, and (ii) that certain Ground Lease (Phase 4) dated July 28, 2000, a memorandum of which was recorded on August 30, 2000 as Instrument No. 20000454627 in the Official Records of Orange County, California. Tenant understands and acknowledges that a material consideration for Landlord entering into this Lease with Tenant is the nature of Tenant's business and the mutual benefits to be derived by Tenant and by Ground Lessor. Accordingly, in the event of any proposed assignment of this Lease or sublease of the Premises or any portion thereof, in addition to all of the provisions of Section 9.1 of this Lease, Landlord may reasonably withhold its consent to any such proposed assignment or sublease if the transferee is not approved by Ground Lessor, but only to the extent such Ground Lessor is entitled to withhold its consent pursuant to the applicable Ground Lease.
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
ARTICLE II. PREMISES
SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the premises (the "PREMISES") within the buildings identified in Item 1 of the Basic Lease Provisions (the "BUILDINGS"). The Premises and Buildings, together with the attendant Common Areas as depicted on Exhibit A, shall sometimes be referred to herein as the "SITE". However, in the event that Tenant elects not to lease the Option Building (as defined below), then the Option Building (except with respect to Section 2.4 Rights) and the underlying real property shall cease to be a part of the Site for purposes of this Lease (including without limitation the signage provisions set forth in Section 5.2 hereof). The Site is a portion of the project identified in Item 2 of the Basic Lease Provisions and shown in Exhibit Y attached hereto (the "PROJECT"). Landlord makes no representation that any portion of the Project designated on Exhibit Y as "Future Development" will be ultimately constructed. The Premises are agreed to contain, and all references to the "FLOOR AREA" in this Lease shall mean, the rentable square footage set forth in Item 8 of the Basic Lease Provisions. Landlord shall have no right to relocate Tenant from the Premises at any time during the Term of this Lease or any extension.
SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any representative of Landlord has, except as specifically provided in this Lease, made any representation or warranty with respect to the Premises, the Building(s) or the Project or their respective suitability or fitness for any purpose, including without limitation any representations or warranties regarding zoning or other land use matters except that the Premises may be used for general business office operations, and that except as specifically provided in this Lease, neither Landlord nor any representative of Landlord has made any representations or warranties regarding (i) what other tenants or uses may be permitted or intended in the Project, (ii) any exclusivity of use by Tenant with respect to its permitted use of the Premises as set forth in Item 3 of the Basic Lease Provisions, or (iii) any construction of portions of the Project not yet completed. Tenant further acknowledges that neither Landlord nor any representative of Landlord has agreed to undertake any alterations or additions or construct any improvements to the Premises except as expressly provided in this Lease.
Notwithstanding the foregoing or anything in this Lease to the contrary, Landlord hereby represents and warrants to Tenant that the Buildings, including the foundation, floor/ceiling slabs, roof, curtain wall, exterior glass and mullions, windows and seals, columns, beams, shafts (including elevator shafts), stairs, stairwells, elevator cabs, base building washrooms, and main electrical room (collectively, "BUILDING STRUCTURE"), the Common Areas, and the mechanical, electrical, life safety, plumbing, sprinkler systems (connected to the core) and HVAC systems (collectively, "BUILDING SYSTEMS") shall, upon completion of construction by Landlord, be in good operating order and condition and in compliance with all laws applicable to new construction (including, without limitation, the ADA and laws pertaining to Hazardous Materials), structurally sound, with water tight roofs and perimeter walls and windows.
SECTION 2.3. BUILDING NAME AND ADDRESS. Subject to the terms of the Ground Leases and the Development Plan referenced therein and the provisions of Section 5.2 below, Tenant may name the Buildings and the Site and utilize any name selected by Tenant from time to time for the Building(s) and/or the Site in designating the location of Tenant's operations. Provided that Tenant is then leasing at least four (4) full Buildings within the Site, Landlord shall not have the right to change the name, address, number or designation of the Building(s) or Site. It is understood that Tenant has requested that the numbered addresses of the Buildings as currently established be rearranged and Landlord has agreed to cooperate in seeking approval of the City of Irvine to that request.
SECTION 2.4. ***
(a) ***
(b) ***
SECTION 2.5. OPTION BUILDING. Tenant shall have the right to delete from this Lease the Building containing approximately 90,900 rentable square feet and shown on Exhibit A as Building A (the "OPTION
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
BUILDING"), provided, however, for this right to be exercised Tenant shall provide written notification to Landlord of Tenant's election to delete the Option Building from this Lease not later than May 31, 2005.
SECTION 2.6. METHOD OF MEASUREMENT. The rentable and usable areas of the
initial Buildings shall be determined in accordance with the standards set forth
on Exhibit F to this Lease. Either party shall have the right, upon notice
delivered to the other within ninety (90) days following the Delivery Date of a
Phase, to cause Landlord's Architect to remeasure one or more of the Building(s)
in that Phase. In the event that any remeasurement pursuant to the terms of this
Section indicates that the square footage measurement previously set forth in
the Lease or otherwise agreed upon by Landlord and Tenant is incorrect, then any
payments due either party (or other rights between Landlord and Tenant) based
upon the amount of square feet contained in the Premises shall be
proportionally, retroactively and prospectively adjusted to reflect the actual
number of square feet. If Tenant disagrees with the remeasurement by Landlord's
Architect, then Tenant may, by written election not later than thirty (30) days
thereafter, cause such dispute to be resolved pursuant to binding arbitration
pursuant to Section 22.7.
ARTICLE III. TERM
SECTION 3.1. GENERAL. The term of this Lease ("TERM") shall be for the period shown in Item 5 of the Basic Lease Provisions. Subject to the provisions of Section 3.2 below, the Term shall commence on that date (the "COMMENCEMENT DATE") which is the earlier of (i) five (5) months following the Delivery Date (as defined in the Work Letter attached as Exhibit X to this Lease) for the First Phase, as extended for any Landlord Delays and Force Majeure Delays as defined in the Work Letter, or (ii) the date that Tenant commences its normal business operations within the First Phase. The Buildings are to be constructed and delivered to Tenant in phases (collectively, the "PHASES" and each, a "PHASE") of four (4) Phases, each Phase consisting of two (2) Buildings (except that the Fourth Phase may be one (1) Building if Tenant timely elects not to lease the Option Building). Notwithstanding the foregoing, however, Landlord may, upon at least twelve (12) months prior written notice to Tenant, elect to deliver the Buildings in as few as two (2) Phases, each of which shall contain not more than four (4) Buildings. Subject to Section 3.2, the Commencement Date as to each Phase of the Premises subsequent to the first Phase shall be the date which is the earlier of (i) five (5) months following the Delivery Date of that Phase, as extended for Landlord Delays and Force Majeure Delays, or (ii) the date Tenant commences its normal business operations in the applicable Phase. In any event, however, the Commencement Date of the Lease shall be deemed to occur on the Commencement Date of the First Phase of the Site. It is Landlord's intention to deliver each Phase of the Premises in approximate four (4)-week intervals, but Landlord shall use its commercially reasonable efforts to accelerate the delivery of the Phases (but at no additional cost to Landlord). Prior to Tenant's taking of possession of the Premises or any Phase thereof, the parties shall memorialize on a form provided by Landlord the actual Commencement Date for the Premises (or for each Phase thereof), and the Expiration Date of this Lease. Tenant's failure to execute that form shall not affect the validity of Landlord's determination of those dates.
SECTION 3.2. DELAY IN POSSESSION. If, for any reason whatsoever, the Delivery Date for the first two Buildings has not occurred on or before the "FIRST PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions, the Delivery Date for the next two Buildings has not occurred on or before the "SECOND PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions, the Delivery Date for the next two Buildings has not occurred on or before the "THIRD PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions, and/or the Core and Shell Improvements for the final Building(s) has not occurred on or before the "FOURTH PHASE TARGET DATE" set forth in Item 4 of the Basic Lease Provisions, then subject to Section 3.3, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage. However, if the Delivery Date for the First Phase fails to occur on or before the First Phase Target Date (or for any subsequent Phase on or before the applicable Target Date for that Phase) due to any action or inaction of Tenant (including without limitation any Tenant Delay described in the Work Letter attached to this Lease), then the applicable Delivery Date shall, for purposes of Section 3.1, be deemed advanced by the collective number of days of delay in excess of thirty (30) caused by Tenant (it being understood that Tenant may cause up to thirty days of delay in the aggregate without rental penalty).
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 3.3. ***.
SECTION 3.4. RIGHT TO EXTEND THIS LEASE. Provided that no Event of Default
exists under any provision of this Lease at the time of exercise of the
extension right granted herein, and provided Tenant has not assigned this Lease
(except for this purpose only, an assignment pursuant to Section 9.4 shall not
be considered an assignment), then Tenant may extend the Term of this Lease for
two (2) successive periods of sixty (60) months. Tenant shall exercise its right
to extend the Term by and only by delivering to Landlord, not less than eighteen
(18) months prior to the expiration date of the Term, Tenant's irrevocable
written notice of its commitment to extend (the "COMMITMENT NOTICE"). If Tenant
so provides in the Commitment Notice, Tenant may extend the Lease as to four (4)
or more full Buildings only, which minimum number of Buildings shall consist of
either Buildings A, B, C, and D as depicted on Exhibit A (the "NORTH BUILDINGS")
or Buildings E, F, G, and H as depicted on Exhibit A (the "SOUTH BUILDINGS").
Should Tenant elect to extend the Lease as to more than four Buildings, the
additional Buildings shall be at the easternmost portion of the Site (e.g.,
should Tenant lease the North Buildings, then any additional Buildings shall
start at Building H and move westward in order as shown on Exhibit A). Should
Tenant extend this Lease as to fewer than all of the Buildings in the Site, then
Tenant's monument signage rights and rights to utilize exterior Common Areas
within the Site shall be appropriately modified to reflect a multi-tenant Site.
The Basic Rent payable under the Lease during any extension of the Term shall be determined as provided in the following provisions. If Landlord and Tenant have not by then been able to agree upon the Basic Rent for the extension of the Term, then not later than one hundred eighty (180) days prior to the expiration date of the Term, Landlord shall notify Tenant in writing of the Prevailing Market Rent (as defined in Section 3.5 below) that would reflect one hundred percent (100%) of the Prevailing Market Rent rate for a 60-month renewal of comparable space in the Project (together with any increases thereof during the extension period) as of the commencement of the extension period ("LANDLORD'S DETERMINATION"). Concurrently with the delivery of the Landlord's Determination, Tenant shall deliver to Landlord Tenant's written determination of the Prevailing Market Rent ("TENANT'S DETERMINATION"). If within thirty (30) days following the concurrent delivery of the Landlord's Determination and the Tenant's Determination the parties are still unable to agree on the rental terms for the extension period, then either party may thereafter submit the determination of the Prevailing Market Rent for the extension period to arbitration pursuant to Section 22.7 below. The arbitrator utilized to reach such determination shall have at least ten (10) years of experience in commercial real estate matters.
Within thirty (30) days following the selection of the arbitrator and such arbitrator's receipt of the Landlord's Determination and the Tenant's Determination, the arbitrator shall determine whether the Prevailing Market Rent rate determined by Landlord or by Tenant more accurately reflects one hundred percent (100%) of the Prevailing Market Rent rate for each 60-month renewal of the Lease for the Premises. Accordingly, either the Landlord's Determination or the Tenant's Determination shall be selected by the arbitrator as the Prevailing Market Rent for the extension period. At any time before the decision of the arbitrator is rendered, either party may, by written notice to the other party, accept the rental terms submitted by the other party, in which event such terms shall be deemed adopted as the agreed Prevailing Market Rent. The fees of the arbitration shall be borne entirely by the party whose determination of the fair market rental rate was not accepted by the arbitrator. At any time before the decision of the arbitrator is rendered, either party may, by written notice to the other party, accept the rental terms submitted by the other party, in which event such terms shall be deemed adopted as the agreed Prevailing Market Rent.
Within twenty (20) days after the determination of the Prevailing Market Rent, Landlord shall prepare an appropriate amendment to this Lease for the extension period, and Tenant shall execute and return same to Landlord within ten (10) days after Tenant's receipt of same. Should the Prevailing Market Rent not be established by the commencement of the extension period, then Tenant shall continue paying rent at the rate in effect during the last month of the initial Term, and a lump sum adjustment shall be made promptly upon the determination of such new rental.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
The rights granted to Tenant under this Section 3.4 are personal to
Broadcom Corporation, a California corporation, and to any assignee thereof
permitted pursuant to Section 9.4 of the Lease. Any other attempt to assign or
transfer any right or interest created by this Section shall be void from its
inception. Tenant shall have no other right to extend the Term beyond the two
(2) successive sixty (60) month extension periods created by this paragraph.
Unless agreed to in a writing signed by Landlord and Tenant, any extension of
the Term, whether created by an amendment to this Lease or by a holdover of the
Premises by Tenant, or otherwise, shall be deemed a part of, and not in addition
to, any duly exercised extension period permitted by this paragraph.
SECTION 3.5. PREVAILING MARKET RENT. The prevailing market rental rate ("PREVAILING MARKET RENT") is defined as the Base Rent, together with any increases thereof during the extension period, and other economic terms then being accepted by Landlord for a 60-month lease of comparable space in the Project in excess of 50,000 rentable square feet (the parties acknowledge that any transaction in excess of 50,000 rentable square feet will be a "comp" because they understand that there may be no 600,000 square feet deals and that one or two 600,000 square feet deals may reflect a distorted picture of the market place) to a new, non-sublease, non-renewal and non-expansion tenant (except for extensions by tenants whose leases contain a comparable fair market extension right, whether or not exercised, and for expansions pursuant to an option right at a fair market rate) as of the commencement of the applicable extension term ("COMPARABLE TRANSACTIONS"). To the extent there are not a sufficient number of Comparable Transactions in the Project, then Comparable Transactions will also include what a comparable landlord of comparable buildings with comparable vacancy factors in comparable locations in the vicinity of the Project ("COMPARABLE BUILDINGS") would accept in Comparable Transactions, taking into account and adjusting for historic rental differentials between the Comparable Buildings and the Project. In any determination of Comparable Transactions appropriate consideration shall be given to the annual rental rates per rentable square foot, the standard of measurement by which the rentable square footage is measured, the type of escalation clause (e.g., whether increases in additional rent are determined on a net or gross basis, and if gross, whether such increases are determined according to a base year or a base dollar amount expense stop), parking rights and obligations (it being specifically understood that because Tenant is granted free parking hereunder, Landlord shall be entitled to an economic credit if other tenants of the Project and Comparable Buildings are then paying for parking), roof/antenna and other license rights, signage rights, abatement provisions reflecting free rent and/or no rent during the period of construction or subsequent to the commencement date as to the space in question, brokerage commissions (but only if Tenant has engaged the services of a broker or Landlord is otherwise required to pay a commission with respect to the renewal), length of the lease term, size and location of premises being leased, building standard work letter and/or tenant improvements allowances, if any, the condition of the base building and the Landlord's responsibility with respect thereto, the value, if any, of the existing tenant improvements, all other relevant economic considerations and other generally applicable conditions of tenancy for such Comparable Transactions. The intent is that Tenant will obtain (and pay) the same rent and receive the other economic benefits that Landlord would otherwise give in Comparable Transactions and that Landlord will make and receive the same economic payments and concessions that Landlord would otherwise make and receive in Comparable Transactions.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
ARTICLE IV. RENT AND OPERATING EXPENSES
SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset except as specifically permitted by this Lease, the rental amount for the Premises shown in Item 6 of the Basic Lease Provisions (the "BASIC RENT"), including adjustments shown in said Item 6. Rental adjustments to Basic Rent shown in Item 6 shall be deemed to occur on the specified monthly anniversary of the Fourth Phase Commencement Date of the Lease, whether or not the Fourth Phase Commencement Date occurs at the end of a calendar month. The rent shall be due and payable in advance commencing on the Commencement Date for each Phase (as prorated for any partial month) and continuing thereafter on the first day of each successive calendar month of the Term. No demand, notice or invoice shall be required for the payment of Basic Rent. Tenant shall not be required to pay the first month's Basic Rent upon execution of this Lease. Rather, Tenant shall be required to pay the first month's Basic Rent on the Commencement Date.
SECTION 4.2. OPERATING EXPENSES.
(a) From and after the Commencement Date, Tenant shall pay to Landlord,
as additional rent, one hundred percent of all Operating Expenses, as defined in
Section 4.2(f), attributable to the Buildings being leased hereunder by Tenant,
which Operating Expenses will include a pro rata allocation of Common Area
expenses incurred by Landlord in the operation of the Site ("TENANT'S SHARE").
During such time as Tenant leases all Buildings within the Site, Tenant shall
pay all Operating Expenses incurred by Landlord in the operation of the Site. It
is understood that the Operating Expenses attributable to the Site shall include
certain items that benefit the Site and other properties owned by Landlord (but
exclusive of charges for Landlord's engineering personnel to the extent that
Tenant is maintaining all Building Systems hereunder), provided that such items
shall be equitably allocated among all affected properties based upon their
comparative rentable areas.
(b) Prior to the start of the first full or partial "Expense Recovery Period" (as defined in this Section 4.2), Landlord shall give Tenant a written estimate (with breakdown by major expense components, prepared on a consistent basis) of the amount of Tenant's Share of Operating Expenses for the applicable Expense Recovery Period,. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance concurrently with payments of Basic Rent. If Landlord has not furnished its written estimate for any Expense Recovery Period by the time set forth above, Tenant shall continue to pay monthly the estimated Tenant's Share of Operating Expenses in effect during the prior Expense Recovery Period; if any; provided that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date, pay any accrued estimated Tenant's Share of Operating Expenses based upon the new estimate. For purposes hereof, "EXPENSE RECOVERY PERIOD" shall mean every twelve month period during the Term (or portion thereof for the first and last lease years) commencing July 1 and ending June 30, provided that Landlord shall have the right to change the date on which an Expense Recovery Period commences in which event appropriate reasonable adjustments shall be made to Tenant's Share of Operating Expenses so that the amount payable by Tenant shall not increase as a result of such change.
(c) Within one hundred twenty (120) days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement showing in reasonable detail (i.e., by breakdown of major expense components prepared on a consistent basis) the actual or prorated Tenant's Share of Operating Expenses incurred by Landlord during the period, and the parties shall within thirty (30) days thereafter make any payment or allowance necessary to adjust Tenant's estimated payments of Tenant's Share of Operating Expenses, if any, to the actual Tenant's Share of Operating Expenses as shown by the annual statement. Any delay or failure by Landlord in delivering any statement hereunder shall not constitute a waiver of Landlord's right to require Tenant to pay Tenant's Share of Operating Expenses pursuant hereto; provided, however, any delay by Landlord in billing Tenant for any Operating Expenses of more than six (6) months following the expiration of the Review Period (as defined below) shall be deemed a waiver of Landlord's right to require payment of Tenant's obligations for any such Operating Expenses. Any amount due Tenant shall be credited against installments next coming due under this Section 4.2, and/or against any installments of Basic Rent next coming due under Section 4.1, unless this Lease shall have terminated, in which case Landlord shall pay Tenant the amount due within thirty (30) days, and any deficiency shall be paid by Tenant within thirty (30) days following receipt of an itemized invoice covering such payment. Should Tenant fail to object in writing to Landlord's determination of Tenant's Share of Operating Expenses within two (2) years
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
following delivery of Landlord's expense statement ("REVIEW PERIOD"), Landlord's determination of Tenant's Share of Operating Expenses for the applicable Expense Recovery Period shall be conclusive and binding on Tenant for all purposes and any future claims to the contrary shall be barred.
If Tenant disputes the Operating Expense reconciliation, Tenant shall have
the right to meet with Landlord and/or its property manager to inspect
Landlord's records with respect to such disputed items. If after such meeting
and inspection the parties are unable to resolve the dispute, Tenant may cause a
certified public accountant or a real estate professional who specializes in
lease audits, engaged on a non-contingency fee basis, to audit Operating
Expenses by inspecting Landlord's general ledger of expenses not more than once
during any Expense Recovery Period. However, to the extent that insurance
premiums or any other component of Operating Expenses is determined by Landlord
on the basis of an internal allocation of costs utilizing information Landlord
in good faith deems proprietary, such expense component shall not be subject to
audit so long as it does not exceed the amount per square foot typically
incurred by landlords of other first class business parks in Orange County,
California. Tenant shall give notice to Landlord of Tenant's intent to audit
within the Review Period. Such audit shall be conducted at a mutually agreeable
time during normal business hours at the office of Landlord or its management
agent where such accounts are maintained. If after such audit is completed
Tenant still desires to contest the Operating Expenses for such period, then the
results of the audit shall be provided to Landlord. If such audit reveals that
Landlord has overcharged Tenant, then within thirty (30) days after the results
of such audit are made available to Landlord but subject to Landlord's right to
contest the audit result as provided below, Landlord shall reimburse Tenant the
amount of such overcharge with interest thereon at the Interest Rate. If the
audit reveals that Tenant was undercharged, then within thirty (30) days after
the results of the audit are made available to Tenant, Tenant shall reimburse
Landlord the amount of such undercharge with interest thereon at the Interest
Rate. If Tenant's audit determines that Tenant's Share of the actual Operating
Expenses have been overstated by more than five percent (5%), then subject to
Landlord's right to review and/or contest the audit results, Landlord shall
reimburse Tenant for the reasonable out-of-pocket costs of such audit. Tenant's
rent shall be appropriately adjusted to reflect any overstatement in Operating
Expenses. In the event of a dispute between Landlord and Tenant regarding such
audit, such dispute shall be submitted and resolved by binding arbitration
pursuant to Section 22.7 below. All of the information obtained by Tenant and/or
its auditor in connection with such audit, as well as any compromise,
settlement, or adjustment reached between Landlord and Tenant as a result
thereof, shall be held in strict confidence and, except as may be required
pursuant to litigation, shall not be disclosed to any third party, directly or
indirectly, by Tenant or its auditor or any of their officers, agents or
employees. Landlord may require Tenant's auditor to execute a separate
reasonable confidentiality agreement affirming the foregoing as a condition
precedent to any audit. The payment by Tenant of any amounts pursuant to this
Section shall not preclude Tenant from questioning the correctness of any
statement provided by Landlord at any time during a Review Period, but the
failure of Tenant to object thereto prior to the expiration of the Review Period
shall be conclusively deemed Tenant's approval of such statement.
(d) Even though this Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant's Share of Operating Expenses for the Expense Recovery Period in which this Lease terminates, Tenant shall within thirty (30) days of written notice pay the entire increase over the estimated Tenant's Share of Operating Expenses already paid. Conversely, any overpayment by Tenant shall be rebated by Landlord to Tenant not later than thirty (30) days after such final determination. The provisions of (c) above shall also apply to payments due under this paragraph.
(e) If, at any time during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated Tenant's Share of Operating Expenses for the year, then the estimate of Tenant's Share of Operating Expenses may be increased by written notice from Landlord for the month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to Tenant's Share of the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase and the month in which the increase will become effective. Tenant shall pay the increase to Landlord as a part of Tenant's monthly payments of the estimated Tenant's Share of Operating Expenses as provided in Section 4.2(b), commencing with the month following Tenant's receipt of Landlord's notice. Notwithstanding the foregoing, Landlord shall only have the right to adjust the estimated expenses once in any Expense Recovery Period.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(f) The term "OPERATING EXPENSES" shall mean and include all Site Costs, as defined in subsection (g), and Property Taxes, as defined in subsection (h).
(g) The term "SITE COSTS" shall include all expenses of operation, repair and maintenance of the Building(s) and the Site, including without limitation all appurtenant Common Areas (as defined in Section 6.2), and shall include the following charges by way of illustration but not limitation: water and sewer charges; subject to Section 10.2(b) below, insurance premiums or reasonable premium equivalents should Landlord elect to self-insure all or any portion of any risk that Landlord is authorized to insure hereunder; license, permit, and inspection fees; heat; light; power; janitorial services to any interior Common Areas maintained by Landlord, if any; air conditioning; supplies; materials; equipment; tools; establishment of reasonable reserves for replacement and repair of the Building roof; the cost of any environmental consultant used by Landlord in connection with the Site; the cost of any capital expenditures but only to the extent of the amortized amount thereof over the useful life of such capital expenditures calculated at a market cost of funds, all as reasonably determined by Landlord, for each such year of useful life during the Term, provided that such capital expenditures shall be limited to (i) improvements which increase or enhance building security and/or safety (such as lighting, life/fire safety systems, etc.), (ii) repairs or replacements of the Building Structure, Building Systems or Common Areas as required for functional (and not esthetic) reasons, (iii) alterations or improvements required to comply with any law or change in law first becoming effective as to any Building after the date hereof; and (iv) expenditures incurred as a cost or labor saving measure or to affect other economies in the operation or maintenance of the Buildings or Project (in which event the entire amount of any resulting cost saving may be included in Project Costs during the applicable Expense Recovery Period but in no event in excess of the total cost of the capital expenditure) (collectively, "PERMITTED CAPITAL ITEMS"); costs associated with the maintenance of an air conditioning, heating and ventilation service agreement (except with respect to any Buildings for which Tenant is required hereunder to provide such maintenance), and maintenance of an intrabuilding network cable service agreement for any intrabuilding network cable telecommunications lines within the Buildings, and any other installation, maintenance, repair and replacement costs associated with such lines; labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel (not higher than Building or Project Manager) directly applicable to the Building(s) and/or Site, including both Landlord's personnel and outside personnel; any expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and 10.2; and a competitive management fee for the professional operation of the Site. ***. It is understood and agreed that Site Costs may include competitive charges for direct services provided by any subsidiary or division of Landlord.
(h) The term "PROPERTY TAXES" as used herein shall include the following: (i) all real estate taxes or personal property taxes which are levied on the Building and/or the Site and any improvements, fixtures and equipment and other property of Landlord located in the Buildings and/or the Site, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with respect to this Lease or to the Buildings and/or the Site, and any improvements, fixtures and equipment and other property of Landlord located in the Buildings and/or the Site, except that general net income, franchise, capital stock, succession, transfer, gift, estate or inheritance taxes imposed against Landlord, (iii) all assessments and fees for public improvements, services, and facilities and impacts thereon, including without limitation arising out of any Community Facilities Districts, "Mello Roos" districts, similar assessment districts, and any traffic impact mitigation assessments or fees; (iv) any tax, surcharge or assessment which shall be levied in addition to or in lieu of real estate or personal property taxes, other than taxes covered by Article VIII; (v) taxes based on the receipt of rent (including gross receipts or sales taxes applicable to the receipt of rent); and (vi) costs and expenses incurred in contesting the amount or validity of any Property Tax by appropriate proceedings. General net income or franchise taxes imposed against Landlord shall be excluded from Property Taxes. ***.
(i) Notwithstanding the provisions of this Section 4.2 to the contrary, Operating Expenses shall not include any cost or expense identified as the responsibility of Landlord and not an Operating Expense or a Site Cost by the express terms of this Lease, and shall not include any of the following:
(i) Any ground lease rental;
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(ii) Costs which are deemed capital expenditures under
generally accepted accounting principles consistently applied or otherwise
("CAPITAL ITEMS"), except for Permitted Capital Items set forth in (g)
above and any other items specifically authorized herein;
(iii) Rentals for items (except when needed in connection with normal repairs and maintenance of permanent systems) which if purchased, rather than rented, would constitute a Capital Item which is specifically excluded in (ii) above (excluding, however, equipment not affixed to the Building which is used in providing janitorial or similar services);
(iv) Costs incurred for the repair of any casualty damage to the Buildings and/or the Site if and to the extent that such repair costs exceed Two Hundred Fifty Thousand Dollars ($250,000) per occurrence;
(v) Costs, including permit, license and inspection costs, incurred with respect to the installation of tenants' or other occupants' improvements in the Site or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant space for tenants or other occupants of the Site;
(vi) Depreciation, amortization and interest payments, except as provided herein and except on materials, tools, supplies and vendor-type equipment purchased by Landlord to enable Landlord to supply services Landlord might otherwise contract for with a third party where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third party's services, all as determined in accordance with generally accepted accounting principles, consistently applied, and when depreciation or amortization is permitted or required, the item shall be amortized over its reasonably anticipated useful life;
(vii) Marketing costs including, without limitation, leasing commissions, attorneys' fees in connection with the negotiation and preparation of letters, deal memos, letters of intent, leases, subleases and/or assignments, space planning costs, and other costs and expenses incurred in connection with lease, sublease and/or assignment negotiations and transactions with present or prospective tenants or other occupants of the Site;
(viii) Expenses in connection with services or other benefits which are not offered to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant of the Site;
(ix) Costs incurred by Landlord due to the violation of the terms and conditions of any lease of space in the Site;
(x) Overhead and profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for goods and/or services in or to the Site to the extent the same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis;
(xi) Interest, principal, points and fees on debts or amortization on any mortgage or mortgages or any other debt (except as permitted in (ii) above);
(xii) Landlord's general corporate overhead and general and administrative expenses;
(xiii) Any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord;
(xiv) Rentals and other related expenses incurred in leasing HVAC systems, elevators or other equipment ordinarily considered to be Capital Items, except for (1) expenses in
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
connection with making minor repairs on or keeping Building Systems in operation while minor repairs are being made, and (2) costs of equipment not affixed to the Buildings which is used in providing janitorial or similar services;
(xv) Advertising and promotional expenditures, and costs of signs in or on the Buildings and/or the Site identifying the owner of the Site or other tenants' signs;
(xvi) Electric power costs for which any tenant directly contracts with the local public service company or of which any tenant is separately metered or submetered and pays Landlord directly; provided, however, that if any tenant in any Building contracts directly for electric power service or is separately metered or submetered during any portion of the relevant period, the total electric power costs for such Building shall be "grossed up" to reflect what those costs would have been had each tenant in such Building used the Building-standard amount of electric power;
(xvii) Services and utilities provided, taxes attributable to, and costs incurred in connection with the operation of the retail and restaurant operations in the Site;
(xviii) Costs incurred in connection with upgrading the Buildings and/or the Site to comply with disability, life, fire and safety codes, ordinances, statutes, or other laws in effect prior to the commencement of construction of the Shell and Core Improvements, including, without limitation, the ADA, including penalties or damages incurred due to such non-compliance;
(xix) Tax penalties incurred as a result of the failure to make payments and/or to file any tax or informational returns when due;
(xx) Costs for which Landlord has been compensated by a management fee;
(xxi) Costs arising from the negligence or fault of other tenants or Landlord or its agents, or any vendors, contractors, or providers of materials or services selected, hired or engaged by Landlord or its agents;
(xxii) Notwithstanding any contrary provision of the Lease, including, without limitation, any provision relating to capital expenditures, any and all costs arising from the presence of those items set forth on Landlord's Disclosure attached to this Lease as Exhibit C and made a part hereof and hazardous materials or substances (as defined by applicable laws in effect on the date the Lease is executed) in or about the Premises, the Building or the Site including, without limitation, hazardous substances in the ground water or soil, not placed in the Premises, the Building or the Site by Tenant, its agents, contractors, employees, invitees or subtenants;
(xxiii) Costs arising from charitable or political contributions;
(xxiv) Costs arising from defects in the base, shell or core of the Building(s) or improvements installed by Landlord or repair thereof, exclusive of normal wear and tear and ordinary repair items;
(xxv) Costs for the acquisition of (as opposed to the maintenance of) sculpture, paintings or other objects of art;
(xxvi) Costs (including in connection therewith all attorneys' fees and costs of settlement judgments and payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or actual claims, litigation or arbitrations pertaining to Landlord and/or the Building(s) and/or the Site;
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(xxvii) Costs associated with the operation of the business of the entity which constitutes Landlord as the same are distinguished from the costs of operation of the Site, including corporate accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord's interest in the Site, costs of any disputes between Landlord and its employees (if any) not engaged in Building operation, disputes of Landlord with Building management, or outside fees paid in connection with disputes with other tenants;
(xxviii) Costs of any initial "tap fees" or any initial sewer or water connection fees for the Site;
(xxix) Costs incurred in connection with any environmental clean-up, response action, or remediation on, in, under or about the Premises or the Building(s) or the Site except as may be caused by Tenant or any of its subtenants, including but not limited to, costs and expenses associated with the defense, administration, settlement, monitoring or management thereof;
(xxx) Any expenses incurred for use by other than Tenant or its subtenants of any portions of the Site to accommodate events including, but not limited to shows, promotions, kiosks, displays, filming, photography, private events or parties, ceremonies, and advertising beyond the normal expenses otherwise attributable to providing Building services, such as lighting and HVAC to such public portions of the Building and/or the Site in normal Building operations during standard Building hours of operation;
(xxxi) Any entertainment, dining or travel expenses for any purpose;
(xxxii) Any flowers, gifts, balloons, etc. provided to any entity whatsoever, to include, but not limited to, Tenant, other tenants, employees, vendors, contractors, prospective tenants and agents;
(xxxiii) Any "validated" parking for any person or entity;
(xxxiv) Any "finders fees", brokerage commissions, job placement costs or job advertising cost;
(xxxv) The cost of any magazine, newspaper, trade or other subscriptions;
(xxxvi) The cost of any training or incentive programs, other than for tenant life safety information services;
(xxxvii) The cost of any "tenant relations" parties, events or promotion not consented to by an authorized representative of Tenant in writing;
(xxxviii) "In-house" legal and/or accounting fees;
(xxxix) Reserves of any kind or for any purpose except as specifically authorized herein; and
(xl) Any Operating Expenses or Property Taxes applicable to the portion of the Project located outside the Site, except as otherwise permitted by this Lease.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(j) In the event any facilities, services or utilities used in connection with the Building(s) and/or the Site are provided from another location owned or operated by Landlord or vice versa, the costs incurred by Landlord in connection therewith shall be allocated to Operating Expenses by Landlord on a reasonably equitable basis.
(k) Landlord further agrees that if and to the extent Tenant is leasing entire Buildings on a net basis, no gross up provision or calculation shall be included or made in connection with this Lease. Landlord agrees that (i) Landlord will not collect or be entitled to collect Operating Expenses from Tenant in an amount which is in excess of one hundred percent (100%) of the Operating Expenses actually paid by Landlord in connection with the operation of the Buildings, and (ii) except for Landlord's management fee, Landlord shall make no profit from Landlord's collections of Operating Expenses. All assessments and premiums which are not specifically charged to Tenant because of what Tenant has done, which can be paid by Landlord in installments, shall be paid by Landlord in the maximum number of installments permitted by law and not included as Operating Expenses except in the year in which the assessment or premium installment is actually paid; provided, however, that if the prevailing practice in Comparable Buildings is to pay such assessments or premiums on an earlier basis, and Landlord pays on such basis, such assessments or premiums shall be included in Operating Expenses as paid by Landlord. Landlord shall not include any imputed interest (except for interest actually paid) on such assessments or premiums in its computation of Operating Expenses.
(l) For the purpose of payment of Operating Expenses, to the extent
Landlord pays Property Taxes less frequently than monthly, the cost of same
shall not be included in Operating Expenses but shall be separately calculated,
with Tenant being obligated to pay Tenant's Share of same on the later of five
(5) business days after receipt of an invoice from Landlord or ten (10) days
prior to the date Landlord is obligated to pay same to the taxing authority.
ARTICLE V. USES
SECTION 5.1. USE. Landlord represents to Tenant that Tenant may use the Premises for general business office operations without violating any of the zoning laws applicable to the Building and/or the Site. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions, all in accordance with applicable laws and restrictions and pursuant to approvals to be obtained by Tenant from all relevant and required governmental agencies and authorities. Tenant, at its expense, shall procure, maintain and make available for Landlord's inspection throughout the Term, all governmental approvals, licenses and permits required for the proper and lawful conduct of Tenant's permitted use of the Premises. Tenant shall not do or permit anything to be done in or about the Premises which will in any way interfere with the normal and customary business operations of other occupants of the Project, or use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance or commit any waste in the Premises or the Site. Tenant shall not perform any work or conduct any business whatsoever in the Project other than within the Site. Tenant shall not do or permit to be done anything which will invalidate or increase the cost of any insurance policy(ies) covering the Buildings, the Project and/or their contents (unless Tenant elects to pay such increased costs), and shall comply with all applicable insurance underwriters rules. Tenant shall comply at its expense (except as specifically provided to the contrary in this Lease) with all present and future laws, ordinances, restrictions, regulations, orders, rules and requirements of all governmental authorities that pertain to Tenant or its use of the Premises, including without limitation all federal and state occupational health and safety requirements, whether or not Tenant's compliance will necessitate expenditures or interfere with its use and enjoyment of the Premises. Tenant shall comply at its expense with the pertinent provisions of the Ground Leases (and the Development Plan referenced therein) and with all present and future covenants, conditions, easements or restrictions now encumbering the Building(s) and/or Site. Tenant shall promptly upon demand reimburse Landlord for any additional insurance premium charged by reason of Tenant's failure to comply with the provisions of this Section, and shall indemnify Landlord from any liability and/or expense resulting from Tenant's noncompliance. Notwithstanding the foregoing or anything in this Lease to the contrary, Tenant shall not be required to make, and Landlord shall make, all repairs to, modifications of, or additions to the Building Structure and/or the exterior Common Areas of the Site except and to the extent required because of
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Alterations made by Tenant or Tenant's use of all or a portion of the Premises for other than normal and customary business office operations.
SECTION 5.2. SIGNS. Tenant shall have the exclusive right on each full Building leased by Tenant to install and maintain Building "top" and "eyebrow" signage for Tenant's name and graphics to the extent permitted by the Signage Criteria (defined below). For so long as Tenant leases at least four (4) full Buildings in the Site, Tenant shall also have the exclusive right to install and maintain at least one (1) monument sign at the entrance to the Site (it being understood that Tenant shall be entitled to two (2) entrance monument signs for so long as Tenant is leasing at least seven (7) full Buildings in the Site), and one (1) monument sign for Tenant's name and graphics at the south end of the Site (facing the 73 Freeway); provided, however, that Tenant's right to the monument signage facing the 73 Freeway shall be conditioned upon Tenant's continued leasing of at least two (2) of the South Buildings in their entirety, it being further understood that such monument shall be shared (with Tenant being at the top of such sign and no one else having a larger sign on the monument than Tenant) unless Tenant continues to lease all of the South Buildings. For so long as Tenant leases all Buildings within the Site, such Building and monument signage for the Site shall be exclusive to Tenant. All such exterior signage shall be in locations approved by Landlord, and shall be subject to Landlord's right of prior approval that such exterior signage is in compliance with the Signage Criteria. Except as provided in the foregoing, Tenant shall not have the right to maintain signs in any location on or about the Building(s) or the Site and shall not place or erect any signs that are visible from the streets surrounding the Site. The size, design, graphics, material, style, color and other physical aspects of any permitted sign shall be subject to Landlord's written determination prior to installation that such signage has been approved by the Ground Lessor and is in compliance with Landlord's current signage program for the Site (attached as Exhibit W to this Lease) and approved by the City of Irvine ("SIGNAGE CRITERIA"). Prior to placing or erecting any such signs, Tenant shall obtain and deliver to Landlord a copy of any applicable municipal or other governmental permits and approvals and comply with any applicable insurance requirements for such signage. Tenant shall be responsible for the cost of any permitted sign, including the fabrication, installation, maintenance and removal thereof and the cost of any permits therefor. If Tenant fails to maintain its sign in good condition, or if Tenant fails to remove same upon termination of this Lease and repair and restore any damage caused by the sign or its removal and such failure continues for ten (10) business days after notice from Landlord to Tenant of such failure, Landlord may do so at Tenant's expense. Landlord shall have the right to temporarily remove any signs in connection with any repairs or maintenance in or upon the Building(s). The term "sign" as used in this Section shall include all signs, designs, monuments, displays, advertising materials, logos, banners, projected images, pennants, decals, pictures, notices, lettering, numerals or graphics.
For so long as Tenant leases all Buildings within the Site, no other sign shall be placed in, on or around the Building(s) and/or the Site (except for the Building directory) which identifies any person, company or entity other than Tenant. Under no circumstances shall the Site be named after or referred to utilizing the name of anyone other than Tenant. Landlord further agrees that it will not grant any tenant or any one else signage on the monument sign which is larger in size or higher than Tenant's signage. Tenant's exterior signage rights hereunder shall be personal to the original Tenant named herein and an Affiliate thereof, except that Landlord shall authorize a transfer of such rights to a permitted assignee or subtenant (regardless of whether Tenant is then leasing all Buildings within the Site) if Landlord reasonably determines that such transfer would not impair the first class nature of the Project.
SECTION 5.3. HAZARDOUS MATERIALS.
(a) For purposes of this Lease, the term "HAZARDOUS MATERIALS" includes (i) any "hazardous material" as defined in Section 25501(o) of the California Health and Safety Code, (ii) any toxic or hazardous materials, substances, wastes or materials as defined pursuant to any other applicable state, federal or local law or regulation, and (iii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory.
(b) Tenant shall not cause or permit any Hazardous Materials to be brought upon, stored, used, generated, released or disposed of on, under, from or about the Premises (including without limitation the soil and groundwater thereunder) without the prior written consent of Landlord, which consent may be given or withheld in Landlord's sole and absolute discretion. Notwithstanding the foregoing, Tenant shall have the right, without
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obtaining prior written consent of Landlord, to utilize within the Premises standard office products that may contain Hazardous Materials (such as photocopy toner, "White Out", and the like), provided however, that (i) Tenant shall maintain such products in their original retail packaging, shall follow all instructions on such packaging with respect to the storage, use and disposal of such products, and shall otherwise comply with all applicable laws with respect to such products, and (ii) all of the other terms and provisions of this Section 5.3 shall apply with respect to Tenant's storage, use and disposal of all such products. Landlord may, in its reasonable discretion, place such conditions as Landlord deems appropriate with respect to Tenant's use of any such Hazardous Materials, and may further require that Tenant demonstrate that any such Hazardous Materials are necessary or useful to Tenant's business and will be generated, stored, used and disposed of in a manner that complies with all applicable laws and regulations pertaining thereto and with good business practices. Notwithstanding the foregoing, Tenant may use such materials as are necessary for Broadcom's research and development operations as long as it complies with all applicable laws.
(c) Prior to the execution of this Lease, Tenant shall complete, execute and deliver to Landlord an Environmental Questionnaire and Disclosure Statement (the "ENVIRONMENTAL QUESTIONNAIRE") in the form of Exhibit B attached hereto. The completed Environmental Questionnaire shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely fully on the information contained therein. On each anniversary of the Commencement Date until the expiration or sooner termination of this Lease, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials which were stored, generated, used, released and/or disposed of on, under or about the Premises for the twelve-month period prior thereto, and which Tenant desires to store, generate, use, release and/or dispose of on, under or about the Premises for the succeeding twelve-month period. In addition, to the extent Tenant is permitted to utilize Hazardous Materials upon the Premises, Tenant shall promptly provide Landlord with complete and legible copies of all the following environmental documents relating thereto: reports filed pursuant to any self-reporting requirements; permit applications, permits, monitoring reports, emergency response or action plans, workplace exposure and community exposure warnings or notices and all other reports, disclosures, plans or documents (even those which may be characterized as confidential) relating to water discharges, air pollution, waste generation or disposal, and underground storage tanks for Hazardous Materials; orders, reports, notices, listings and correspondence (even those which may be considered confidential) of or concerning the release, investigation of, compliance, cleanup, remedial and corrective actions, and abatement of Hazardous Materials; and all complaints, pleadings and other legal documents filed by or against Tenant related to Tenant's use, handling, storage, release and/or disposal of Hazardous Materials.
(d) Landlord and its agents shall have the right, but not the obligation, to inspect, sample and/or monitor the Premises and/or the soil or groundwater thereunder at any time to determine whether Tenant is complying with the terms of this Section 5.3, and in connection therewith Tenant shall provide Landlord with reasonable access to all facilities, records and personnel related thereto, provided Landlord shall provide Tenant with reasonable prior notice. If Tenant is not in compliance with any of the provisions of this Section 5.3, or in the event of a release of any Hazardous Material on, under or about the Premises caused or permitted by Tenant, its agents, employees, contractors, licensees or invitees, Landlord and its agents shall have the right, but not the obligation, without limitation upon any of Landlord's other rights and remedies under this Lease, to immediately enter upon the Premises without notice in the case of emergency, and otherwise on reasonable prior notice, and to discharge Tenant's obligations under this Section 5.3 at Tenant's expense, including without limitation the taking of emergency or long-term remedial action. Landlord and its agents shall endeavor to minimize interference with Tenant's business in connection therewith, but shall not be liable for any such interference. In addition, Landlord, at Tenant's expense, shall have the right, but not the obligation, to join and participate in any legal proceedings or actions initiated in connection with any claims arising out of the storage, generation, use, release and/or disposal by Tenant or its agents, employees, contractors, licensees or invitees of Hazardous Materials on, under, from or about the Premises.
(e) If the presence of any Hazardous Materials on, under, from or about the Premises or the Site caused by Tenant or its agents, employees, contractors, licensees or invitees results in (i) injury to any person, (ii) injury to or any contamination of the Premises or the Site, or (iii) injury to or contamination of any real or personal property wherever situated, Tenant, at its expense, shall promptly take all actions necessary to return the Premises and the Site and any other affected real or personal property owned by Landlord to the condition existing
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prior to the introduction of such Hazardous Materials and to remedy or repair any such injury or contamination, including without limitation, any cleanup, remediation, removal, disposal, neutralization or other treatment of any such Hazardous Materials. Notwithstanding the foregoing, Tenant shall not, without Landlord's prior written consent, which consent shall not be unreasonably withheld, take any remedial action in response to the presence of any Hazardous Materials on, from, under or about the Premises or the Site or any other affected real or personal property owned by Landlord or enter into any similar agreement, consent, decree or other compromise with any governmental agency with respect to any Hazardous Materials claims; provided however, Landlord's prior written consent shall not be necessary in the event that the presence of Hazardous Materials on, under or about the Premises or the Site or any other affected real or personal property owned by Landlord (i) imposes an immediate threat to the health, safety or welfare of any individual and (ii) is of such a nature that an immediate remedial response is necessary and it is not possible to obtain Landlord's consent before taking such action. To the fullest extent permitted by law, Tenant shall indemnify, hold harmless, protect and defend (with attorneys reasonably acceptable to Landlord) Landlord and any successors to all or any portion of Landlord's interest in the Premises and the Site and any other real or personal property owned by Landlord from and against any and all liabilities, losses, damages, diminution in value, judgments, fines, demands, claims, recoveries, deficiencies, costs and expenses (including without limitation attorneys' fees, court costs and other professional expenses), whether foreseeable or unforeseeable, arising directly or indirectly out of the use, generation, storage, treatment, release, on- or off-site disposal or transportation of Hazardous Materials on, into, from, under or about the Premises, the Buildings or the Site and any other real or personal property owned by Landlord caused by Tenant, its agents, employees, contractors, licensees or invitees. Such indemnity obligation shall specifically include, without limitation, the cost of any required or necessary repair, restoration, cleanup or detoxification of the Premises, the Building(s) and the Site and any other real or personal property owned by Landlord, the preparation of any closure or other required plans, whether or not such action is required or necessary during the Term or after the expiration of this Lease, and any loss of rental due to the inability to lease the Premises or any portion of the Building or Project as a result of such Hazardous Material or remediation thereof. If Landlord at any time discovers that Tenant or its agents, employees, contractors, licensees or invitees may have caused or permitted the release of a Hazardous Material on, under, from or about the Premises, the Building(s) or the Site or any other real or personal property owned by Landlord, Tenant shall, at Landlord's request, immediately prepare and submit to Landlord a comprehensive plan, subject to Landlord's approval, specifying the actions to be taken by Tenant to return the Premises, the Building(s) or the Project or any other real or personal property owned by Landlord to the condition existing prior to the introduction of such Hazardous Materials. Upon Landlord's approval of such cleanup plan, Tenant shall, at its expense, and without limitation of any rights and remedies of Landlord under this Lease or at law or in equity, immediately implement such plan and proceed to cleanup such Hazardous Materials in accordance with all applicable laws and as required by such plan and this Lease. The provisions of this Section 5.3(e) shall expressly survive the expiration or sooner termination of this Lease.
(f) Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, certain facts relating to Hazardous Materials at the Site known by Landlord to exist as of the date of this Lease, as more particularly described in Exhibit C attached hereto. Tenant shall have no liability or responsibility with respect to the Hazardous Materials facts described in Exhibit C, nor with respect to any Hazardous Materials which Tenant proves were not caused or placed on the Premises by Tenant, its agents, employees, contractors, licensees or invitees. Notwithstanding the preceding two sentences, Tenant agrees to notify its agents, employees, contractors, licensees, and invitees of any exposure or potential exposure to Hazardous Materials at the Premises that Landlord brings to Tenant's attention. Landlord hereby represents and warrants that to the best of Landlord's knowledge, other than as set forth in Exhibit C, as of the date of this Lease, no other Hazardous Materials are present in, on or around the Building or the Site. Landlord agrees to indemnify and hold harmless Tenant and Tenant's employees, agents, directors, officers and partners from claims arising from the breach of the warranty contained herein. Nothing in this Section or this Lease shall require Tenant to indemnify Landlord with respect to any Hazardous Materials which were on or in the Premises, the Building or the Site prior to the date this Lease was executed or which were placed on or in the Premises, the Building or the Site by anyone other than Tenant or Tenant's agents, contractors, subtenants or representatives.
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ARTICLE VI. COMMON AREAS; SERVICES
SECTION 6.1. UTILITIES AND SERVICES. Tenant shall be responsible for and
shall pay promptly, directly to the appropriate supplier, all charges for water,
gas, electricity, sewer, heat, light, power, telephone, telecommunications
service, refuse pickup, janitorial service, interior landscape maintenance,
interior and exterior pest control, interior and exterior window washing,
security services, exterior plumbing (back flows testing), and all other
utilities, materials and services furnished directly to Tenant or the Premises
or used by Tenant in, on or about the Premises during the Term, together with
any taxes thereon. Tenant shall provide whatever janitorial and security
services it deems appropriate for the Site and the Buildings and Landlord shall
have no responsibility for and shall not provide janitorial or security services
to the Site or the Buildings unless requested to do so by Tenant. If any
utilities or services are not separately metered or assessed to Tenant, Landlord
shall make a reasonable determination of Tenant's proportionate share of the
Actual Cost (as hereinafter defined) of such utilities and services, and Tenant
shall pay such amount to Landlord, as an item of additional rent, within thirty
(30) days after receipt of Landlord's statement or invoice therefor. For
purposes of this Lease, the term "Actual Cost" shall mean an amount equal to
actual incremental cost to Landlord to provide the applicable service or utility
to Tenant, without markup for profit. Alternatively, Landlord may elect to
include such cost in the definition of Site Costs in which event Tenant shall
pay Tenant's proportionate share of such costs in the manner set forth in
Section 4.2. *** Landlord shall not be liable for damages or otherwise for any
failure or interruption of any utility or other service furnished to the
Premises, and no such failure or interruption shall be deemed an eviction or
entitle Tenant to terminate this Lease or withhold or abate any rent due
hereunder except as otherwise provided in this Lease. Landlord shall at all
reasonable times have free access to the Building and Premises to install,
maintain, repair, replace or remove all electrical and mechanical installations
of Landlord; provided, however, that if such electrical and/or mechanical
installations are located in the Premises, Landlord shall provide Tenant with
reasonable prior notice of this intent to access same and shall follow Tenant's
reasonable instructions as to the time and manner such work is to be performed
so as to minimize disruption to Tenant's business operations.
Notwithstanding the foregoing, if for more than five (5) consecutive
business days following written notice to Landlord (the "Eligibility Period"),
(a) there is no HVAC or electricity service to all or a portion of the Premises,
or such an interruption of other essential utilities and building services, such
as fire protection or water, (b) there is any repair, maintenance or alteration
performed by Landlord, and/or (c) there is any failure by Landlord to provide
Tenant with access to the Premises or the parking areas, so that Tenant is
prevented from using and does not use all or a portion of the Premises, then
provided such interruption of services is not attributable to the fault or
neglect of Tenant, its agents, employees, contractors or subtenants or the
failure by Tenant to fulfill its responsibilities hereunder (taking into account
that Tenant shall, except as otherwise provided herein, be responsible for the
maintenance and repair of Building Systems), Tenant's rent (inclusive of Basic
rent and Operating Expenses) shall thereafter be abated in the same proportion
that the Floor Area of the Premises rendered unusable from time to time bears to
the total Floor Area of the Premises until the Premises are again usable by
Tenant. However, in the event that Tenant is prevented from conducting, and does
not conduct, its business in any portion of the Premises for a period of time in
excess of the Eligibility Period, and the remaining portion of the Building is
not sufficient to allow Tenant to effectively conduct its business therein, and
if Tenant does not conduct its business from such remaining portion, then for
such time after expiration of the Eligibility Period during which Tenant is so
prevented from effectively conducting its business therein, the rent for the
entire Building shall be abated; provided, however, if Tenant reoccupies and
conducts its business from any portion of the Building during such period, the
rent allocable to such reoccupied portion, based on the proportion that the
rentable area of such reoccupied portion of the Building bears to the total
rentable area of the Building, shall be payable by Tenant from the date such
business operations commence. The foregoing provisions shall be Tenant's sole
recourse and remedy in the event of such an interruption of services, and shall
not apply in case of damage to, or destruction of, the Premises (which shall be
governed by the provisions of Article XI of the Lease). Any disputes concerning
the foregoing provisions shall be submitted to and resolved by arbitration
pursuant to Section 22.7 of this Lease.
SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term, Landlord shall, except as provided in this Lease to the contrary, operate and maintain all exterior Common Areas within the Site in a first-class manner. The term "COMMON AREAS" shall mean all areas within the Site that are
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outside the footprint of each of the Buildings including, without limitation, parking areas and structures, driveways, sidewalks, landscaped and planted areas.
SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the use of the Common Areas in common with Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with all rules and regulations as are prescribed from time to time by Landlord. All costs incurred by Landlord for the maintenance and operation of the Common Areas shall be included in Site Costs except to the extent any particular cost incurred is related to or associated with Tenant and can be charged directly to Tenant. Tenant shall keep the Common Areas clear of any obstruction or unauthorized use related to Tenant's operations or use of Premises, including without limitation, planters and furniture. Unless caused by the negligence or willful misconduct of Landlord or its agents, contractors or employees and not covered by Tenant's insurance, nothing in this Lease shall be deemed to impose liability upon Landlord for any damage to, or loss of the property of, Tenant. As long as Tenant's access to and/or use of the Premises is not adversely affected, Landlord may temporarily close any portion of the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or for any other reason deemed sufficient by Landlord, without liability to Landlord. Notwithstanding the foregoing, Tenant shall have the right, at Tenant's sole cost and expense, to secure the entire or any portion of the perimeter of the Buildings with fencing and/or access gates, subject, however, to the prior right of review and approval of such fencing and/or access gates by Landlord, at its sole and absolute discretion, and to the approval of the City and, if required, the Ground Lessor. Conversely, Landlord shall obtain Tenant's prior reasonable approval of the kinds of any trees planted in the parking areas. For so long as Tenant leases all Buildings within the Site, except to the extent necessary for Landlord to perform its maintenance and repair obligations, Tenant may use the entire Site and the Common Areas in a reasonable manner for its own functions including employee parties, etc. so long as no nuisance is thereby created. For so long as Tenant leases all of the North Buildings and/or all of the South Buildings of the site, Tenant shall have the right to control the parking for those respective Buildings, and may install access control gating therefor approved by Landlord, the City and, if and to the extent required by the Ground Lease, the Ground Lessor. Tenant shall be solely responsible for the costs of installation, maintenance and removal of any access control or gating systems installed by Tenant.
SECTION 6.4. PARKING. At no cost to Tenant during the Lease Term, Tenant shall be entitled to the number of vehicle parking spaces set forth in Item 14 of the Basic Lease Provisions, which spaces shall be unreserved and unassigned (except that should Tenant lease all eight Buildings in the Site, Tenant may elect to make all or a portion of such spaces reserved so long as applicable code requirements are satisfied), on those portions of the Common Areas designated by Landlord for parking as depicted on Exhibit A. All parking spaces shall be used only for parking of vehicles no larger than full size passenger automobiles, sports utility vehicles, pickup trucks, carpool vehicles and vans. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or Tenant's employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those reasonably designated by Tenant for such activities. Parking within the Common Areas shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no parking of any vehicles for longer than a forty-eight (48) hour period except in situations where an employee leaves his or her car in the parking area while on a business trip, vacation or because of personal or business necessity, the parties hereby otherwise agreeing that the parking area is not to be used as a storage facility. Nothing contained in this Lease shall be deemed to create liability upon Landlord to Tenant for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant unless ultimately determined to be caused by the sole active negligence or willful misconduct of Landlord or its agents, contractors or employees. Landlord shall cause the parking area to be lighted at night and the landscaping will be subject to Tenant's consent, not to be unreasonably withheld, so as to reduce the likelihood that the trees and bushes will "shed" on vehicles. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and regulations that Landlord may reasonably deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Common Areas, taking into account that all parking on the Site will be dedicated exclusively for use by Tenant for so long as Tenant leases all eight Buildings. Landlord shall have the obligation to construct and maintain the parking areas in good condition and operate lighting facilities within the parking areas; and to do and perform such other acts in and to the parking areas and improvements therein as, in the use of good business judgment, Landlord shall determine to be advisable. Any person using the parking
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area shall observe all directional signs and arrows and any posted speed limits. In the event that Tenant fails at any time to lease all eight Buildings of the Site, Tenant understands that the parking areas shall be shared on a proportionate basis and Tenant shall not interfere with such proportionate use and enjoyment of the parking areas by other tenants. Parking areas shall be used only for parking vehicles, except that washing, waxing, cleaning or servicing of vehicles may be performed by or on behalf of Tenant as to vehicles that belong to Tenant or its employees in locations within the parking areas that will not interfere with the rights of other tenants of the Site, if any. Subject to the provisions of Section 10.5, Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant's employees, suppliers, shippers, customers or invitees, including without limitation damage from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas, except upon receipt of Landlord's consent, which will not be unreasonably withheld.
Notwithstanding anything to the contrary contained in the Lease, Tenant's parking privileges shall be available to Tenant twenty-four (24) hours per day, seven (7) days per week, every day of the year, in any location where Tenant shall maintain its parking privileges. Tenant's parking shall be non-tandem. As long as Tenant leases all eight (8) Buildings, Landlord shall "stripe" the parking lot as directed by Tenant so long as applicable code requirements are satisfied and Tenant shall have exclusive use of all parking on the Site. In addition, Tenant may load and unload trucks within the Site on any reasonable schedule determined by Tenant.
SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. As long as Tenant's access to and/or use of the Premises and Buildings shall not be adversely affected, Landlord reserves the right to make alterations or additions to the Building(s) or the Site, or to the attendant fixtures and equipment. Landlord may at any time relocate or remove parking areas (so long as reasonable substitute parking is provided to Tenant) and other Common Areas, and may add buildings and areas to the Project from time to time as long as Tenant's use of the Project and Common Areas is not adversely affected; provided that for so long as Tenant leases all eight Buildings within the Site, Landlord shall not make changes or additions to the Buildings or parking areas of the Site except as may be required by law. Subject to the provision s of Sections 6.1 and 22.9 of this Lease, no change shall entitle Tenant to any abatement of rent or other claim against Landlord, provided that the change does not deprive Tenant of reasonable access to or use of the Premises.
SECTION 6.6. LICENSE FOR GENERATOR. At any time during the Term, Tenant
shall have the right to install, in locations designated by Landlord, one (1)
generator for each Building to supply back-up electrical power to the Premises
in the event of a reduction or interruption in the supply of normal electrical
power to the Premises. Tenant's rights under this Section 6.6 shall be subject
to the following additional terms and provisions: (a) the exercise of Tenant's
rights under this Section shall be subject to Tenant's compliance, at its sole
cost and expense, with all laws and acquisition of all approvals and permits
required, from applicable governmental authorities and, if required, from Ground
Lessor; (b) the installation, maintenance, repair, monitoring and removal of the
generators shall be at Tenant's sole cost and expense; (c) if installed in the
parking areas, the space taken up by the generators shall be counted towards the
parking spaces allocated to Tenant pursuant to Item 14 of the Basic Lease
Provisions; (d) Tenant shall comply with all laws pertaining to the operation,
maintenance and monitoring of generators, along with any additional reasonable
requirements imposed by Landlord in connection therewith (including, without
limitation, Landlord's prior approval of the screening of the generators and
operational issues relating to the use of Hazardous Materials in connection
therewith), and shall provide Landlord with evidence of such compliance in such
form and at such times as Landlord requires; (e) Tenant shall maintain and
repair the generators, and shall be responsible for all reporting, monitoring,
clean up and remediation activities and costs pertaining to the generator
(including, without limitation, the obligations under Section 5.3 of the Lease
respecting Hazardous Materials used, stored and/or released from the generator);
(f) Tenant shall remove the generators and attendant screening at the expiration
or earlier termination of the Lease in accordance with the provisions of Section
15.3 of the Lease (and shall obtain a customary closure certificate from
applicable governmental authorities in connection with such removal), and shall
repair any damage to the Building or Common Areas that occurs in connection with
such removal. Landlord agrees to reasonably cooperate with Tenant, but at no
additional cost or expense to Landlord, in obtaining any required permits and
approvals for the generators.
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ARTICLE VII. MAINTAINING THE PREMISES
SECTION 7.1. TENANT'S MAINTENANCE AND REPAIR. Tenant at its sole expense shall make all repairs and replacements necessary to keep the Premises and the Building (excluding therefrom the Building Structure which is Landlord's responsibility hereunder but including all Building Systems) in good condition, excepting ordinary wear and tear and damage by casualty, including without limitation all interior glass, interior doors, door closures, hardware, fixtures, electrical, plumbing, fire life safety, access control and HVAC equipment and systems. Any damage or deterioration of the Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices by Tenant. In maintaining the Building Systems and HVAC equipment, Tenant shall comply with the normal maintenance standards and specifications followed by Landlord (which maintenance standards may be reasonably enhanced by Landlord to reflect HVAC usage by Tenant that exceeds normal office standards) and with all requirements imposed by equipment manufacturers, and shall use qualified personnel and/or vendors to perform any maintenance or repair work. Tenant shall permit representatives of Landlord access on a regular basis to inspect the equipment and systems and Tenant's maintenance thereof. Should Landlord reasonably determine that Tenant is not properly maintaining the Building Systems and equipment, then subject to Tenant's right to contest such determination pursuant to Section 22.7 below, Landlord may elect thereafter to maintain same and the costs thereof shall be included within Operating Expenses. Landlord may also elect to undertake such maintenance responsibilities if the original Tenant named herein or an Affiliate thereof is no longer occupying at least fifty percent (50%) of the Premises. All repairs and replacements shall be at least equal in quality to the original work, shall be made only by a licensed contractor approved in writing in advance by Landlord (which approval shall not be unreasonably withheld) and shall be made only at the time or times reasonably approved by Landlord, taking into account that Tenant may be the sole occupant of each Building. Any contractor utilized by Tenant shall be subject to Landlord's reasonable requirements for contractors, as modified from time to time. Landlord may impose reasonable restrictions and requirements with respect to repairs, as provided in Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. If Tenant fails to properly maintain and/or repair the Premises as herein provided following Landlord's notice and the expiration of the applicable cure period (or earlier if Landlord determines that such work must be performed prior to such time in order to avoid damage to the Premises or Building or other detriment), then Landlord may elect, but shall have no obligation, to perform any repair or maintenance required hereunder on behalf of Tenant and at Tenant's expense, and Tenant shall reimburse Landlord upon demand for all costs incurred upon submission of an invoice.
SECTION 7.2. LANDLORD'S MAINTENANCE AND REPAIR. Subject to Sections 6.1 and 7.1 and Article XI, Landlord shall provide service, maintenance and repair with respect to the Building Structure, including but not limited to the roof, foundations, and footings, Common Areas, exterior lighting, and the exterior surfaces of the exterior walls of the Building (including exterior glass), except that Tenant at its expense shall make all repairs which Landlord deems reasonably necessary as a result of the act or negligence of Tenant, its agents, employees, invitees, subtenants or contractors; provided, however, that Tenant shall be entitled to reimbursement for the cost of any such repairs to the extent the costs of such repairs is covered by insurance carried (or required to be carried) by Landlord as part of Operating Expenses. Landlord shall have the right to employ or designate any reputable person or firm, including any employee or agent of Landlord or any of Landlord's affiliates or divisions, to perform any service, repair or maintenance function. Landlord need not make any other improvements or repairs except as specifically required under this Lease, and nothing contained in this Section shall limit Landlord's right to reimbursement from Tenant for maintenance, repair costs and replacement costs as provided in Section 10.5 and elsewhere in this Lease. Except as set forth herein, Tenant understands that it shall not make repairs at Landlord's expense or by rental offset. Tenant further understands that Landlord shall not be required to make any repairs to the roof, foundations, footings, or the exterior surfaces of the exterior walls of the Building (excluding exterior glass), unless and until either Tenant has notified Landlord in writing of the need for such repair or Landlord shall otherwise have received notification thereof, and Landlord shall have a reasonable period of time thereafter to commence and complete said repair, if warranted. All costs of any maintenance, repairs and replacement on the part of Landlord provided hereunder shall be considered part of Site Costs subject to the provisions of Section 4.2.
Notwithstanding any provision in this Lease to the contrary, if Landlord shall fail to commence any repair obligations required under this Lease with respect to any full Building then being leased by Tenant within ten (10) business days following Tenant's written request for such repairs and thereafter complete such repairs with
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commercially reasonable due diligence, or if Landlord shall fail to commence any emergency repairs (i.e., repairs required to avoid imminent injury or damage or cessation of business) with respect to any such full Building being leased by Tenant within three (3) business days following written notice from Tenant and thereafter complete such repairs with commercially reasonable due diligence, then Tenant may elect to make repairs to such Building(s) at Landlord's expense by complying with the following provisions. Before making any such repair, and following the expiration of the applicable period set forth above, Tenant shall deliver to Landlord a notice for the need for such repair ("SELF-HELP NOTICE"), which notice shall specifically advise Landlord that Tenant intends to exercise its self-help right hereunder. Should Landlord fail, within five (5) business days following receipt of the Self-Help Notice (or within two (2) business days following notice in the event of necessary emergency repairs), to commence the necessary repair or to make other arrangements reasonably satisfactory to Tenant, then Tenant shall have the right to make such repair on behalf of Landlord. Landlord agrees that Tenant will have access to the Building Systems and Building Structure within the applicable Buildings to the extent necessary to perform the work contemplated by this Section. In the event Tenant takes such action, and such work will affect the Building Structure and/or the Building Systems, Tenant shall use only those contractors used or approved by Landlord in the Building for work on such Building Structure or Building Systems unless such contractors are unwilling or unable to immediately perform, or timely and competitively perform, such work, in which event Tenant may utilize the services of any other qualified contractor which normally and regularly performs similar work in Comparable Buildings in the area. Tenant shall provide Landlord with a reasonably detailed invoice together with reasonable supporting evidence of the costs reasonably and actually incurred. Landlord shall either reimburse Tenant for the reasonable costs of such repairs within thirty (30) days following receipt of Tenant's invoice for such costs or deliver a written objection stating with specificity the reasons Landlord disputes Tenant's actions or the amounts. If Landlord fails to pay Tenant's invoice within such thirty (30) day period or deliver a written objection, Tenant shall have the right to offset such costs against Basic Rent next coming due under this Lease. If Landlord delivers to Tenant, within thirty (30) days, a written objection to the payment of such invoice, setting forth Landlord's reasons for its claim that such action did not have to be taken by Landlord pursuant to the terms of this Lease or that the charges are excessive (in which case Landlord shall pay the amount it contends would not have been excessive), then Tenant shall not then be entitled to offset any amount from rent, but as Tenant's sole remedy, the dispute shall be resolved by arbitration pursuant to Section 22.7 hereof. If Tenant prevails in the arbitration, the amount of the award shall include interest at the Interest Rate (from the time of each expenditure by Tenant until the date Tenant receives such amount by payment or offset and attorneys' fees and related costs). If Landlord fails to pay the amount of the award within thirty (30) days from the date of the award, the amount of the award may be deducted by Tenant from the Basic Rent next due and owing under the Lease. Tenant shall be responsible for obtaining any necessary governmental permits before commencing the repair work. Tenant shall be liable for any damage, loss or injury resulting from said work to the extent of Tenant's or its agent's, employee's or contractor's negligence.
SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions,
fixtures or improvements ("ALTERATIONS") to the Premises or the Building without
the prior written consent of Landlord, which consent shall be granted or
withheld in accordance with the Design Approval Criteria standards set forth in
Exhibit X hereto. Notwithstanding the foregoing, Landlord's consent shall not be
required for any cosmetic alterations, additions or improvements to the Premises
which cost less than One Hundred Thousand Dollars ($100,000.00) in the aggregate
during any twelve (12) month period and which do not (i) create a Design Problem
or incorporate Non-Standard Improvements (as those terms are defined in Exhibit
X) or (ii) require any governmental permit as a prerequisite to the construction
thereof. Landlord may in its reasonable discretion establish reasonable
requirements as to the manner and time of performance of such work for any
Partial Building Space. Landlord shall in all events, whether or not Landlord's
consent is required, have the right to reasonably approve the contractor
performing the installation and removal of Alterations and Tenant shall not
permit any contractor not approved by Landlord to perform any work on the
Premises or on the Building. Tenant shall obtain all required permits for the
installation and removal of Alterations and shall perform the installation and
removal of Alterations in compliance with all applicable laws, regulations and
ordinances, including without limitation the Americans with Disabilities Act,
all covenants, conditions and restrictions affecting the Site, and the Rules and
Regulations as described in Article XVII. Landlord shall be entitled to a
supervision fee in the amount of *** of the cost of the Alterations; provided
that no such fee shall be imposed for any Alteration project that does not
require a governmental permit or that costs less than *** in the aggregate.
Under no circumstances shall Tenant make any Alterations which incorporate any
Hazardous Materials, including without limitation asbestos-containing
construction materials into the Premises, the Building or the Common Area. If
any governmental entity requires, as a condition to any proposed Alterations by
Tenant, that
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improvements be made to the Common Areas, and if Landlord consents to such improvements to the Common Areas pursuant to the consent standard set forth herein, then Tenant shall, at Tenant's sole expense, make such required improvements to the Common Areas in such manner, utilizing such materials, and with such contractors, architects and engineers as Landlord may require in its reasonable discretion; provided, however, that Tenant shall not be required to make any modification of or addition to the Building Structure, Building Systems and/or the exterior portions of the Site (including without limitation, the Common Areas) except and to the extent required because of (a) Tenant's use of all or a portion of the Premises for other than normal and customary office operations, or (b) Non-Standard Improvements installed by Tenant. Any request for Landlord's consent to any proposed Alterations shall be made in writing and shall contain architectural plans describing the work in detail reasonably satisfactory to Landlord. Should the work proposed by Tenant and consented to by Landlord modify the basic floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord's systems and standards. Unless Landlord otherwise agrees in writing, all Alterations permanently affixed to the Premises, the Building or to the Common Area (excluding moveable trade fixtures, equipment and furniture), including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term; provided that Landlord may, by notice to Tenant given at the time Tenant requests Landlord's consent to any Alteration, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any of the Alterations installed either by Tenant or by Landlord at Tenant's request, and to repair any damage to the Premises, the Building or the Common Area arising from that removal; provided further, however, that Tenant shall not be required to remove the Tenant Improvements constructed in accordance with Exhibit X or any normal and customary business office improvements utilizing only Standard Improvements (as defined in Exhibit X), and Tenant may, in connection with the making of alterations, additions or improvements to the Premises approved by Landlord, remove, alter or replace any prior permanent alterations, additions or improvements previously made to the Premises.
SECTION 7.4. MECHANIC'S LIENS. Tenant shall remove any liens arising out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon request by Landlord, Tenant shall promptly (but in no event later than five (5) business days following such request) cause any such lien to be released by any legal means and/or by posting a bond in accordance with California Civil Code Section 3143 or any successor statute. In the event that Tenant shall not, within thirty (30) days following notice of the imposition of any lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it deems proper, including payment of or defense against the claim giving rise to the lien. All expenses so incurred by Landlord, including Landlord's attorneys' fees, and any consequential or other damages incurred by Landlord arising out of such lien, shall be reimbursed by Tenant upon demand, together with interest from the date of payment by Landlord at the maximum rate permitted by law until paid. Tenant shall give Landlord no less than twenty (20) days' prior notice in writing before commencing construction of any kind on the Premises or Common Area and shall again notify Landlord that construction has commenced, such notice to be given on the actual date on which construction commences, so that Landlord may post and maintain notices of nonresponsibility on the Premises or Common Area, as applicable, which notices Landlord shall have the right to post and which Tenant agrees it shall not disturb. Tenant shall also provide Landlord notice in writing within ten (10) days following the date on which such work is substantially completed.
SECTION 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times, upon reasonable prior written notice (except in emergencies, when no notice shall be required), have the right to enter the Premises to inspect them, to supply services in accordance with this Lease, to have access to install, repair, maintain, replace or remove all electrical and mechanical installations of Landlord and to protect the interests of Landlord in the Premises, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the last one hundred and eighteen (18) months of the Term or when an uncured Tenant Event of Default exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Except for mutually agreed upon times for regularly scheduled services (such as janitorial services) and except in the event of emergencies, Landlord agrees that Tenant may elect to have a representative accompany any entry by Landlord. Furthermore, any entry by Landlord shall be accomplished as expeditiously as reasonably possible and in a manner so as to cause as little interference to Tenant as reasonably possible. Landlord shall have the right, if desired, to retain a key which unlocks all of the doors in the Premises,
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
excluding Tenant's vaults, safes, and Secured Areas (as defined below) and Landlord shall have the right to use any and all means which Landlord may deem proper to open the doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises obtained by Landlord shall not under any circumstances be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant from the Premises. Notwithstanding anything to the contrary set forth above, Tenant may reasonably and in good faith designate certain areas of the Premises as "Secured Areas" should Tenant require such areas for the purpose of securing certain valuable property or confidential information. Landlord may not enter such Secured Areas except in the case of emergency or in the event of a Landlord inspection, in which case Landlord shall provide Tenant with ten (10) days' prior written notice of the specific date and time of such Landlord inspection.
SECTION 7.6. COMMUNICATIONS EQUIPMENT. During the Term of this Lease, Landlord hereby grants to Tenant a license (the "LICENSE") to install, maintain and operate on the roof of the Buildings (including any subsequent buildings that may be leased in whole or part by Tenant hereunder) antennas and accompanying communications equipment not exceeding forty-eight inches (48") in height as to each antenna (collectively, the "ANTENNA"), in accordance with and subject to the terms and conditions set forth below. The Antenna shall be installed at a location designated by Landlord and reasonably acceptable to Tenant ("LICENSED AREA"). Except for equipment of the Landlord necessary to service the Buildings, no one other than Tenant shall have the right to use the roofs of full Buildings leased by Tenant. The Licensed Area shall be considered to be a part of the Premises for all purposes under the Lease (other than the payment of Basic Rent and Operating Expenses), and except as otherwise expressly provided in this Section 7.6 all provisions applicable to the use of the Premises under the Lease shall apply to the Licensed Area and its use by Tenant.
(1) Tenant shall not be obligated to pay any license fee for the use of the Licensed Area pursuant to this Section 7.6 during the Term of this Lease;
(2) Tenant shall use the Licensed Area only for the installation, operation, repair, replacement and maintenance of the Antenna and the necessary mechanical and electrical equipment to service said Antenna and for no other use or purpose. The installation of the Antenna and all equipment and facilities related thereto, including any required conduit from the Premises to the Antenna, shall be deemed to constitute an alteration subject to the provisions of Section 7.3 of the Lease, provided that Landlord shall not withhold its approval of same unless a Design Problems exist. Landlord may require appropriate screening for the Antenna as a condition of Landlord's approval of the installation of the Antenna;
(3) The Antenna shall be used only for transmitting and/or receiving data, audio and/or video signals to and from Tenant's facilities within the Premises for Tenant's use, and shall not be used or permitted to be used by Tenant for purposes of broadcasting signals to the public or to provide commercial telecommunications or other communications transmitting or receiving services to any third parties;
(4) In the event any other communications system or broadcast or receiving facilities are operating in the area, Tenant shall at all times during the term of the License conduct its operations so as to ensure that such system or facilities shall not be subjected to harmful interference as a result of such operations by Tenant. Upon notification from Landlord of any such interference, Tenant agrees to immediately take the necessary steps to correct such situation, and Tenant's failure to do so shall be deemed a default under the terms of this Lease.
(5) During the term of the License, Tenant shall comply with any standards promulgated by applicable governmental authorities or otherwise reasonably established by Landlord regarding the generation of electromagnetic fields. Any claim or liability resulting from the use of the Antenna or the Licensed Area shall be subject to the indemnification provisions of this Lease applicable to Tenant's use of the Premises;
(6) During the term of the License, Tenant shall pay all taxes attributable to the Antenna and other equipment owned and installed by Tenant, and Tenant shall assure and provide Landlord with evidence that the Licensed Area and Tenant's use thereof are subject to the insurance coverages otherwise required to be maintained by Tenant as to the Premises pursuant to Exhibit D; and
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(7) Upon the expiration or sooner termination of the Lease, Tenant shall remove the Antenna and all related equipment and facilities, including any conduit from the Premises to the Antenna, from the Licensed Area and any other portions of the Building within or upon which the same may be installed, and shall restore the Licensed Area and all other areas affected by such removal to their original condition, reasonable wear and tear excepted, all at its sole cost and expense.
SECTION 7.7. COMMUNICATION VENDORS. Tenant shall have the right to select all required communications vendors for the Premises, and such vendors shall be allowed reasonable access to the Buildings and the Common Areas and the risers within the Buildings without charge (including easements, if necessary) to supply communications service during the Term of this Lease. In addition, for so long as Tenant is leasing all of the Buildings in the Site, Tenant shall have the exclusive use (and the right to the non-exclusive use if Tenant is not leasing all of the Buildings, in each case so long and to the extent a Design Problem is not created) of any interconnecting telecommunications conduit installed linking the Buildings within the Site; provided that Tenant shall be solely responsible for the maintenance of such conduit and for removing its cabling at the end of the Lease Term.
ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT'S PROPERTY
Tenant shall be liable for and shall pay, at least ten (10) days before delinquency, all taxes and assessments levied against all personal property of Tenant located in the Premises, and, if required by Landlord, against all improvements to the Premises made by Landlord (at Tenant's request) or Tenant which are above Landlord's Project standard in quality and/or quantity for comparable space within the Project ("ABOVE STANDARD IMPROVEMENTS"), and against any Alterations (as defined in Section 7.3) made to the Premises or the Building by or on behalf of Tenant. If possible, Tenant shall cause its personal property, Above Standard Improvements and Alterations to be assessed and billed separately from the real property of which the Premises form a part. If any taxes required to be paid by Tenant on Tenant's personal property, Above Standard Improvements and/or Alterations are levied against Landlord or Landlord's property and if Landlord pays the same, or if the assessed value of Landlord's property is increased by the inclusion of a value placed upon the personal property, Above Standard Improvements and/or Alterations of Tenant and if Landlord pays the taxes based upon the increased assessment, Landlord shall have the right to require that Tenant pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the assessment. In calculating what portion of any tax bill which is assessed against Landlord separately, or Landlord and Tenant jointly, is attributable to Tenant's Above Standard Improvements, Alterations and personal property, Landlord's reasonable determination shall be conclusive.
ARTICLE IX. ASSIGNMENT AND SUBLETTING
SECTION 9.1. RIGHTS OF PARTIES.
(a) Notwithstanding any provision of this Lease to the contrary, and except as to transfers expressly permitted without Landlord's consent pursuant to Sections 9.4 and 9.5, Tenant will not, either voluntarily or by operation of law, assign, sublet, encumber, or otherwise transfer all or any part of Tenant's interest in this Lease or the Premises, or permit the Premises to be occupied by anyone other than Tenant, without Landlord's prior written consent, which consent shall not unreasonably be withheld conditioned or delayed in accordance with the provisions of Section 9.1(b). Except as to transfers expressly permitted without Landlord's consent pursuant to Sections 9.4 and 9.5 no assignment (whether voluntary, involuntary or by operation of law) and no subletting shall be valid or effective without Landlord's prior written consent and, at Landlord's election, any such assignment or subletting shall be void and of no force and effect. Landlord shall not be deemed to have given its consent to any assignment or subletting by any course of action other than written consent.
(b) If Tenant desires to transfer an interest in this Lease or the Premises, it shall first notify Landlord of its desire and shall submit in writing to Landlord: (i) the name and address of the proposed transferee; (ii) the nature of any proposed transferee's business to be carried on in the Premises; (iii) the terms and provisions of any proposed sublease, assignment or other transfer, including a copy of the proposed assignment, sublease or transfer form; (iv) a completed Environmental Questionnaire from the proposed assignee, subtenant or transferee;
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(v) any other information reasonably requested by Landlord and reasonably
related to the transfer and (vi) the fee described in Section 9.1(e). Except as
provided in Section 9.1 (c), Landlord shall not unreasonably withhold its
consent so long as: (1) the use of the Premises will be consistent with the
provisions of this Lease; (2) insurance requirements of the proposed assignee or
subtenant shall be brought into conformity with Landlord's then current leasing
practice provided such practice is comparable to the practices of landlords of
Comparable Buildings; (3) a proposed subtenant or assignee demonstrates to the
reasonable satisfaction of Landlord that it is financially responsible to
undertake the financial obligations of the transfer by providing credit
enhancements such as letters of credit guarantees and the like and/or by
submission to Landlord of all reasonable information as requested by Landlord
concerning the proposed subtenant or assignee, including, but not limited to, a
balance sheet of the proposed subtenant or assignee as of a date within ninety
(90) days of the request for Landlord's consent, statements of income or profit
and loss of the proposed subtenant or assignee for the two-year period preceding
the request for Landlord's consent (or, if shorter, for whatever period the
subtenant or assignee has been in business), and/or a certification signed by
the proposed subtenant or assignee that it has not been evicted at any other
leased premises for the 3-year period preceding the request for Landlord's
consent (except that this requirement shall not be imposed if the financial
standing of the original Tenant hereunder is at least comparable to such
standing as of December 1, 2004); (4) the proposed transferee is not an existing
tenant of the Site (except that this restriction shall not apply if Landlord
does not have sufficient available space in the Site to accommodate the proposed
transferee); (5) the proposed transfer will not impose material additional
security or other burdens on Landlord; and (6) the proposed transferee has been
approved by the Ground Lessor.
If Landlord consents to the proposed transfer, Tenant may effect the transfer upon the terms described in the information furnished to Landlord; provided that any material change in the terms shall be subject to Landlord's consent as set forth in this Section 9.1. Landlord shall approve or disapprove any requested transfer within ten (10) business days following receipt of Tenant's written request, the information set forth above, and the fee set forth below, and any failure by Landlord to respond within such ten (10) business day period shall be deemed to be Landlord's consent thereto.
(c) Notwithstanding anything to the contrary contained in this
Article IX, in the event that Tenant contemplates an assignment of this Lease,
or a sublease of all or a portion of the Premises for substantially the
remainder of the Term of this Lease ("CONTEMPLATED TRANSFER"), then Tenant shall
give Landlord notice ("INTENTION TO TRANSFER NOTICE") of such Contemplated
Transfer. The Intention to Transfer Notice shall specify the portion and amount
of rentable square feet of the Premises which Tenant intends to transfer
("CONTEMPLATED TRANSFER SPACE"), the contemplated date of the commencement of
the Contemplated Transfer ("CONTEMPLATED EFFECTIVE DATE") and shall state that
it is an assignment or a sublease of the Contemplated Transfer Space for
substantially all of the remainder of the Term of this Lease, and shall specify
that such Intention to Transfer Notice is delivered to Landlord pursuant to this
Section 9.1(c) in order to allow Landlord to elect to recapture the Contemplated
Transfer Space. Thereafter, Landlord shall have the option, by giving written
notice to Tenant within fifteen (15) business days after receipt of such
Intention to Transfer Notice, to recapture such Contemplated Transfer Space upon
the basic terms and conditions specified in the Intention to Transfer Notice. In
the event Landlord does not give such written recapture notice to Tenant within
such fifteen (15) business day period, Tenant shall have one hundred eighty
(180) days thereafter within which to effect the transfer in accordance with the
Intention to Transfer Notice and subject to compliance with the other provisions
of this Lease. In the event Tenant does not complete the transfer within that
180-day period, Tenant shall be required to deliver a new Intention to Transfer
Notice to Landlord and repeat the provisions of this Section. In the event the
recapture option is exercised by Landlord, this Lease shall be canceled and
terminated with respect to the Contemplated Transfer Space as of the
Contemplated Effective Date. In the event of a recapture by Landlord, if this
Lease shall be canceled with respect to less than the entire Premises, (i) the
rent reserved herein shall be prorated on the basis of the number of rentable
square feet retained by Tenant in proportion to the number of rentable square
feet contained in the Premises, and this Lease as so amended shall continue
thereafter in full force and effect, and upon the request of either party, the
parties shall execute written confirmation of the same, (ii) Landlord shall
install, on a commercially reasonable basis, any corridor and/or demising wall,
at Landlord's expense, which is required as a result of the cancellation of the
Lease with respect to less than the entire Premises, and (iii) if the recapture
results in Tenant leasing less than a full Building, then the provisions of
Section 2.4(b) above shall apply with respect to that partial Building space.
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(d) *** Tenant shall within thirty (30) days after the effective date of any such assignment or subletting deliver to Landlord a written certified statement setting forth the Transfer Costs incurred and a schedule of the time required to recover those costs. After Tenant has recovered one hundred percent (100%) of its Transfer Costs, fifty percent (50%) of the Transfer Profits shall be paid to Landlord as and when received by Tenant for the remainder of the term of such sublease of assignment. Landlord shall have the right to request copies from Tenant of documentation to support the Transfer Costs incurred and/or to have such records reviewed or audited by an employee of Landlord or an outside accountant to confirm the accuracy thereof. In the event such Transfer Costs are overstated by Tenant by more than five percent (5%), Tenant shall reimburse Landlord for its out-of-pocket costs incurred in connection with such review or audit. At Landlord's request, a written agreement shall be entered into by and among Tenant, Landlord and the proposed assignee or subtenant confirming the requirements of this subsection
(e) Tenant shall pay to Landlord a fee equal to Five Hundred Dollars ($500.00) to process any request by Tenant for an assignment, subletting or other transfer under this Lease. Tenant shall pay Landlord the sum of Five Hundred Dollars ($500.00) concurrently with Tenant's request for consent to any assignment, subletting or other transfer, and Landlord shall have no obligation to consider such request unless accompanied by such payment. Such fee is hereby acknowledged as a reasonable amount to reimburse Landlord for its costs of review and evaluation of a proposed transfer.
SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of Landlord, shall relieve Tenant of its obligation to pay rent and to perform all its other obligations under this Lease. Moreover, Tenant shall indemnify and hold Landlord harmless, as provided in Section 10.3, for any act or omission by an assignee or subtenant. Each assignee, other than Landlord, shall assume all obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for the payment of all rent, and for the due performance of all of Tenant's obligations, under this Lease. No assignment or subletting shall be effective or binding on Landlord unless documentation in form and substance reasonably satisfactory to Landlord in its reasonable discretion evidencing the transfer, and in the case of an assignment, the assignee's assumption of the obligations of Tenant under this Lease, is delivered to Landlord and both the assignee/subtenant and Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and consistent with the requirements of this Article. The acceptance by Landlord of any payment due under this Lease from any other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a waiver or estoppel to the future enforcement by Landlord of its rights under this Lease or as a consent to any subsequent transfer.
SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in each sublease:
(a) Each and every provision contained in this Lease (other than with respect to the payment of rent hereunder) is incorporated by reference into and made a part of such sublease, with "LANDLORD" hereunder meaning the sublandlord therein and "TENANT" hereunder meaning the subtenant therein and the sublet space being substituted for "Premises." Notwithstanding the foregoing, Landlord agrees that Tenant will not be in violation of this Lease if it grants subtenant lesser rights under the sublease than were granted to Tenant under this Lease or imposes greater obligations on the subtenant under the sublease than were imposed on Tenant under this Lease.
(b) Tenant hereby irrevocably assigns to Landlord all of Tenant's interest in all rentals and income arising from any sublease of the Premises, and Landlord may collect such rent and income and apply same toward Tenant's obligations under this Lease; provided, however, that until there is an Event of Default by Tenant, Tenant shall have the right to receive, collect and retain the sublease rentals. Landlord shall not, by reason of this assignment or the collection of sublease rentals, be deemed liable to the subtenant for the performance of any of Tenant's obligations under the sublease. Tenant hereby irrevocably authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that an uncured Event of Default exists in the performance of Tenant's obligations under this Lease, to pay to Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by Tenant to the contrary. Tenant shall have no right or claim against the subtenant or Landlord for any rentals so paid to Landlord.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 9.4. CERTAIN TRANSFERS. The following shall be deemed to
constitute an assignment of this Lease: (a) the sale of all or substantially all
of Tenant's assets (other than bulk sales in the ordinary course of business) or
(b) if Tenant is a corporation, an unincorporated association, a limited
liability company or a partnership, the transfer, assignment or hypothecation of
any stock or interest in such corporation, association, limited liability
company or partnership that results in a change of control of such entity.
Notwithstanding the foregoing, occupancy of all or part of the Premises by a
corporate parent, subsidiary, or affiliated companies of Tenant or of Tenant's
parent or of Tenant's subsidiary shall not be deemed an assignment or subletting
provided that such parent, subsidiary or affiliated companies were not formed as
a subterfuge to avoid the obligations of this Article IX. Furthermore, without
limiting the generality of the foregoing, Tenant may assign the Lease at any
time, or sublease all or part of the Premises, without receipt of Landlord's
consent, to any entity which acquires all or substantially all of Tenant's
business, or which is acquired in whole or in part by Tenant, or which is
controlled directly or indirectly by Tenant, or which entity controls, directly
or indirectly, Tenant ("AFFILIATE"), or which owns or is owned by the Affiliate,
so long as such transaction was not entered into as a subterfuge to avoid the
obligations and restrictions of this Lease. In connection with any such transfer
to an Affiliate, (i) if Tenant does not survive and remain in existence after
such transfer, the net worth of the successor after such transfer is at least
equal to the lower of the net worth of Tenant as of the execution of this Lease
by Landlord or the net worth of Tenant immediately prior to the date of such
transfer, evidence of which, satisfactory to Landlord, shall be presented to
Landlord prior to such transfer; (ii) Tenant shall provide to Landlord, prior to
such transfer, written notice of such transfer and such assignment documentation
and other information as Landlord may reasonably request in connection therewith
and (iii) all of the other terms and requirements of this Article shall apply
with respect to such assignment. The normal and customary issuance and transfer
of shares among and between the shareholder employees of Tenant to reflect the
addition, withdrawal or change in ownership interests of the shareholder
employees of Tenant shall not be deemed an assignment or other transfer of
Tenant's interest in this Lease.
SECTION 9.5. OCCUPANCY BY OTHERS. Tenant may allow any person or company which is a client or customer of Tenant or which is providing service to Tenant or one of Tenant's clients to occupy, during the period of such business relationship, certain portions of the Premises without such occupancy being deemed an assignment or subleasing as long as such relationship was not created as a subterfuge to avoid the obligations set forth in this Article IX, provided that any such occupancy shall be subject to the requirements of this Lease.
SECTION 9.6. ***
ARTICLE X. INSURANCE AND INDEMNITY
SECTION 10.1. TENANT'S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance described in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date.
SECTION 10.2. LANDLORD'S INSURANCE.
(a) Landlord shall provide all of the following types of insurance, with customary deductible and in amounts and coverages as may be determined by Landlord in its reasonable discretion based on the types and amounts of insurance (and deductibles) being maintained by comparable landlords of Comparable Buildings: "all risk" property insurance, subject to standard exclusions, covering the Building and/or Project, loss of rent insurance, worker's compensation insurance and commercial general liability coverage. Landlord shall not be required to carry insurance of any kind on Tenant's removable improvements or property, including, without limitation, Tenant's trade fixtures, furnishings, equipment, signs and all other items of personal property, and Landlord shall not be obligated to repair or replace that property should damage occur. All proceeds of insurance maintained by Landlord upon the Building and/or Project shall be the property of Landlord, whether or not Landlord is obligated to or elects to make any repairs. At Landlord's option, Landlord may self-insure all or any portion of the risks for which Landlord elects to provide insurance hereunder.
(b) ***
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 10.3. INDEMNITY. To the fullest extent permitted by law, Tenant
shall defend, indemnify, protect, save and hold harmless Landlord, its agents,
any and all affiliates of Landlord, including, without limitation, any
corporations or other entities controlling, controlled by or under common
control with Landlord, and the Ground Lessor from and against any and all
claims, liabilities, costs or expenses arising either before or after the
Commencement Date from Tenant's use or occupancy of the Premises, the Building
or the Common Areas, including without limitation, the use by Tenant, its
agents, employees, invitees or licensees of any recreational facilities within
the Common Areas, or from the conduct of its business, or from any activity,
work, or thing done, permitted or suffered by Tenant or its agents, employees,
invitees or licensees in or about the Premises, the Building or the Common
Areas, or from any breach in the performance of any obligation on Tenant's part
to be performed under this Lease, or from any act or negligence or willful
misconduct of Tenant or its agents, employees, visitors, patrons, guests,
invites or licensees in, on or about the Premises, the Building or the Project.
In cases of alleged negligence asserted by third parties against Landlord and/or
Ground Lessor which arise out of, are occasioned by, or in any way attributable
to Tenant, its agents', employees', contractors', licensees' or invitees' use
and occupancy of the Premises, the Building or the Common Areas, or from the
conduct of its business or from any activity, work or thing done, permitted or
suffered by Tenant or its agents, employees, invitees or licensees on Tenant's
part to be performed under this Lease, or from any negligence or willful
misconduct of Tenant, its agents, employees, licensees or invitees in, on or
about the Premises, the Building or the Site, Tenant shall accept any tender of
defense for Landlord and Ground Lessor and shall, notwithstanding any allegation
of negligence or willful misconduct on the part of the Landlord, defend Landlord
and Ground Lessor with counsel reasonably satisfactory to Landlord and protect
and hold Landlord and Ground Lessor harmless and pay all costs, expenses and
attorneys' fees incurred in connection with such litigation, provided that
Tenant shall not be liable for any such injury or damage, and Landlord shall
reimburse Tenant for the reasonable attorneys' fees and costs for the attorney
representing both parties, all to the extent and in the proportion that such
injury or damage is ultimately determined by a court of competent jurisdiction
(or in connection with any negotiated settlement agreed to by Landlord) to be
attributable to the negligence or willful misconduct of Landlord or its
authorized agents or employees. Upon Landlord's request, Tenant shall at
Tenant's sole cost and expense, retain a separate attorney reasonably selected
by Landlord to represent Landlord or Ground Lessor in any such suit if Landlord
reasonably determines that the representation of both Tenant and Landlord or
Ground Lessor by the same attorney would cause a conflict of interest; provided,
however, that to the extent and in the proportion that the injury or damage
which is the subject of the suit is ultimately determined by a court of
competent jurisdiction (or in connection with any negotiated settlement agreed
to by Landlord) to be attributable to the negligence or willful misconduct of
Landlord, Landlord shall reimburse Tenant for the reasonable legal fees and
costs of the separate attorney retained by Tenant. The provisions of this
Section shall expressly survive the expiration or sooner termination of this
Lease. Notwithstanding the foregoing, in the event it is ultimately determined
that any claim, liability or expense was caused by the negligence or willful
misconduct of Landlord, its employees, agents or contractors, then subject to
Sections 10.5 and 14.8 below, Landlord shall indemnify and hold Tenant harmless
from and against such liability or expense.
SECTION 10.4. LANDLORD'S NONLIABILITY. Except to the extent of the
negligence or willful misconduct of Landlord or its agents, contractors or
employees (but subject to Sections 10.5 and 14.8 below), Landlord shall not be
liable to Tenant, and Tenant hereby waives all claims against Landlord and
knowingly assumes the risk of for loss of or damage to any property, or loss or
interruption of business or income, or any other loss, cost, damage, injury or
liability whatsoever (including without limitation any consequential damages and
lost profit or opportunity costs) resulting from, but not limited to, Acts of
God, acts of civil disobedience or insurrection, acts or omissions of third
parties and/or of other tenants within the Project or their agents, employees,
contractors, guests or invitees, fire, explosion, falling plaster, steam, gas,
electricity, water or rain which may leak or flow from or into any part of the
Premises or from the breakage, leakage, obstruction or other defects of the
pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical
works, roof, windows or other fixtures in the Building, whether the damage or
injury results from conditions arising in the Premises or in other portions of
the Building. It is understood that any such condition may require the temporary
evacuation or closure of all or a portion of the Building. Except as provided in
Section 6.1 above and Sections 11.1 and 12.1 below, Landlord shall have no
liability (including without limitation consequential damages and lost profit or
opportunity costs) and there shall be no abatement of rent, by reason of any
injury to or interference with Tenant's business arising from the making of any
repairs, alterations or improvements to any portion of the Building, including
repairs to the Premises, nor shall any related activity by Landlord constitute
an actual or constructive eviction; provided, however, that in making repairs,
alterations or improvements, Landlord shall interfere as little as reasonably
practicable with the conduct of
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
Tenant's business in the Premises. Should Tenant elect to receive any service or products from a concessionaire, licensee or third party tenant of Landlord, Landlord shall have no liability for any services or products so provided or for any breach of contract by such third party provider. Neither Landlord nor its agents shall be liable for interference with light or other similar intangible interests. Tenant shall immediately notify Landlord in case of fire or accident in the Premises, the Building or the Project and of defects in any improvements or equipment.
SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives all rights of recovery against the other and the other's agents on account of loss and damage occasioned to the property of such waiving party to the extent that such loss or damage is required to be insured against under any "all risk" property insurance policy required by this Article X, except to the extent of any commercially reasonable deductibles under any such policy. By this waiver it is the intent of the parties that neither Landlord nor Tenant shall be liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against, or required to be insured against, under any "all-risk" property insurance policies required by this Lease (except for reasonable deductibles thereunder), even though such loss or damage might be occasioned by the negligence of such party, its agents, employees, contractors, guests or invitees. The provisions of this Section shall not limit the indemnification provisions elsewhere contained in this Lease.
SECTION 10.6. BLANKET INSURANCE/SELF INSURANCE. Notwithstanding the foregoing or anything set forth in Exhibit D, all of the insurance requirements set forth herein on the part of Tenant to be observed shall be deemed satisfied if the Premises are covered by a blanket insurance policy or, for so long as Broadcom Corporation or an Affiliate thereof remains the Tenant hereunder, if Tenant sends a letter to Landlord, signed by an authorized officer of Tenant, stating that Tenant has elected to act as a self insurer whereupon Tenant shall have the same obligations and rights, and Landlord shall have the same rights and obligations, as if Tenant was an insurance company furnishing the policies and coverages required under this Lease. Notwithstanding the foregoing, however, Tenant shall not have the right to self-insure the general liability insurance coverage required under this Lease.
ARTICLE XI. DAMAGE OR DESTRUCTION
SECTION 11.1. RESTORATION.
(a) If the Premises or the Building or a part thereof are
materially damaged by any fire, flood, earthquake or other casualty, Landlord
shall have the right to terminate this Lease upon written notice to Tenant if:
(i) Landlord reasonably determines that the full cost of repair (exclusive of
any deductible up to seven and one-half percent of the loss amount) is not
covered by Landlord's insurance that Landlord is required to maintain by this
Lease which Landlord carries and includes as part of Operating Expenses,
including without limitation earthquake insurance, plus such additional amounts
Tenant elects, at its option, to contribute, excluding however the deductible
(for which Tenant shall be responsible for Tenant's Share as an Operating
Expense); (ii) Landlord reasonably determines that the Premises cannot, with
reasonable diligence, be fully repaired by Landlord (or cannot be safely
repaired because of the presence of hazardous factors, including without
limitation Hazardous Materials, earthquake faults, and other similar dangers)
within one (1) year after the date of the damage; (iii) an uncured Event of
Default by Tenant has occurred and remains uncured at the time of such casualty;
or (iv) the material damage occurs during the final twelve (12) months of the
Term. Landlord shall notify Tenant in writing ("LANDLORD'S NOTICE") within
thirty (30) days after the damage occurs as to (A) whether Landlord is
terminating this Lease as a result of such material damage and (B) if Landlord
is not terminating this Lease, the number of days within which Landlord has
estimated that the Premises, with reasonable diligence, are likely to be fully
repaired. In the event Landlord elects to terminate this Lease, this Lease shall
terminate as of the date of Landlord's Notice. Notwithstanding the foregoing,
Landlord shall only have the right to terminate this Lease under (i) above if
Landlord terminates the leases of all tenants in the Project similarly damaged
by such casualty and such tenants have comparable rights and obligations in the
event of such casualty.
(b) If Landlord has the right to terminate this Lease pursuant to
Section 11.1(a) and does not elect to so terminate this Lease, and provided that
at the time of Landlord's Notice no uncured Event of Default exists under this
Lease, then within fifteen (15) business days following delivery of Landlord's
Notice pursuant to
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
Section 11.1(a), Tenant may elect to terminate this Lease by written notice to
Landlord, but only if (i) Landlord's Notice specifies that Landlord has
determined that the Premises cannot be repaired, with reasonable diligence,
within twelve (12) months after the date of damage (the "MAXIMUM PERIOD") or
(ii) the casualty has occurred within the final twelve (12) months of the Term
and Tenant is prevented from using the Premises for sixty (60) consecutive days
due to such damage. If Tenant fails to provide such termination notice within
such fifteen (15) business day period, Tenant shall be deemed to have waived any
termination right under this Section 11.1(b) or any other applicable law.
(c) In the event that neither Landlord nor Tenant terminates this Lease pursuant to this Section 11.1 as a result of material damage to the Building resulting from a casualty, Landlord shall, except as provided in subsection (e) below, repair all material damage to the Premises or the Building as soon as reasonably possible and this Lease shall continue in effect for the remainder of the Term. Notwithstanding the foregoing, the repair of damage to the Premises to the extent such damage is not material shall be governed by Sections 7.1 and 7.2.
Notwithstanding anything to the contrary contained in this Section 11.1(c), if the anticipated repair period set forth in Landlord's Notice was less than the Maximum Period but Landlord subsequently determines that the actual repair period will exceed the Maximum Period, then Landlord shall so notify Tenant and Tenant may, within ten (10) business days thereafter, elect to terminate this Lease effective as of the date of Landlord's notice; otherwise, the Maximum Period shall be deemed extended as set forth in the notice from Landlord. Should Landlord fail substantially to complete the restoration within the Maximum Period (as the same may be extended as aforesaid), then Tenant may elect to terminate this Lease by written notice to Landlord.
(d) From and after the sixth (6th) business day after such material damage to the Building (or such earlier date that Landlord is entitled to rent loss insurance proceeds), and ending on the sooner of the date the damage is repaired or the date this Lease is terminated, the rental to be paid under this Lease shall be abated in the same proportion that the Floor Area of the Premises that is rendered unusable by the damage from time to time bears to the total Floor Area of the Premises, as reasonably determined by Landlord. However, in the event that Tenant is prevented from conducting, and does not conduct, its business in any portion of the Premises for a period of time in excess of the Eligibility Period, and the remaining portion of the Building is not sufficient to allow Tenant to effectively conduct its business therein, and if Tenant does not conduct its business from such remaining portion, then for such time after expiration of the Eligibility Period during which Tenant is so prevented from effectively conducting its business therein, the rent for the entire Building shall be abated; provided, however, if Tenant reoccupies and conducts its business from any portion of the Building during such period, the rent allocable to such reoccupied portion, based on the proportion that the rentable area of such reoccupied portion of the Building bears to the total rentable area of the Building, shall be payable by Tenant from the date such business operations commence.
(e) Landlord shall not be required to repair or replace any improvements or fixtures that Tenant is obligated to repair or replace pursuant to Section 7.1 or any other provision of this Lease.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(f) Tenant shall fully cooperate with Landlord in removing Tenant's personal property and any debris from the Premises to facilitate all inspections of the Premises and the making of any repairs. Notwithstanding anything to the contrary contained in this Lease, if Landlord in good faith believes there is a risk of injury to persons or damage to property from entry into the Building or Premises following any damage or destruction thereto, Landlord may restrict entry into the Building or the Premises by Tenant, its employees, agents and contractors in a non-discriminatory manner, without being deemed to have violated Tenant's rights of quiet enjoyment to, or made an unlawful detainer of, or evicted Tenant from, the Premises. Upon request, Landlord shall consult with Tenant to determine if there are safe methods of entry into the Building or the Premises solely in order to allow Tenant to retrieve files, data in computers, and necessary inventory, subject however to all indemnities and waivers of liability from Tenant to Landlord contained in this Lease and any additional indemnities and waivers of liability which Landlord may require.
(g) If Landlord has the right, and elects to terminate the Lease as to one or more of the Buildings, but not all of the Buildings constituting the Premises, then by notice to Landlord given within sixty (60) days following Landlord's election to terminate but prior to the commencement by Landlord of reconstruction, Tenant may terminate the Lease as to one or more of the remaining Buildings on the date set forth in the termination notice which date must be within one (1) year of the date such damage initially occurred.
SECTION 11.1. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without limitation Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law.
ARTICLE XII. EMINENT DOMAIN
SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority. In the event title to a portion of the Building(s) or Project, whether or not including a portion of the Premises, is taken or sold in lieu of taking, and if the Lease is not or cannot be terminated, Landlord must, if possible, restore the Building(s) in such a way as to not alter the Premises materially. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the part of the Premises of which, Tenant is deprived on account of the taking and restoration as provided in Section 6.1. Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant; provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for, the taking of personal property and fixtures belonging to Tenant, the unamortized cost of the Tenant Improvements or other alterations to the extent paid for by Tenant, or relocation or business interruption expenses recoverable from the taking authority.
SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed ninety (90) days.
SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking of the parking area such that Landlord can no longer provide sufficient parking to comply with this Lease, Landlord may substitute reasonably equivalent parking in a location reasonably close to the Building(s); provided that if Landlord fails to make that substitution within ninety (90) days following the taking and if the taking materially impairs Tenant's use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by written notice to Landlord. If this Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE; FINANCIALS
SECTION 13.1. SUBORDINATION. At the option of Landlord, the Ground Lessor, or any lender of Landlord's that obtains a security interest in the Building, this Lease shall be either superior or subordinate to the Ground Leases and to all ground or underlying leases, mortgages and deeds of trust, if any, which may hereafter affect the Building, and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, that so long as no Event of Default exists under this Lease, Tenant's possession and quiet enjoyment of the Premises shall not be disturbed and this Lease shall not terminate in the event of termination of any such ground or underlying lease, or the foreclosure of any such mortgage or deed of trust, to which this Lease has been subordinated pursuant to this Section. Tenant shall execute and deliver any commercially reasonable documents or agreements requested by Landlord or such lessor or lender which provide Tenant with the non-disturbance protections set forth in this Section. In the event of a termination or foreclosure, Tenant shall, subject to the provisions of Section 12.5 of the Ground Leases, become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms and conditions as are contained in this Lease, and shall execute any instrument reasonably required by Landlord's successor for that purpose. Tenant shall also, upon written request of Landlord, execute and deliver all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage or deed of trust (provided that such instruments include the nondisturbance and attornment provisions set forth above), or, if requested by Landlord, to subordinate, in whole or in part, any ground or underlying lease or the lien of any mortgage or deed of trust to this Lease.
SECTION 13.2. GROUND LESSOR NDAA. Landlord hereby represents and warrants that, as of the date hereof, there are no ground leases (except for the Ground Leases described above) and no mortgages and/or deeds of trust affecting the Project. Furthermore, and notwithstanding the foregoing to the contrary, Landlord agrees to provide Tenant with a commercially reasonable non-disturbance and attornment agreement ("NDAA") in favor of Tenant from the current Ground Lessor concurrently with the execution of the Lease in substantially the form of Exhibit Z attached to this Lease. Landlord also agrees to provide Tenant with a commercially reasonable NDAA from any ground lessor, mortgagor, lien holder or deed of trust holder of Landlord who later come(s) into existence at any time prior to the expiration of the Term of the Lease, as it may be extended, in consideration of, and as a condition precedent to, Tenant's agreement to be bound by this Section.
SECTION 13.3. ESTOPPEL CERTIFICATE.
(a) Tenant shall, at any time upon not less than ten (10) business days prior written notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may reasonably require, a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease, as modified, is in full force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant's actual knowledge as of the date thereof, there are no uncured defaults on the part of Landlord, or specifying each default if any are claimed, and (iii) setting forth all further information that Landlord or any purchaser or encumbrancer may reasonably require. Tenant's statement may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Building(s) or Project.
(b) Notwithstanding any other rights and remedies of Landlord, Tenant's failure to deliver any estoppel statement within the provided time shall be conclusive upon Tenant that (i) this Lease is in full force and effect, without modification except as may be represented by Landlord, (ii) there are no uncured Events of Default in Landlord's performance, and (iii) not more than one month's rental has been paid in advance.
(c) Landlord hereby agrees to execute and deliver to Tenant an estoppel certificate for the benefit of a transferee or lender of Tenant containing the same types of information, and within the same periods of time, as are set forth above, except such changes as are reasonably necessary to reflect that the estoppel certificate is being granted and signed by Landlord to Tenant's lender, assignee or sublessee, rather than from Tenant to Landlord or to a lender or purchaser. Notwithstanding anything to the contrary set forth in this Lease, neither Landlord nor Tenant will be appointed to act as power of attorney to sign for the other.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 13.4. FINANCIALS. Upon request by Landlord in connection with the sale or financing of the Site or a portion thereof, Tenant shall deliver to Landlord Tenant's current financial statements, certified true, accurate and complete by the chief financial officer of Tenant, including a balance sheet and profit and loss statement for the most recent prior year, or, in the event Tenant is a publicly traded corporation on a nationally recognized stock exchange, then in lieu of the foregoing, Tenant shall provide its current financial reports filed with the Securities and Exchange Commission (either of the foregoing being collectively referred to as the "STATEMENTS"), which Statements shall accurately and completely reflect the financial condition of Tenant. Landlord agrees that it will keep the Statements confidential (unless otherwise available to the public), except that Landlord shall have the right to deliver the same to any proposed purchaser or encumbrancer of all or any portion of the Site.
ARTICLE XIV. EVENTS OF DEFAULT AND REMEDIES
SECTION 14.1. TENANT'S DEFAULTS. The occurrence of any one or more of the following events shall constitute an "EVENT OF DEFAULT" BY TENANT:
(a) The failure by Tenant to make any payment of Basic Rent or additional rent required to be made by Tenant, as and when due, where the failure continues for a period of five (5) business days after receipt by Tenant of written notice from Landlord that such payment was not made when due; provided, however, that any such notice shall be in addition to and not in lieu of, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. For purposes of these Events of Default and remedies provisions, the term "ADDITIONAL RENT" shall be deemed to include all amounts of any type whatsoever other than Basic Rent to be paid by Tenant pursuant to the terms of this Lease.
(b) The failure by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by Tenant, where the failure continues for a period of thirty (30) days after receipt by Tenant of written notice from Landlord to Tenant; provided, however, that any such notice shall be in addition to and not in lieu of, any notice required under California Code of Civil Procedure Section 1161 and 1161(a) as amended. However, if the nature of the failure is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to have committed an Event of Default if Tenant commences the cure within thirty (30) days, and thereafter diligently pursues the cure to completion.
SECTION 14.2. LANDLORD'S REMEDIES.
(a) If an Event of Default by Tenant occurs, then in addition to any other remedies available to Landlord, Landlord may exercise the following remedies:
(i) Landlord may terminate Tenant's right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant:
(1) The worth at the time of award of the unpaid Basic Rent and additional rent which had been earned at the time of termination;
(2) The worth at the time of award of the amount by which the unpaid Basic Rent and additional rent which would have been earned after termination until the time of award exceeds the amount of such loss that Tenant proves could have been reasonably avoided;
(3) The worth at the time of award of the amount by which the unpaid Basic Rent and additional rent for the balance of the Term after the time of award exceeds the amount of such loss that Tenant proves could be reasonably avoided;
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(4) Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant's Event of Default, including, but not limited to, the cost of recovering possession of the Premises, refurbishment of the Premises, marketing costs, commissions and other expenses of reletting, including necessary repair, the unamortized portion of any tenant improvements and brokerage commissions funded by Landlord in connection with this Lease, reasonable attorneys' fees, and any other reasonable costs; and
(5) At Landlord's election, all other amounts in addition to
or in lieu of the foregoing as may be permitted by law. The term "RENT" as used
in the Lease shall be deemed to mean the Basic Rent, Tenant's Share of Operating
Expenses and any other sums required to be paid by Tenant to Landlord pursuant
to the terms of this Lease. Any sum, other than Basic Rent, shall be computed on
the basis of the average monthly amount accruing during the twenty-four (24)
month period immediately prior to the Event of Default, except that if it
becomes necessary to compute such rental before the twenty-four (24) month
period has occurred, then the computation shall be on the basis of the average
monthly amount during the shorter period. As used in Sections 14.2(a)(i) (1) and
(2) above, the "worth at the time of award" shall be computed by allowing
interest at the rate of ten percent (10%) per annum. As used in Section
14.2(a)(i)(3) above, the "worth at the time of award" shall be computed by
discounting the amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent (1%).
(ii) Landlord may elect not to terminate Tenant's right to possession of the Premises, in which event Landlord may continue to enforce all of its rights and remedies under this Lease, including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain, preserve or relet the Premises, or the appointment of a receiver to protect the Landlord's interests under this Lease, shall not constitute a termination of the Tenant's right to possession of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this Section 14.2(a)(ii), Landlord shall not unreasonably withhold its consent to an assignment or subletting of the Premises subject to the reasonable standards for Landlord's consent as are contained in this Lease.
(b) Except for maintenance and repair obligations under the Lease, Landlord shall be under no obligation to observe or perform any covenant of this Lease on its part to be observed or performed which accrues after the date of any Event of Default by Tenant unless and until the Event of Default is cured by Tenant, it being understood and agreed that the performance by Landlord of its obligations under this Lease are expressly conditioned upon Tenant's full and timely performance of its obligations under this Lease. The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by California law, Landlord may to the extent it does not result in a double recovery by Landlord pursue any or all of its rights and remedies at the same time.
(c) No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any breach or Event of Default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or Event of Default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted, regardless of Landlord's knowledge of the preceding breach or Event of Default at the time of acceptance of rent, or (ii) a waiver of Landlord's right to exercise any remedy available to Landlord by virtue of the breach or Event of Default. The acceptance of any payment from a debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or Tenant's estate shall not waive or cure a breach or Event of Default under Section 14.1. No payment by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord's right to recover the balance of the rent or pursue any other remedy available to it. No act or thing done by Landlord or Landlord's agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord's agents shall have any power to accept the keys to the Premises prior to the termination of this Lease, and the delivery of the keys to any employee shall not operate as a termination of this Lease or a surrender of the Premises. Unless Landlord has entered into a new lease for all or a portion of the Premises with a third party with whom Landlord had
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
executed a Recognition Agreement pursuant to Section 9.6 above, nothing in this Lease shall be deemed to constitute a waiver by Tenant of its right to seek a relief from forfeiture pursuant to Section 1179 of the California Code of Civil Procedure.
SECTION 14.3. LATE PAYMENTS. Any payment due to Landlord under this Lease, including without limitation Basic Rent, Tenant's Share of Operating Expenses or any other payment due to Landlord under this Lease, that is not received by Landlord within one (1) business day following the date due shall bear interest at the lesser of (i) the rate publicly announced and in effect in California, as of the date of the initial Tenant breach, by the Bank of America (or by Wells Fargo Bank if Bank of America is not then conducting business in California) as its Prime Rate or its Reference Rate or other similar benchmark, as quoted at its Los Angeles Main Branch, plus two percent (2%) and (ii) the maximum rate permitted by law ("INTEREST RATE") from the date due until fully paid. The payment of interest shall not cure any breach or Event of Default by Tenant under this Lease. In addition, Tenant acknowledges that the late payment by Tenant to Landlord of Basic Rent and Tenant's Share of Operating Expenses will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Those costs may include, but are not limited to, administrative, processing and accounting charges, and late charges which may be imposed on Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any Basic Rent or Tenant's Share of Operating Expenses due from Tenant shall not be received by Landlord or Landlord's designee within five (5) business days after receipt by Tenant from Landlord of written notice that same has not been paid when due, then Tenant shall pay to Landlord, in addition to the interest provided above, a late charge, which the Tenant agrees is reasonable, in a sum equal to the lesser of two percent (2%) of the amount overdue or Two Thousand Dollars ($2,000.00) for each delinquent payment; provided that in no event shall such late charge be less than Two Hundred Fifty Dollars ($250.00). Acceptance of a late charge by Landlord shall not constitute a waiver of Tenant's breach or Event of Default with respect to the overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies.
SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by Tenant under this Lease shall be performed at Tenant's sole cost and expense and without any abatement of rent or right of set-off (except as otherwise provided in this Lease). If Tenant fails to pay any sum of money, other than rent payable to Landlord, or fails to perform any other act on its part to be performed under this Lease, and the failure continues beyond any applicable grace period set forth in Section 14.1, then in addition to any other available remedies, Landlord may, at its election, following three (3) business days notice to Tenant (unless Tenant cures within such three (3) business day period) make the payment or perform the other act on Tenant's part. Landlord's election to make the payment or perform the act on Tenant's part shall not give rise to any responsibility of Landlord to continue making the same or similar payments or performing the same or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums paid by Landlord and all necessary incidental costs, together with interest at the Interest Rate from the date of the payment by Landlord.
SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease, and Tenant shall have no rights to take any action against Landlord, unless and until Landlord has failed to perform the obligation within thirty (30) days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord's obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the thirty (30) day period and thereafter diligently pursues the cure to completion. Upon any such default by Landlord, Tenant may exercise any of its rights provided in law or at equity, provided that such remedies shall not include termination rights except as expressly provided herein.
SECTION 14.6. EXPENSES AND LEGAL FEES. All sums reasonably incurred by Landlord or Tenant in connection with any Event of Default by Tenant or default by Landlord under Section 14.5, above, or holding over of possession by Tenant after the expiration or earlier termination of this Lease, or any action related to a filing for bankruptcy or reorganization by Tenant or Landlord, including without limitation all costs, expenses and actual accountants, appraisers, attorneys and other professional fees, and any collection agency or other collection charges, shall be due and payable to the non defaulting party on demand, and shall bear interest at the Interest Rate. Should
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
either Landlord or Tenant bring any action in connection with this Lease which results in a judgment or an award, the prevailing party shall be entitled to recover as a part of the action its reasonable attorneys' fees, and all other costs. The prevailing party for the purpose of this Section shall be determined by the trier of the facts.
SECTION 14.7. WAIVER OF JURY TRIAL. LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHTS TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT'S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. FURTHERMORE, THIS WAIVER AND RELEASE OF ALL RIGHTS TO A JURY TRIAL IS DEEMED TO BE INDEPENDENT OF EACH AND EVERY OTHER PROVISION, COVENANT, AND/OR CONDITION SET FORTH IN THIS LEASE.
SECTION 14.8. SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual partners, trustees, directors, officers or shareholders of Landlord or its constituent partners. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only from the interest of Landlord in the Project and out of the rent or other income from such property receivable by Landlord or out of consideration received by Landlord from the sale or other disposition of all or any part of Landlord's right, title or interest in the Project or from any insurance proceeds available to Landlord and no action for any deficiency may be sought or obtained by Tenant.
SECTION 14.9. INJUNCTION RELIEF. Landlord and Tenant agree that each may enforce their respective rights under this Lease by seeking specific performance remedies by arbitration or court proceedings, as appropriate.
ARTICLE XV. END OF TERM
SECTION 15.1. HOLDING OVER. This Lease shall terminate without further
notice upon the expiration of the Term, and any holding over by Tenant after the
expiration shall not constitute a renewal or extension of this Lease, or give
Tenant any rights under this Lease, except when in writing signed by both
parties. If Tenant holds over for any period after the Expiration Date (or
earlier termination) of the Term with or without the prior written consent of
Landlord, such possession shall constitute a month-to-month tenancy commencing
on the first (1st) day following the termination of this Lease and terminating
thirty (30) days following delivery of written notice of termination by either
Landlord or Tenant to the other. In such event, possession shall be subject to
all of the terms of this Lease, except that the monthly Basic Rent shall be ***
of the Basic Rent for the month immediately preceding the date of termination.
Any such monthly hold-over rental shall be appropriately prorated for any
partial calendar month so long as Tenant has provided the requisite thirty days
prior notice of termination. If Tenant fails to surrender the Premises within
forty-five (45) days following the expiration of this Lease despite demand to do
so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss
or liability, including without limitation, any claims made by any succeeding
tenant relating to such failure to surrender. The foregoing provisions of this
Section are in addition to and do not affect Landlord's right of re-entry or any
other rights of Landlord under this Lease or at law.
SECTION 15.2. PERMITTED HOLD-OVER. Notwithstanding anything to the contrary set forth above, Tenant shall have the right, upon the expiration of the original Term of this Lease or any extension thereof, to hold over in the Premises for a period not to exceed six (6) months upon the same terms and conditions that were applicable to the Premises during the last month of the Term of the Lease (except that the Basic Rent shall be *** of the Basic Rent for the final month of the Term), by giving written notice of such election to Landlord not less than eighteen (18) months prior to the scheduled Expiration Date, as it may be extended. Such notice by Tenant shall provide that it is being delivered pursuant to this Section 15.2 and shall specify the length of the hold-over period, which period shall not thereafter be subject to change by Tenant.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 15.3. MERGER ON TERMINATION. Subject to the provisions of Section 9.6, the voluntary or other surrender of this Lease by Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the Premises.
SECTION 15.4. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Subject to the provisions of 7.3 of this Lease, upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear, damage by casualty and repairs which are Landlord's obligation excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all personal property and debris, except for any items that Landlord may by written authorization allow to remain as provided in Section 7.3. Tenant shall repair all damage to the Premises resulting from the removal, which repair shall include the repair of structural damage, provided that Tenant shall not be required to patch carpeting or paint walls. If Tenant shall fail to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the actual and reasonable cost to Landlord shall be additional rent payable by Tenant upon demand. If Tenant fails to remove Tenant's personal property from the Premises upon the expiration of the Term, Landlord may upon three (3) business days notice to Tenant referencing this Section 15.4, remove, store, dispose of and/or retain such personal property, at Landlord's option, in accordance with then applicable laws, all at the expense of Tenant. If requested by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an instrument in writing releasing and quitclaiming to Landlord all right, title and interest of Tenant in the Premises.
ARTICLE XVI. PAYMENTS AND NOTICES
All sums payable by Tenant to Landlord shall be deemed to be rent under this Lease and shall be paid, without deduction or offset (except as otherwise provided in this Lease), in lawful money of the United States to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, as for example in the payment of Basic Rent and the Tenant's Share of Operating Costs pursuant to Sections 4.1 and 4.2, then any payment from either party shall be due and payable within twenty (20) days after delivery to such party, at its notice address herein, of written demand and supporting invoices/documentation with respect thereto. All payments requiring proration shall be prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. Any notice, election, demand, consent, approval or other communication to be given or other document to be delivered by either party to the other may be delivered in person or by courier or overnight delivery service to the other party, or may be deposited in the United States mail, duly registered or certified, postage prepaid, return receipt requested, and addressed to the other party at the address set forth in Item 12 of the Basic Lease Provisions. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address for notices.
ARTICLE XVII. RULES AND REGULATIONS
Subject to the preamble to Exhibit E, Tenant agrees to observe faithfully and comply with the Rules and Regulations, attached as Exhibit E, and any reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and published by written notice to tenants by Landlord for the safety, care, security, good order, or cleanliness of the Premises, Building, Site and Common Areas; provided, however, that no amendments, modifications or additions shall interfere with Tenant's permitted use of the Premises or materially decrease Tenant's rights under this Lease. Landlord shall not be liable to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition in any lease by any other tenant or such tenant's agents, employees, contractors, guests or invitees. One or more waivers by Landlord of any breach of the Rules and Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of that rule or any other. Landlord shall not enforce the Rules and Regulations in an unreasonable or discriminatory manner or in a manner which shall unreasonably interfere with or restrict the normal and customary use of the Premises by Tenant for normal and customary business office operations. In the case of any conflict between the Rules and Regulations and this Lease, this Lease shall be controlling.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
ARTICLE XVIII. BROKER'S COMMISSION
The parties recognize as the broker(s) who negotiated this Lease the firm(s), if any, whose name(s) is (are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) unless otherwise provided in this Lease. Landlord and Tenant warrant that they have had no dealings with any other real estate broker or agent in connection with the negotiation of this Lease, and Landlord and Tenant agree to indemnify and hold the other harmless from any cost, expense or liability (including reasonable attorneys' fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by Landlord or Tenant, as applicable, in connection with the negotiation of this Lease. The foregoing agreement shall survive the termination of this Lease.
ARTICLE XIX. TRANSFER OF LANDLORD'S INTEREST
In the event of any transfer of Landlord's interest in the Premises, the transferor shall be automatically relieved of all further obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that such transferee assumes the obligations as to which Landlord is being relieved, and the transferor shall be relieved of any obligation to pay any funds in which Tenant has an interest to the extent that such funds have been turned over, subject to that interest, to the transferee and Tenant is notified of the transfer as required by law. It is intended that the covenants and obligations contained in this Lease on the part of Landlord shall, subject to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to their respective successive periods of ownership.
ARTICLE XX. INTERPRETATION
SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words "LANDLORD" and "TENANT" shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others.
SECTION 20.2. HEADINGS. The captions and headings of the articles and sections of this Lease are for convenience only, are not a part of this Lease and shall have no effect upon its construction or interpretation.
SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as Tenant or Landlord , the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including, but not limited to, any renewal, extension, termination or modification of this Lease.
SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended, or shall be construed, to grant to any person other than Landlord and Tenant and their successors and assigns any rights or remedies under this Lease.
SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease.
SECTION 20.6. CONTROLLING LAW/VENUE. This Lease shall be governed by and interpreted in accordance with the laws of the State of California. Any litigation commenced concerning any matters whatsoever arising out of or in any way connected to this Lease shall be initiated in the Superior Court of the county in which the Project is located.
SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.
SECTION 20.8. WAIVER AND CUMULATIVE REMEDIES. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act by one of the parties shall not be deemed to render unnecessary the obtaining of that party's consent to any subsequent act. No breach by Tenant or Landlord of this Lease shall be deemed to have been waived by the other party unless the waiver is in a writing signed by Landlord or Tenant, as applicable. The rights and remedies of Landlord and Tenant under this Lease shall be cumulative and in addition to any and all other rights and remedies which Landlord and Tenant may have.
SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section shall not operate to excuse Tenant from the prompt payment of rent, Landlord from the payment of any sums due Tenant hereunder, or either party from the timely performance of any other obligation under this Lease within such party's reasonable control.
SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in full each and every agreement of every kind between the parties concerning the Premises, the Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or practices, except those contained in this Lease, are superseded and of no further effect. Tenant and Landlord waive their respective rights to rely on any representations or promises made by the other or others which are not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the provisions of this Lease, any statute, law, or custom to the contrary notwithstanding.
SECTION 20.11. QUIET ENJOYMENT. So long as an Event of Default shall not have occurred under this Lease, and subject to the other provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises for the Term without hindrance or interruption by Landlord or any other person claiming by or through Landlord.
SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the respective parties and their successors and assigns.
SECTION 20.13. INTERPRETATION. This Lease shall not be construed in favor of or against either party, but shall be construed as if both parties prepared this Lease.
ARTICLE XXI. EXECUTION AND RECORDING
SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all of which shall be one and the same agreement.
SECTION 21.2. CORPORATE, LIMITED LIABILITY COMPANY AND PARTNERSHIP AUTHORITY. If Landlord or Tenant is a corporation, limited liability company or partnership, each individual executing this Lease on behalf of the corporation, limited liability company or partnership represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of the corporation, limited liability company or partnership, and that this Lease is binding upon the corporation, limited liability company or partnership in accordance with its terms.
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CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and delivered this Lease to Tenant within ten (10) business days of receipt of such fully executed Lease by Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant.
SECTION 21.4. RECORDING. Tenant shall not record this Lease without the prior written consent of Landlord. Tenant and Landlord, upon the request of the other, shall execute and acknowledge a "SHORT FORM" memorandum of this Lease for recording purposes.
SECTION 21.5. AMENDMENTS. No amendment or termination of this Lease shall be effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their respective successors in interest. No actions, policies, oral or informal arrangements, business dealings or other course of conduct by or between the parties shall be deemed to modify this Lease in any respect.
SECTION 21.6. EXECUTED COPY. Any fully executed photocopy or similar reproduction of this Lease shall be deemed an original for all purposes.
SECTION 21.7. ATTACHMENTS. All exhibits, amendments, riders and addenda attached to this Lease are hereby incorporated into and made a part of this Lease.
ARTICLE XXII. MISCELLANEOUS
SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant and Landlord acknowledge and agree, subject to the exceptions and qualifications set forth below, that the terms of this Lease are confidential and constitute proprietary information of Landlord and Tenant. Tenant and Landlord agree that they, and their respective partners, officers, directors, employees and attorneys, shall not intentionally and voluntarily disclose, by public filings or otherwise, the terms and conditions of this Lease to any other tenant or apparent prospective tenant of the Building or the Project, or to another landlord or to any media, either directly or indirectly, without the prior written consent of the other, except to disclose the location and size of the Premises and the term of the Lease; provided, however, notwithstanding the foregoing, Tenant and Landlord may disclose the terms of this Lease to prospective assignees of this Lease and prospective subtenants under this Lease, or to purchasers of the Building(s) or of the Landlord or Tenant, or to their respective lenders and/or investors, or to their lawyers, accountants, brokers and others who are providing services and need to know the terms and conditions of this Lease in connection with the providing of such services, or as otherwise required by applicable laws, including filings required by applicable government agencies.
SECTION 22.2. [INTENTIONALLY OMITTED]
SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining financing for the Project, the lender shall request reasonable modifications in this Lease as a condition to the financing, Tenant will not unreasonably withhold or delay its consent, provided that the modifications do not increase the monetary obligations of Tenant or materially increase the non-monetary obligations of Tenant or materially and adversely affect the leasehold interest created by this Lease.
SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved of its obligations hereunder shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any beneficiary of a deed of trust or mortgage covering the Building whose address has been furnished to Tenant and (b) such beneficiary is afforded a reasonable opportunity to cure the default by Landlord (which in no event shall be more than sixty (60) days), including, if necessary to effect the cure, time to obtain possession of the Building by power of sale or judicial foreclosure provided that such foreclosure remedy is diligently pursued. Tenant agrees that each beneficiary of a deed of trust or mortgage covering the Building is an express third party beneficiary hereof, Tenant shall have no right or claim
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
for the collection of any deposit from such beneficiary or from any purchaser at a foreclosure sale unless such beneficiary or purchaser shall have actually received and not refunded the deposit, and Tenant shall comply with any written directions by any beneficiary to pay rent due hereunder directly to such beneficiary without determining whether a default exists under such beneficiary's deed of trust.
SECTION 22.5. COVENANTS AND CONDITIONS. All of the provisions of this Lease shall be construed to be conditions as well as covenants as though the words specifically expressing or imparting covenants and conditions were used in each separate provision.
SECTION 22.6. SECURITY MEASURES. Landlord shall provide a security service to patrol the exterior of the Buildings and the Common Areas of the Project, but not of the Site if and for so long as Tenant leases all eight Buildings of the Site. Tenant shall be entitled, at its sole cost and expense, to provide its own security systems for the Premises and, if and for so long as Tenant leases all eight Buildings of the Site, for the Site, including without limitation, security personnel stationed at each of the Buildings and the Site and roving security personnel. Tenant's interior security systems for each Building which is entirely leased by Tenant shall not be subject to Landlord's approval thereto, provided that such systems do not interfere with any Building Systems and are removed by Tenant at its expense upon termination of this Lease. Without limiting the generality of the foregoing, Tenant shall be permitted to install security cameras on each full Building of the Site leased by Tenant, subject to any reasonable requirements imposed by Landlord for compliance with laws, cosmetic considerations, safety and the like; provided that such cameras shall be removed by Tenant at is expense upon termination of this Lease. Tenant shall not have to pay additional consideration to Landlord for its rights under this Section. Landlord shall have no obligation or right to provide security for the full Buildings leased by Tenant or, if and for so long as Tenant leases all eight Buildings of the Site, for the Site.
SECTION 22.7. ARBITRATION OF DISPUTES.
(a) EXCEPT AS SET FORTH IN SUBPARAGRAPH (b) BELOW, IN THE EVENT OF ANY CLAIMS OR DISPUTES BETWEEN LANDLORD AND TENANT ARISING OUT OF, OR RELATING TO THE LEASE, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER, EITHER PARTY MAY CAUSE THE DISPUTE TO BE SUBMITTED TO THE AMERICAN ARBITRATION ASSOCIATION ("AAA"), OR ITS SUCCESSORS, IN THE COUNTY IN WHICH THE BUILDING IS SITUATED FOR BINDING ARBITRATION BEFORE A SINGLE ARBITRATOR. NO ARBITRATION ELECTION BY EITHER PARTY PURSUANT TO THIS SUBSECTION SHALL BE EFFECTIVE IF MADE LATER THAN THIRTY (30) DAYS FOLLOWING SERVICE OF A JUDICIAL SUMMONS AND COMPLAINT BY OR UPON SUCH PARTY CONCERNING THE DISPUTE. THE ARBITRATION SHALL BE CONDUCTED IN ACCORDANCE WITH THE COMMERCIAL ARBITRATION RULES OF THE AAA, AS APPLICABLE, AND OTHERWISE PURSUANT TO THE CALIFORNIA ARBITRATION ACT (CODE OF CIVIL PROCEDURE SECTIONS 1280 ET SEQ.). NOTWITHSTANDING THE FOREGOING, THE ARBITRATOR IS SPECIFICALLY DIRECTED TO LIMIT DISCOVERY TO THAT WHICH IS ESSENTIAL TO THE EFFECTIVE PROSECUTION OR DEFENSE OF THE ACTION. THE ARBITRATOR SHALL, TO THE EXTENT APPLICABLE, FOLLOW THE SUBSTANTIVE LAW OF CALIFORNIA AND SHALL RENDER A REASONED WRITTEN DECISION WITHIN TWENTY DAYS FOLLOWING THE HEARING. THE ARBITRATOR SHALL APPORTION THE COSTS OF THE ARBITRATION, TOGETHER WITH THE ATTORNEYS' FEES OF THE PARTIES, IN THE MANNER DEEMED EQUITABLE BY THE ARBITRATOR, IT BEING THE INTENTION OF THE PARTIES THAT THE PREVAILING PARTY ORDINARILY BE ENTITLED TO RECOVER ITS REASONABLE COSTS AND FEES. JUDGMENT UPON ANY AWARD RENDERED BY THE ARBITRATOR MAY BE ENTERED BY ANY COURT HAVING JURISDICTION.
(b) THE PROVISIONS OF THIS SECTION SHALL NOT APPLY TO:
(i) ANY UNLAWFUL DETAINER ACTION INSTITUTED BY LANDLORD AS A RESULT OF A DEFAULT OR ALLEGED DEFAULT BY TENANT PURSUANT TO THIS LEASE;
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
(ii) ANY REQUEST OR APPLICATION FOR AN ORDER OR DECREE GRANTING ANY PROVISIONAL OR ANCILLARY REMEDY (SUCH AS A TEMPORARY RESTRAINING ORDER OR INJUNCTION) WITH RESPECT TO ANY RIGHT OR OBLIGATION OF EITHER PARTY TO THIS LEASE, AND ANY PRELIMINARY DETERMINATION OF THE UNDERLYING CONTROVERSY, DISPUTE, QUESTION OR ISSUE AS IS REQUIRED TO DETERMINE WHETHER OR NOT TO GRANT THE RELIEF REQUESTED OR APPLIED FOR. A FINAL AND BINDING DETERMINATION OF SUCH UNDERLYING CONTROVERSY, DISPUTE, QUESTION OR ISSUE SHALL BE MADE BY AN ARBITRATION CONDUCTED PURSUANT TO THIS SECTION AFTER AN APPROPRIATE TRANSFER UPON MOTION OR APPLICATION OF EITHER PARTY HERETO. ANY ANCILLARY OR PROVISIONAL RELIEF WHICH IS GRANTED PURSUANT TO THIS CLAUSE (iii) SHALL CONTINUE IN EFFECT PENDING AN ARBITRATION DETERMINATION AND ENTRY OF JUDGMENT THEREON PURSUANT TO THIS SECTION.
(iii) EXERCISE OF ANY REMEDIES TO ENFORCE ANY JUDGMENT ENTERED BASED UPON A DETERMINATION MADE BY ARBITRATION PURSUANT TO THIS SECTION.
SECTION 22.8. CONSENT/DUTY TO ACT REASONABLY. Except where a party is expressly given the right to consent to any matter in its sole or absolute discretion, and except for matters which could have an adverse effect on the Building Structure or Building Systems or the exterior appearance of the Building, whereupon in each such case Landlord's duty is to act in good faith and in compliance with the Lease, any time the consent of Landlord or Tenant is required, such consent shall not be unreasonably withheld, conditioned or delayed. Whenever the Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make allocations or other determinations (other than decisions to exercise expansion, contraction, cancellation, termination or renewal options), then except as otherwise provided herein, Landlord and Tenant shall act reasonably and in good faith and take no action which might result in the frustration of the reasonable expectations of a sophisticated tenant or landlord concerning the benefits to be enjoyed under the Lease
SECTION 22.9. ACCESS. Except in emergency circumstances or during periods of necessary repair, Tenant shall be granted access to the Building, the Premises and the parking provided to the Building twenty-four (24) hours per day, seven (7) days per week, every day of the year.
SECTION 22.10. SPECTRUM PREMISES.
(a) Notwithstanding the provisions of the Spectrum Leases, Tenant shall be permitted to continue to occupy the Spectrum Premises on a month-to-month hold-over basis following the expiration date of the Spectrum Leases; provided that Tenant may elect to hold-over in only a portion of the Spectrum Premises on a full building by full building basis. Landlord agrees that it shall not require Tenant to vacate the Spectrum Premises, or subject Tenant to any liability for failing to do so, prior to the date that is three (3) months following the Commencement Date of this Lease. Any such hold-over by Tenant shall be subject to all of the terms of the Spectrum Leases, and the base rent payable by Tenant shall, from the date of the hold-over until six (6) months after the Commencement Date of this Lease (if applicable), remain at the same amount in effect for the final full month of the scheduled term of the applicable Spectrum Lease, as appropriately prorated for any full buildings relinquished. In consideration of the foregoing, Tenant shall cooperate in good faith with Landlord's efforts to release the Spectrum Premises by keeping Landlord advised of Tenant's anticipated relocation schedule and providing Landlord with reasonable access to show the space to prospective tenants.
(b) Notwithstanding the provisions of the Spectrum Leases, Landlord agrees that Tenant shall not be required to remove any of the existing improvements installed within the Spectrum Premises; provided, however, that Tenant shall remain obligated to remove all of its personal property, equipment, trade fixtures and debris from the Spectrum Premises upon the vacation thereof and to repair any damage to the Spectrum Premises, normal wear and tear excepted.
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
LANDLORD: TENANT: IRVINE COMMERCIAL PROPERTY BROADCOM CORPORATION, COMPANY, a Delaware corporation a California corporation By: /s/ Clarence W. Barker By: /s/ William J. Ruehle _______________________________ ________________________________ Clarence W. Barker, William J. Ruehle, Vice President and Executive Vice President Chief Financial Officer By: /s/ William R. Halford _______________________________ William R. Halford, President, Office Properties |
*** Confidential treatment has been requested for the redacted text of this document. The confidential redacted text has been omitted and filed separately with the Securities and Exchange Commission.
CONFIDENTIAL TREATMENT REQUESTED FOR THE REDACTED PORTIONS OF THIS DOCUMENT.
EXHIBITS INTENTIONALLY OMITTED.
AVAILABLE UPON REQUEST.
Exhibit 10.39
FILED
SUPERIOR COURT OF CALIFORNIA
COUNTRY OF ORANGE
CENTRAL JUSTICE CENTER
NOV 01 2004
ALAN SLATER, Clerk of the Court
/s/ J. Frausto
BY J. FRAUSTO
IRELL & MANELLA LLP
David Siegel (Bar No. 101355)
Daniel P. Lefler (Bar No. 151253)
Harry A. Mittleman (Bar No. 172343)
Stephen Hasegawa (Bar No. 198472)
1800 Avenue of the Stars, Suite 900
Los Angeles, California 90067-4276
Telephone: (310) 277-1010
Facsimile: (310) 203-7199
IRELL
& MANELLA LLP
Layn R. Phillips (103854)
840 Newport Center Drive, Suite 500
Newport Beach, California 92660-6324
Telephone: (949) 760-0991
Facsimile: (949) 760-5200
Attorneys
for Defendants HENRY T. NICHOLAS,
III, HENRY SAMUELI, WILLIAM J. RUEHLE,
AURELIO E. FERNANDEZ, DAVID A. DULL,
TIMOTHY LINDENFELSER, MARTIN J.
Nominal Defendant BROADCOM
CORPORATION
SUPERIOR COURT OF THE STATE OF CALIFORNIA
FOR THE COUNTY OF ORANGE
Case No. 01-CC-03930
Assigned To: Judge Ronald L. Bauer
STIPULATION OF SETTLEMENT
corporation,
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The
Aiken
Complaint and the
David
Complaint are referred to together
herein as the
Complaints. The
Aiken
Action and the
David
Action are referred to together herein as the
Derivative Actions.
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into account the uncertain outcome and the risk of any litigation, especially in complex actions
such as
the Derivative Actions, as well as the difficulties and delays inherent in such litigation.
Settling Derivative Plaintiffs also are mindful of the inherent problems of
proof under and possible
defenses to the causes of action asserted against the
Settling Derivative Defendants in the
Derivative Actions.
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1.1 Settling Derivative Defendants means Werner F. Wolfen, Henry T.
Nicholas, III, Henry Samueli, Alan E. Ross, William J. Ruehle, Aurelio E.
Fernandez, David A.
Dull, Timothy Lindenfelser, Martin J. Colombatto, Vahid
Manian and Myron Eichen, deceased,
whether through his personal
representative, executor, administrator, trustee, or otherwise
(collectively,
Myron Eichen, Deceased), or any of them.
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1.7 Unknown Claims means any Released Claims which any Settling
Derivative Party does not know or suspect to exist in his, her or its favor at
the time of the release
of the other Settling Derivative Parties which, if
known by him, her or it, might have affected his,
her or its settlement with
the release of the other Settling Derivative Parties, or might have
affected
his, her or its decision not to object to this settlement. With respect to any and all
Released Claims, the Settling Derivative Parties stipulate and agree that,
upon the Effective Date,
the Settling Derivative Parties waive the
provisions, rights and benefits of California Civil Code
§ 1542, which
provides:
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the Federal Court, Plaintiffs Counsel in the
Aiken
Action shall immediately file a
notice of entry
of the Federal Dismissal Order, and serve all counsel of
record in the Derivative Actions.
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Dated: 10/25/04 | LERACH COUGHLIN STOIA GELLER RUDMAN | |||||
& ROBBINS LLP | ||||||
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Dated: 10-25-04 | SOLTAN & ASSOCIATES | |||||
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Dated: 10/23/04 | MILBERG WEISS BERSHAD & SCHULMAN LLP | |||||
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Dated: 10/21/04 | SCHIFFRIN & BARROWAY, LLP | |||||
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Counsel for Derivative Plaintiffs | ||||||
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Dated: 10/26/04 | IRELL & MANELLA LLP | |||||
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DAVID SIEGEL | |||||
Counsel for Defendants | ||||||
Henry T. Nicholas, III, Henry | ||||||
Samueli, William J. Ruehle, | ||||||
Aurelio E. Fernandez, David A. | ||||||
Dull, Timothy Lindenfelser, Martin | ||||||
J. Colombatto, Vahid Manian and | ||||||
Nominal Defendant Broadcom | ||||||
Corporation | ||||||
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Dated: 10/26/04 | GRAY CARY WARE & FREIDENRICH LLP | |||||
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SHIRLI FABBRI WEISS | |||||
Counsel for Defendants | ||||||
Werner F. Wolfen, Alan E. Ross and Myron Eichen, Deceased |
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EXHIBIT A
EXHIBIT A
CORPORATE GOVERNANCE
Upon final approval of the settlement by the Superior Court (the Court ), Broadcom Corporation ( Broadcom or the Company ) shall adopt (to the extent not previously adopted) the Corporate Governance Enhancements described below, each to remain in effect for at least four years (except as otherwise provided) from the date the settlement is approved by the Court:
1. Shareholder Nominated Director . The Broadcom Board of Directors shall start the process to identify and designate one new director no later than 120 days after final court approval of the settlement, which director shall be selected via the process detailed below. Defendants agree not to oppose or otherwise resist the election of the new director at the next annual meeting of shareholders following the directors appointment to the Broadcom Board; provided, however , that, as set forth in clause (d), below, the Broadcom Board of Directors may under the circumstances described therein select a substitute nominee utilizing the procedure described below. In addition, the Board, through its bylaws or otherwise, shall establish a procedure for shareholders to nominate the new director as detailed below:
(a) Initial Review Process . As soon as reasonably practicable after court approval of the settlement, the Nominating and Corporate Governance Committee of Broadcoms Board of Directors (the Nominating Committee ) and a consultant (the Consultant ) acceptable to plaintiffs counsel and Broadcom shall seek to identify potential directors. The Nominating Committee and the Consultant shall work cooperatively and in good faith to have Qualifying Shareholders (as defined below) identify potential candidates to serve on the Board. In undertaking this process, the Nominating Committee (or its designee) shall, jointly with the Consultant, attempt to contact individuals or entities which hold more than 1% (but less than 20%) of Broadcoms common stock (and which have held a minimum of 1% for at least nine months) (a Qualifying Shareholder ) for the purpose of requesting that such shareholder provide the name or names of potential candidates for Broadcoms Board of Directors. A Qualifying Shareholder may also contact the Nominating Committee directly with the name or names of potential candidates. From the potential candidates proposed by Qualifying Shareholders, the Nominating Committee (or its designee) shall consult with the Consultant to jointly prepare a list of candidates for consideration as potential nominees to the Board. In connection with such process, the Nominating Committee shall consider each candidate identified by a Qualifying Shareholder who, upon request, provides the Nominating Committee (or its designee) with his or her resume, any other background materials regarding the candidate which the candidate desires to submit or which may be requested by the Nominating Committee and the written consent of the individual to serve as a director, if selected. The Nominating Committee shall conduct an appropriate review of these candidates (including, to the extent deemed advisable or desirable by the Nominating Committee, background information and interviews of prospective candidates), which review shall be substantially similar to the review undertaken by the Nominating Committee generally for new potential board nominees.
(b) Initial Selection Process . Broadcoms Nominating Committee shall review each of the candidates submitted to it as provided in paragraph (a). The Nominating Committee shall consider the candidates using the same criteria that it uses to evaluate candidates generally and, in the exercise of its business judgment, recommend to the full Board a candidate from among those it has considered. The Broadcom Board of Directors shall retain full authority, subject to its business judgment and its fiduciary duties, to designate any new director. If the Nominating Committee or the full Board rejects all of the proposed candidates, the process described in paragraph (a) will be repeated.
(c) Vacancy of Selected Director . Should a director selected pursuant to paragraphs (a) and (b) hereof cease to be on the board prior to being included on the Companys slate of nominees at a shareholders meeting because of death, resignation, disability or removal, the Consultant shall have the right to participate in the selection of a replacement director following the procedure set forth in paragraphs (a) and (b) above.
(d) Additional Term of Selected Director . After his or her initial election to the board, a Qualifying Shareholder-identified director nominee shall be nominated by the Board of Directors at the next annual election at which directors are elected to serve for an additional one year term; provided, however , that in the event any such director dies, resigns or is disabled or removed, or if the Board of Directors determines reasonably and in good faith that he or she should not be nominated, then the Consultant shall have the right to participate in the selection of a replacement director following the procedures set forth in paragraphs (a) and (b) above. Any such Qualifying Shareholder-identified replacement director nominee who is elected to the Board of Directors to replace a director who has died, resigned or is disabled or removed shall serve for the remainder of the term of the replaced director and shall, subject to the limitations of this clause, be re-nominated at the next annual election if the replaced Qualifying Shareholder-identified director nominee would have been so eligible pursuant to this clause for nomination. For purposes of clarity, nothing in this clause shall extend the time period during which the Company is required to maintain the policy described in this Section 1.
(e) The policy described in this Section 1 shall be required to remain in effect only until the second annual meeting of shareholders of the Company after the policy is adopted (which may be prior to final approval of the settlement).
2. Director Independence . Each Director standing for election shall stand for a one-year term; provided, however , that the Company may adopt a staggered board with the approval of a majority of the independent directors, in addition to any other vote that may be required by applicable law, including required approval by shareholders. At least a majority of the Board shall be independent directors, as defined below. To be deemed independent in any calendar year, in addition to any requirements for independence applicable to Nasdaq National Market companies, a director could not be a partner in, or a controlling shareholder or an executive officer of, any organization to which Broadcom made, or from which Broadcom received, payment that exceeded 4% of the recipients consolidated gross revenues or $150,000, whichever is more, for the current or any of the past three fiscal years, but in no event more than $40,000,000.
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3. Director Stock Ownership . Broadcoms Corporate Governance Guidelines will be revised to the extent necessary to provide that a meaningful portion of director compensation should be in equity of the Company.
4. Meetings In Executive Session . The Board shall hold an executive session at least twice each year at which employee directors are not present.
5. Formation of Nominating and Corporate Governance Committee . In part as a response to the Derivative Litigation, the Board of Directors has adopted a resolution broadening the mandate of the Nominating Committee to make it the Nominating and Corporate Governance Committee. In addition to or replacement of the provisions currently contained in its charter, the Committees functions shall include:
(a) The Nominating and Corporate Governance Committee, in consultation with the Chairman of the Board and the Chief Executive Officer, shall be responsible for periodic review and interpretation of the Companys Corporate Governance Guidelines and the Nominating and Corporate Governance Committee Charter, as well as consideration of other corporate governance issues that may, from time to time, merit consideration by the entire Board;
(b) The Nominating and Corporate Governance Committee, in consultation with the Chairman of the Board and the Chief Executive Officer, shall consider and make recommendations to the Board concerning the appropriate size and needs of the Board;
(c) The Nominating and Corporate Governance Committee, in consultation with the Chairman of the Board and the Chief Executive Officer, shall consider candidates to fill vacant Board positions. Candidates shall be selected for, among other things, their character, judgment, business experience, time commitment, and acumen. Final approval of a candidate shall be determined by the full Board;
(d) The Nominating and Corporate Governance Committee shall consider policies relating to the Board and directors, including committee structure and size, equity ownership, and retirement and resignation; and
(e) The Nominating and Corporate Governance Committee shall review annually the compensation of Directors.
6. Performance Criteria and Annual Review . The Board shall establish performance criteria for itself and evaluate itself and individual members on an annual basis. Board evaluation shall include an assessment of whether the Board has the necessary diversity of skills, backgrounds, experiences, and other qualifications, to meet the Companys ongoing needs. Individual director evaluations shall consider past attendance and participation at Board and committee meetings and the directors contributions to their respective activities.
7. Adoption of Compensation Principles . In part as a response to the Derivative Litigation, the Board of Directors has expanded the charter for the Compensation Committee. In addition, the Compensation Committee Charter will be revised to state that,
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in approving executive compensation, the recent compensation history of the executive, including special or unusual compensation, will be taken into consideration.
8. Committee Composition. The Nominating and Corporate Governance Committee, the Compensation Committee and the Audit Committee of the Board of Directors shall each be composed entirely of independent directors.
9. Expansion of Audit Committee Charter. In part as a response to the Derivative Litigation, the Board of Directors has adopted a new charter for the Audit Committee which provides expanded oversight responsibilities relating to the preparation of Broadcoms financial results and filings and oversight of Broadcoms independent auditors.
10. Executive Compensation . The Compensation Committee Charter will provide that the Compensation Committee will review and approve corporate goals and objectives relevant to the compensation of the Chief Executive Officer and other executive officers, including annual performance objectives, and will evaluate the Chief Executive Officers and other executive officers performance against those corporate goals and objectives, and determine the compensation level for each such person based on this evaluation. During its consideration of the compensation of the Chief Executive Officer, the Compensation Committee shall meet in executive session, without the Chief Executive Officer.
11. Committee Authorization for Retention of Counsel . The Boards Committees shall have standing authorization, on their own decision and, other than in the case of the Audit Committee, subject to the concurrence of the Lead Independent Director, to retain legal and/or other advisors of their choice, which advisors shall report directly to the Committee.
12. Lead Independent Director . Broadcoms Corporate Governance Guidelines will provide that if the Chairman of the Board is not independent, then one of the independent directors will be designated by a majority of the independent directors to be the Lead Independent Director. The Lead Independent Director will be responsible for periodically scheduling and conducting separate meetings, and coordinating the activities, of the independent directors, providing input into agendas for Board meetings and performing various other duties as may be appropriate, including advising the Chairman of the Board. The Lead Independent Director will also participate in connection with the scheduling of Board meetings. In addition, the Lead Independent Director shall:
(a) assess the quality, quantity, and timeliness of the flow of information from the Companys management that is necessary for the independent directors to effectively and responsibly perform their duties, and although the Companys management is responsible for the preparation of materials for the Board, the Lead Independent Director may specifically request the inclusion of certain material;
(b) confirm that the Nominating and Corporate Governance Committee oversees compliance with and implementation of the Companys corporate governance policies and confirm that the Chairman of the Nominating and Corporate Governance
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Committee oversees the process to recommend revisions to Broadcoms corporate governance policies;
(c) coordinate and moderate executive sessions of the Boards independent directors, and act as principal liaison between the independent directors and the Chairman of the Board and/or Chief Executive Officer on sensitive issues;
(d) evaluate, along with members of the Compensation Committee and the full Board, the Chief Executive Officers performance and meet with the Chief Executive Officer to discuss the Boards evaluation; and
(e) if the Lead Independent Director so desires, make recommendations regarding the composition and chairpersons of Board committees.
In addition, the Lead Independent Director and the independent directors as a group may each retain and have access to independent legal, financial or other advisors of their choice with respect to any issue relating to their activities at the Companys expense.
13. CFO Quarterly Financial Review . At each regularly scheduled Board of Directors meeting coinciding with the release of quarterly or annual financial information , the Companys Chief Financial Officer or his designee shall provide a report that includes year-to-date financial results and quarterly financial results that include the Companys financial condition and prospects, including as appropriate under the circumstances, a discussion of the principal reasons for material changes in expenses and liabilities, if any, and material changes in revenue and earnings, if any, including any material modifications or adjustments of reserve accounts or contingencies.
14. Internal Audit Function . Within two fiscal quarters following the end of the fiscal quarter in which the Effective Date occurs, Broadcom will implement an internal audit function. The person in charge of such internal audit function will, in conjunction with personnel in the internal control function, monitor Broadcoms internal control environment to ensure that appropriate financial reporting procedures are in place and that Broadcom is in compliance with Section 404 of the Sarbanes-Oxley Act of 2002. The internal auditor will report to the Audit Committee at least twice a year.
15. Option Share Holding . Any director or senior executive officer (i.e., CEO, COO or equivalent (e.g., president), CFO and CTO) who acquires Company shares via option exercise, of options granted after November 10, 2003, must retain one-third (1/3) of the net shares acquired on exercise for at least nine months or such earlier time as the individual ceases to be a director of or an executive officer of the Company as a result of death, resignation, termination or any other reason. Net shares excludes shares sold to cover the aggregate exercise price, applicable transfer, income and withholding taxes and commissions and fees.
16. Stock Options . Broadcom will submit an option repricing for options granted prior to final approval of the settlement of the Derivative Actions to its shareholders for approval if options held by directors would be included in the repricing.
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17. Change in Control . Any executive compensation plan adopted by Broadcom after the date of final approval of the settlement will not provide that a vote in favor of a merger or sale constitutes a change in control.
18. Shareholder Rights Plan . The Board of Directors will adopt a policy to require shareholder approval for the adoption of any shareholder rights or poison pill provision. However, the Board shall not be precluded from implementing such a plan without shareholder approval if a majority of the individual members of the board in the exercise of their fiduciary responsibilities deem it to be in the best interests of the Company and its shareholders to adopt a rights plan without the delay in adoption that would come from the time that might be required to seek shareholder approval. In the event a shareholder rights plan or poison pill provision is implemented prior to obtaining shareholder approval thereof, such plan shall be null and void and of no effect if a majority of the votes cast do not vote in favor of such shareholder rights plan at the earlier of (i) the next scheduled shareholder meeting; or (ii) nine months from the date of implementation of the plan.
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EXHIBIT B
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FILED
SUPERIOR COURT OF CALIFORNIA
COUNTY OF ORANGE
CENTRAL JUSTICE CENTER
NOV 01 2004
ALAN SLATER, Clerk of the Court
/s/ J. Frausto
BY J. FRAUSTO
SUPERIOR COURT OF THE STATE OF CALIFORNIA
FOR THE COUNTY OF ORANGE
EXHIBIT B
Case No. 0l-CC-03930
Assigned To: Judge Ronald L. Bauer
APPROVAL OF STIPULATION OF
SETTLEMENT, AND ORDER OF
DISMISSAL
corporation,
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1. The Approval of Stipulation of Settlement is hereby GRANTED. The Stipulation
of Settlement, attached hereto as Exhibit 1, and the terms thereof are approved by the Court as
fair,
adequate, reasonable and in the best interests of Broadcom Corporation and its shareholders. The
Settling Derivative Parties are hereby ordered to perform in accordance with the terms set forth
in
the Stipulation of Settlement.
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Dated: NOV 1, 2004 | /s/ Judge Ronald L. Bauer | |||
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Judge Ronald L. Bauer |
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EXHIBIT C
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Pursuant to Rules 23.1 and 41 (a) of the Federal Rules of Civil Procedure, and good cause
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appearing, IT IS HEREBY ORDERED as follows:
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1. The entire action is hereby DISMISSED as to the Settling Derivative Parties, as
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that term is defined in the Stipulation of Settlement dated as of October 25, 2004, and all causes of
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action. Any claims of the Settling Derivative Plaintiffs in their individual capacities are
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DISMISSED WITH PREJUDICE.
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2. The Court finds that during the course of the Derivative Actions, the parties and
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their respective counsel, at all times, complied with the requirements of Rule 11 of the Federal
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Rules of Civil Procedure.
Dated:
Hon. Gary L. Taylor
Exhibit 21.1
Subsidiaries of the Company
State or Other Jurisdiction of
Name of Entity
Incorporation or Organization
Cayman Islands
Singapore
Delaware
Cayman Islands
Exhibit 23.1
Consent of Independent Registered Public Accounting Firm
We consent to the incorporation by reference in the Registration Statements (Form S-8 Nos.
333-60763, 333-80317, 333-87673, 333-93457, 333-33170, 333-41110, 333-49158, 333-49680, 333-51632,
333-53492, 333-58498, 333-58574, 333-67702, 333-71338, 333-90862, 333-107882, 333-114405,
333-116877, 333-117866, 333-119553, Form S-4 No. 333-112997, and Form S-3 Nos. 333-90903,
333-112998, 333-114382, 333-119552) of our reports dated February 25, 2004 with respect to the
consolidated financial statements and financial statement schedule of Broadcom Corporation,
managements assessment of the effectiveness of internal control over financial reporting, and the
effectiveness of internal control over financial reporting of Broadcom Corporation, included in
this Annual Report on Form 10-K for the year ended December 31, 2004.
/s/ ERNST & YOUNG LLP
Orange County, California
February 25, 2005
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | |
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | |
(c) Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | |
(d) Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants fourth fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | |
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ Scott A. McGregor | |
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Scott A. McGregor | |
President and Chief Executive Officer | |
(Principal Executive Officer) |
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | |
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | |
(c) Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | |
(d) Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants fourth fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | |
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ William J. Ruehle | |
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William J. Ruehle | |
Vice President and Chief Financial Officer | |
(Principal Financial Officer) |
(i) the accompanying Annual Report on Form 10-K of the Company for the annual period ended December 31, 2004 (the Report) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934, as amended; and | |
(ii) the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company. |
/s/ Scott A. McGregor | |
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Scott A. McGregor | |
Chief Executive Officer |
(i) the accompanying Annual Report on Form 10-K of the Company for the annual period ended December 31, 2004 (the Report) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934, as amended; and | |
(ii) the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company. |
/s/ William J. Ruehle | |
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William J. Ruehle | |
Chief Financial Officer |