|
Delaware
(State or other jurisdiction of
incorporation or organization) |
| |
6770
(Primary Standard Industrial
Classification Code Number) |
| |
85-2730902
(I.R.S. Employer
Identification No.) |
|
|
Christian O. Nagler
Tamar Donikyan Michael Kim Kirkland & Ellis LLP 601 Lexington Avenue New York, New York 10022 Telephone: (212) 446-4800 |
| |
Dave Peinsipp
John T. McKenna Tara Capsuto Cooley LLP 101 California Street, 5th Floor San Francisco, California 94111 Telephone: (415) 493-2000 |
|
|
Large accelerated filer
☐
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| |
Accelerated filer
☐
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|
|
Non-accelerated filer
☒
|
| |
Smaller reporting company
☒
|
|
| | | |
Emerging growth company
☒
|
|
| | | | BY ORDER OF THE BOARD OF DIRECTORS | |
| | | |
Michael Spellacy
|
|
| | | | Chief Executive Officer | |
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| | | | F-1 | | | |
| | | | A-1-1 | | | |
| | | | A-2-1 | | | |
| | | | B-1 | | | |
| | | | C-1 | | | |
| | | | D-1-1 | | | |
| | | | D-2-1 | | | |
| | | | E-1 | | | |
| | | | F-1 | | | |
| | | | G-1 | | | |
| | | | H-1 | | | |
| | | | I-1 | | | |
| | | | J-1 | | |
|
Assuming No Redemption
|
| |
Assuming Maximum Redemption
|
|
| The equityholders of Archer will own 126,142,172 shares of New Archer Common Stock, representing approximately 50.4% of the total shares outstanding, which includes shares of New Archer Common Stock that may be issuable pursuant to the Exchange Ratio | | | The equityholders of Archer will own 126,142,172 shares of New Archer Common Stock, representing approximately 63.0% of the total shares outstanding, which includes shares of New Archer Common Stock that may be issuable pursuant to the Exchange Ratio | |
| The PIPE Investors and Other Investors will own 61,512,500 shares of New Archer Common Stock (which includes 5,200,000 shares of New Archer Common Stock held by affiliates of Archer, Atlas and/or the Sponsor and 1,512,500 Class A common stock issued to satisfy fees related to the Business Combination and PIPE Financing), representing approximately 24.6% of the total shares outstanding | | | The PIPE Investors and Other Investors will own 61,512,500 shares of New Archer Common Stock (which includes 5,200,000 shares of New Archer Common Stock held by affiliates of Archer, Atlas and/or the Sponsor and 1,512,500 Class A common stock issued to satisfy fees related to the Business Combination and PIPE Financing), representing approximately 30.7% of the total shares outstanding | |
|
Assuming No Redemption
|
| |
Assuming Maximum Redemption
|
|
|
Atlas’ public stockholders will own 50,000,000 shares of New Archer Common Stock, representing approximately 20.0% of the total shares outstanding
The Sponsor will own 12,500,000 shares of New Archer Common Stock, representing approximately 5.0% of the total shares outstanding. |
| |
Atlas’ public stockholders will own zero shares of New Archer Common Stock and retain no ownership interest in New Archer
The Sponsor will own 12,500,000 shares of New Archer Common Stock, representing approximately 6.3% of the total shares outstanding.
|
|
|
Assuming No Redemption
|
| |
Assuming Maximum Redemption
|
|
| The equityholders of Archer will own 126,142,172 shares of New Archer Common Stock, representing approximately 50.4% of the total shares outstanding, which includes shares of New Archer Common Stock that may be issuable pursuant to the Exchange Ratio | | | The equityholders of Archer will own 126,142,172 shares of New Archer Common Stock, representing approximately 63.0% of the total shares outstanding, which includes shares of New Archer Common Stock that may be issuable pursuant to the Exchange Ratio | |
| The PIPE Investors and Other Investors will own 61,512,500 shares of New Archer Common Stock (which includes 5,200,000 shares of New Archer Common Stock held by affiliates of Archer, Atlas and/or the Sponsor and 1,512,500 Class A common stock issued to satisfy fees related to the Business Combination and PIPE Financing), representing approximately 24.6% of the total shares outstanding | | | The PIPE Investors and Other Investors will own 61,512,500 shares of New Archer Common Stock (which includes 5,200,000 shares of New Archer Common Stock held by affiliates of Archer, Atlas and/or the Sponsor and 1,512,500 Class A common stock issued to satisfy fees related to the Business Combination and PIPE Financing), representing approximately 30.7% of the total shares outstanding | |
|
Atlas’ public stockholders will own 50,000,000 shares of New Archer Common Stock, representing approximately 20.0% of the total shares outstanding
The Sponsor will own 12,500,000 shares of New Archer Common Stock, representing approximately 5.0% of the total shares outstanding
|
| |
Atlas’ public stockholders will own zero shares of New Archer Common Stock and retain no ownership interest in New Archer
The Sponsor will own 12,500,000 shares of New Archer Common Stock, representing approximately 6.3% of the total shares outstanding
|
|
| | |
No Redemptions(1)
|
| |
10% Redemption(2)
|
| |
50% Redemption(3)
|
| |
75% Redemption(4)
|
| |
Maximum Redemption(5)
|
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Pro Forma Ownership
|
| |
Number
of New Archer Class A Shares |
| |
% of
O/S |
| |
Number
of New Archer Class B Shares |
| |
% of
O/S |
| |
Number
of New Archer Class A Shares |
| |
% of
O/S |
| |
Number
of New Archer Class B Shares |
| |
% of
O/S |
| |
Number
of New Archer Class A Shares |
| |
% of
O/S |
| |
Number
of New Archer Class B Shares |
| |
% of
O/S |
| |
Number
of New Archer Class A Shares |
| |
% of
O/S |
| |
Number
of New Archer Class B Shares |
| |
% of
O/S |
| |
Number
of New Archer Class A Shares |
| |
% of
O/S |
| |
Number
of New Archer Class B Shares |
| |
% of
O/S |
| ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Atlas’ public stockholders
|
| | | | 50,000,000 | | | | | | 29% | | | | | | — | | | | | | —% | | | | | | 45,000,000 | | | | | | 27% | | | | | | — | | | | | | —% | | | | | | 25,000,000 | | | | | | 17% | | | | | | — | | | | | | —% | | | | | | 12,500,000 | | | | | | 9% | | | | | | — | | | | | | —% | | | | | | — | | | | | | —% | | | | | | — | | | | | | —% | | |
Holders of Founder Shares(11)
|
| | | | 12,500,000 | | | | | | 7% | | | | | | — | | | | | | —% | | | | | | 12,500,000 | | | | | | 7% | | | | | | — | | | | | | —% | | | | | | 12,500,000 | | | | | | 8% | | | | | | — | | | | | | —% | | | | | | 12,500,000 | | | | | | 9% | | | | | | — | | | | | | —% | | | | | | 12,500,000 | | | | | | 10% | | | | | | — | | | | | | —% | | |
PIPE and Other Investors − affiliates of Atlas and/or the Sponsor(6)(7)
|
| | | | 3,512,500 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,512,500 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,512,500 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,512,500 | | | | | | 3% | | | | | | — | | | | | | —% | | | | | | 3,512,500 | | | | | | 3% | | | | | | — | | | | | | —% | | |
PIPE Investors – affiliates of Archer(6)(8)
|
| | | | 3,200,000 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,200,000 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,200,000 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,200,000 | | | | | | 2% | | | | | | — | | | | | | —% | | | | | | 3,200,000 | | | | | | 3% | | | | | | — | | | | | | —% | | |
PIPE Investors – non-affiliated holders(6)(8)
|
| | | | 54,800,000 | | | | | | 31% | | | | | | — | | | | | | —% | | | | | | 54,800,000 | | | | | | 32% | | | | | | — | | | | | | —% | | | | | | 54,800,000 | | | | | | 37% | | | | | | — | | | | | | —% | | | | | | 54,800,000 | | | | | | 40% | | | | | | — | | | | | | —% | | | | | | 54,800,000 | | | | | | 44% | | | | | | — | | | | | | —% | | |
Former stockholders of Archer party to Transaction Support Agreements(9)
|
| | | | 50,959,804 | | | | | | 29% | | | | | | — | | | | | | —% | | | | | | 50,959,804 | | | | | | 30% | | | | | | — | | | | | | —% | | | | | | 50,959,804 | | | | | | 34% | | | | | | — | | | | | | —% | | | | | | 50,959,804 | | | | | | 37% | | | | | | — | | | | | | —% | | | | | | 50,959,804 | | | | | | 40% | | | | | | — | | | | | | —% | | |
Archer Founders(10)
|
| | | | — | | | | | | —% | | | | | | 63,844,050 | | | | | | 85% | | | | | | — | | | | | | —% | | | | | | 63,844,050 | | | | | | 85% | | | | | | — | | | | | | —% | | | | | | 63,844,050 | | | | | | 85% | | | | | | — | | | | | | —% | | | | | | 63,844,050 | | | | | | 85% | | | | | | — | | | | | | —% | | | | | | 63,844,050 | | | | | | 85% | | |
Other former stockholders of Archer
|
| | | | — | | | | | | —% | | | | | | 11,338,318 | | | | | | 15% | | | | | | — | | | | | | —% | | | | | | 11,338,318 | | | | | | 15% | | | | | | — | | | | | | —% | | | | | | 11,338,318 | | | | | | 15% | | | | | | — | | | | | | —% | | | | | | 11,338,318 | | | | | | 15% | | | | | | — | | | | | | —% | | | | | | 11,338,318 | | | | | | 15% | | |
|
Source of Funds
(in millions) |
| ||||||
|
Existing Cash held in Trust Account(1)
|
| | | $ | 500.2 | | |
|
Shares of New Archer common stock and awards issued to Archer Equityholders(2)
|
| | | | 1,479.8 | | |
|
PIPE Financing
|
| | | | 600.0 | | |
|
Total Sources
|
| | | $ | 2,580.0 | | |
|
Uses
(in millions) |
| ||||||
|
Shares of New Archer common stock and awards issued to Archer Equityholders(2)
|
| | | $ | 1,479.8 | | |
|
Transaction Fees and Expenses(3)
|
| | | | 62.7 | | |
|
Cash to New Archer Balance Sheet
|
| | | | 1,037.5 | | |
|
Total Uses
|
| | | $ | 2,580.0 | | |
|
Source of Funds
(in millions) |
| ||||||
|
Existing Cash held in Trust Account
|
| | | $ | — | | |
|
Shares of New Archer common stock and awards issued to Archer Equityholders(1)
|
| | | | 1,479.8 | | |
|
PIPE Financing
|
| | | | 600.0 | | |
|
Total Sources
|
| | | $ | 2,079.8 | | |
|
Uses
(in millions) |
| ||||||
|
Shares of New Archer common stock and awards issued to Archer Equityholders(1)
|
| | | $ | 1,479.8 | | |
|
Transaction Fees and Expenses(2)
|
| | | | 62.7 | | |
|
Cash to New Archer Balance Sheet(3)
|
| | | | 537.3 | | |
|
Total Uses
|
| | | $ | 2,079.8 | | |
| | |
March 31, 2021
|
| |
December 31, 2020
|
| ||||||
| | |
(Unaudited)
|
| |
(Restated)
|
| ||||||
Balance Sheet Data: | | | | | | | | | | | | | |
Cash
|
| | | $ | 445,231 | | | | | $ | 925,923 | | |
Investments held in Trust Account
|
| | | | 500,157,359 | | | | | | 500,098,582 | | |
Total assets
|
| | | | 500,999,587 | | | | | | 501,488,504 | | |
Total liabilities
|
| | | | 49,565,517 | | | | | | 47,635,628 | | |
Total stockholders’ (deficit) equity
|
| | | | (48,723,289) | | | | | | 5,000,006 | | |
| | |
Three Months Ended
March 31, 2021 |
| |
For the Period from
August 26, 2020 (inception) Through December 31, 2020 |
| ||||||
| | |
(Unaudited)
|
| |
(Restated)
|
| ||||||
Statement of Operations Data: | | | | | | | | | | | | | |
Loss from operations
|
| | | $ | (4,775,500) | | | | | $ | (229,892) | | |
Unrealized gain on investments held in Trust Account
|
| | | | 130,025 | | | | | | 98,582 | | |
Loss on sale of private placement warrants
|
| | | | — | | | | | | (240,000) | | |
Change in fair value of warrant liabilities
|
| | | | 2,226,669 | | | | | | (9,933,330) | | |
Net loss
|
| | | | (2,418,806) | | | | | | (10,850,513) | | |
Basic and diluted net income per share, Class A
|
| | | $ | 0.00 | | | | | $ | 0.00 | | |
Basic and diluted net loss per share, Class B
|
| | | $ | (0.20) | | | | | $ | (0.62) | | |
| | |
Three Months Ended
March 31, 2021 |
| |
Three Months Ended
March 31, 2020 |
| ||||||
| | |
(in thousands)
|
| |
(in thousands)
|
| ||||||
Statement of Operations Data: | | | | | | | | | | | | | |
Research and development
|
| | | $ | 10,066 | | | | | $ | 2,869 | | |
General and administrative
|
| | | | 6,578 | | | | | | 1,017 | | |
Other warrant expense
|
| | | | 78,208 | | | | | | — | | |
Total operating expenses
|
| | | | 94,852 | | | | | | 3,886 | | |
Loss from operations
|
| | | | (94,852) | | | | | | (3,886) | | |
Other expense, net
|
| | | | (1) | | | | | | (101) | | |
Net loss
|
| | | $ | (94,853) | | | | | $ | (3,987) | | |
Per share information attributable to Archer | | | | | | | | | | | | | |
Net loss per ordinary share, basic and diluted(1)
|
| | | $ | (1.71) | | | | | $ | (0.08) | | |
Weighted average ordinary shares, basic and diluted
|
| | | | 55,432,970 | | | | | | 50,000,000 | | |
| | |
As of
March 31, 2021 |
| |
As of
December 31, 2020 |
| ||||||
| | |
(in thousands)
|
| |
(in thousands)
|
| ||||||
Balance Sheets Data: | | | | | | | | | | | | | |
Cash and cash equivalents
|
| | | $ | 23,537 | | | | | $ | 36,564 | | |
Total assets
|
| | | | 30,547 | | | | | | 41,779 | | |
Total liabilities
|
| | | | 10,270 | | | | | | 5,856 | | |
Total stockholders’ deficit
|
| | | | 41,255 | | | | | | 25,609 | | |
| | |
Three Months Ended
March 31, 2021 |
| |
Three Months Ended
March 31, 2020 |
| ||||||
| | |
(in thousands)
|
| |
(in thousands)
|
| ||||||
Statements of Cash Flows Data: | | | | | | | | | | | | | |
Net cash used in operating activities
|
| | | $ | (11,937) | | | | | $ | (3,208) | | |
Net cash used in investing activities
|
| | | | (1,130) | | | | | | (251) | | |
Net cash provided by financing activities
|
| | | | 40 | | | | | | — | | |
| | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||
| | |
(in thousands, except share data)
|
| |||||||||
Summary Unaudited Pro Forma Condensed Combined | | | | | | | | | | | | | |
Statement of Operations Data | | | | | | | | | | | | | |
Three Months Ended March 31, 2021 | | | | | | | | | | | | | |
Net loss
|
| | | $ | (154,536) | | | | | $ | (135,367) | | |
Net loss attributed to Class A common stock
|
| | | $ | (102,218) | | | | | $ | (80,424) | | |
Net loss per share of Class A common stock – basic and diluted
|
| | | $ | (0.59) | | | | | $ | (0.65) | | |
Weighted average shares of common stock outstanding, Class A common
stock – basic and diluted |
| | | | 173,097,304 | | | | | | 123,097,304 | | |
Net loss attributed to Class B common stock
|
| | | $ | (52,318) | | | | | $ | (54,943) | | |
Net loss per share of Class B common stock – basic and diluted
|
| | | $ | (0.59) | | | | | $ | (0.65) | | |
Weighted average shares of common stock outstanding, Class B common
stock – basic and diluted |
| | | | 88,594,802 | | | | | | 84,094,802 | | |
| | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||
| | |
(in thousands, except share data)
|
| |||||||||
Summary Unaudited Pro Forma Condensed Combined | | | | | | | | | | | | | |
Statement of Operations Data | | | | | | | | | | | | | |
Year Ended December 31, 2020 | | | | | | | | | | | | | |
Net loss
|
| | | $ | (488,697) | | | | | $ | (355,459) | | |
Net loss attributed to Class A common stock
|
| | | $ | (323,251) | | | | | $ | (211,186) | | |
Net loss per share of Class A common stock – basic and diluted
|
| | | $ | (1.87) | | | | | $ | (1.72) | | |
Weighted average shares of common stock outstanding, Class A common stock – basic and diluted
|
| | | | 173,097,304 | | | | | | 123,097,304 | | |
Net loss attributed to Class B common stock
|
| | | $ | (165,446) | | | | | $ | (144,273) | | |
Net loss per share of Class B common stock – basic and diluted
|
| | | $ | (1.87) | | | | | $ | (1.72) | | |
Weighted average shares of common stock outstanding, Class B common
stock – basic and diluted |
| | | | 88,594,802 | | | | | | 84,094,802 | | |
| | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||
| | |
(in thousands, except share data)
|
| |||||||||
Summary Unaudited Pro Forma Condensed Combined | | | | | | | | | | | | | |
Balance Sheet Data as of March 31, 2021 | | | | | | | | | | | | | |
Total assets
|
| | | $ | 1,088,821 | | | | | $ | 588,664 | | |
Total liabilities
|
| | | $ | 73,745 | | | | | $ | 73,745 | | |
Total stockholders’ equity
|
| | | $ | 1,015,076 | | | | | $ | 514,919 | | |
| | |
Historical
|
| |
Pro Forma
Combined |
| |
Archer Equivalent Pro
Forma Per Share Data(4) |
| |||||||||||||||||||||||||||
| | |
Archer
Aviation Inc.(3) |
| |
Atlas Crest
Investment Corp.(2) |
| |
Assuming
No Redemptions |
| |
Assuming
Maximum Redemptions |
| |
Assuming
No Redemptions |
| |
Assuming
Maximum Redemptions |
| ||||||||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||||||||||||||
Basic and diluted net loss per share, common stock and Redeemable Class A Common Stock
|
| | | $ | (1.71) | | | | | $ | — | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Book value per common stock and Redeemable Class A common stock – basic and diluted(1)
|
| | | $ | (0.80) | | | | | $ | (0.78) | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Weighted average shares of common
stock outstanding, common stock and Redeemable Class A common stock – basic and diluted |
| | | | 55,432,970 | | | | | | 50,000,000 | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | | N/A | | | | | $ | (0.19) | | | | | $ | (0.59) | | | | | $ | (0.65) | | | | | $ | (0.58) | | | | | $ | (0.65) | | |
Book value per Class B common stock – basic and diluted(1)
|
| | | | N/A | | | | | $ | (0.78) | | | | | $ | 3.88 | | | | | $ | 2.49 | | | | | $ | 3.84 | | | | | $ | 2.46 | | |
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B Common Stock
|
| | | | N/A | | | | | | 12,500,000 | | | | | | 261,692,106 | | | | | | 207,192,106 | | | | | | N/A | | | | | | N/A | | |
| | |
Historical
|
| |
Pro Forma
Combined |
| |
Archer Equivalent Pro
Forma Per Share Data(4) |
| |||||||||||||||||||||||||||
| | |
Archer
Aviation Inc.(3) |
| |
Atlas Crest
Investment Corp.(2) |
| |
Assuming
No Redemptions |
| |
Assuming
Maximum Redemptions |
| |
Assuming
No Redemptions |
| |
Assuming
Maximum Redemptions |
| ||||||||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||||||||||||||
Basic and diluted net loss per share, common stock and Redeemable Class A Common Stock
|
| | | $ | (0.49) | | | | | $ | — | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Book value per common stock and Redeemable Class A common stock – basic and diluted(1)
|
| | | $ | (0.51) | | | | | $ | 0.08 | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Weighted average shares of common
stock outstanding, common stock and Redeemable Class A common stock – basic and diluted |
| | | | 50,164,360 | | | | | | 44,885,287 | | | | | | N/A | | | | | | N/A | | | | | | N/A | | | | | | N/A | | |
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | | N/A | | | | | $ | (0.62) | | | | | $ | (1.87) | | | | | $ | (1.72) | | | | | $ | (1.85) | | | | | $ | (1.70) | | |
Book value per Class B common stock – basic and diluted(1)
|
| | | | N/A | | | | | $ | 0.08 | | | | | $ | 4.07 | | | | | $ | 2.72 | | | | | $ | 4.03 | | | | | $ | 2.70 | | |
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B Common Stock
|
| | | | N/A | | | | | | 17,614,713 | | | | | | 261,692,106 | | | | | | 207,192,106 | | | | | | N/A | | | | | | N/A | | |
| | |
Forecast
|
| |||||||||||||||||||||||||||||||||||||||
| | |
Year Ending December 31,
|
| |||||||||||||||||||||||||||||||||||||||
$ in millions
|
| |
2024E
|
| |
2025E
|
| |
2026E
|
| |
2027E
|
| |
2028E
|
| |
2029E
|
| |
2030E
|
| |||||||||||||||||||||
Revenue(1) | | | | $ | 42 | | | | | $ | 1,044 | | | | | $ | 2,230 | | | | | $ | 3,444 | | | | | $ | 4,709 | | | | | $ | 7,523 | | | | | $ | 12,335 | | |
Revenue Growth (%)
|
| | | | NM | | | | | | 2,386% | | | | | | 114% | | | | | | 54% | | | | | | 37% | | | | | | 60% | | | | | | 64% | | |
EBITDA(2) | | | | $ | (147) | | | | | $ | 255 | | | | | $ | 647 | | | | | $ | 1,092 | | | | | $ | 1,551 | | | | | $ | 2,609 | | | | | $ | 4,520 | | |
EBITDA Margin(3) (%)
|
| | | | NM | | | | | | 24% | | | | | | 29% | | | | | | 32% | | | | | | 33% | | | | | | 35% | | | | | | 37% | | |
Capital Expenditures
|
| | | $ | 58 | | | | | $ | 265 | | | | | $ | 490 | | | | | $ | 592 | | | | | $ | 667 | | | | | $ | 1,312 | | | | | $ | 1,745 | | |
| | |
Forecast
|
| |||||||||||||||||||||||||||||||||||||||
| | |
Year Ending December 31,
|
| |||||||||||||||||||||||||||||||||||||||
| | |
2024E
|
| |
2025E
|
| |
2026E
|
| |
2027E
|
| |
2028E
|
| |
2029E
|
| |
2030E
|
| |||||||||||||||||||||
Total aircraft production(1)
|
| | | | 10 | | | | | | 250 | | | | | | 500 | | | | | | 650 | | | | | | 800 | | | | | | 1,400 | | | | | | 2,300 | | |
|
Selected Companies
|
| | • Airbus SE | |
| | | | • Avicopter Plc | |
| | | | • EHang Holdings Limited | |
| | | | • The Boeing Company | |
| | | | • Virgin Galactic Holdings, Inc. | |
| | | | • Arrival Limited | |
| | | | • Canoo Inc. | |
| | | | • Lordstown Motors Corp. | |
| | | | • Nikola Corporation | |
| | | | • Proterra Inc. | |
| | | | • Tesla, Inc. | |
| | | | • XL Fleet Corp. | |
| | | | • Akasol AG | |
| | | | • ChargePoint, Inc. | |
| | | | • EV-Box B.V. | |
| | | | • Hyliion Holdings Corp. | |
| | | | • Microvast, Inc. | |
| | | | • Quantum Scape Corporation | |
| | | | • Airbnb, Inc. | |
| | | | • Blade Urban Air Mobility, Inc. | |
| | | | • Joby Aviation, LLC | |
| | | | • Lyft, Inc. | |
| | | | • Uber Technologies, Inc. | |
| | | | • Wheels Up Partners LLC | |
| | |
ENTERPRISE VALUE AS MULTIPLE OF
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| | |
2021
EBITDA |
| |
2022
EBITDA |
| |
2023
EBITDA |
| |
2024
EBITDA |
| |
2025
EBITDA |
| |
2021
Revenue |
| |
2022
Revenue |
| |
2023
Revenue |
| |
2024
Revenue |
| |
2025
Revenue |
| ||||||||||||||||||||||||||||||
Aerial Vehicle Manufacturers
|
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Airbus SE
|
| | | | 13.5x | | | | | | 10.0x | | | | | | 8.3x | | | | | | 7.5x | | | | | | 7.6x | | | | | | 1.53x | | | | | | 1.37x | | | | | | 1.23x | | | | | | 1.16x | | | | | | 1.2x | | |
Avicopter Plc
|
| | | | 24.0x | | | | | | 20.3x | | | | | | 16.6x | | | | | | NA | | | | | | NA | | | | | | 1.26x | | | | | | 1.03x | | | | | | 0.85x | | | | | | NA | | | | | | NA | | |
EHang Holdings Limited
|
| | | | 57.7x | | | | | | 19.9x | | | | | | NA | | | | | | NA | | | | | | NA | | | | | | 15.36x | | | | | | 8.29x | | | | | | NA | | | | | | NA | | | | | | NA | | |
The Boeing Company
|
| | | | 39.1x | | | | | | 18.7x | | | | | | 16.1x | | | | | | 13.3x | | | | | | 11.3x | | | | | | 2.24x | | | | | | 1.89x | | | | | | 1.94x | | | | | | 1.75x | | | | | | 1.60x | | |
EV-Related | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Akasol AG
|
| | | | 111.3x | | | | | | 39.5x | | | | | | 15.7x | | | | | | NA | | | | | | NA | | | | | | 6.49x | | | | | | 3.94x | | | | | | NA | | | | | | NA | | | | | | NA | | |
Tesla, Inc.
|
| | | | 79.1x | | | | | | 56.4x | | | | | | 45.3x | | | | | | 39.9x | | | | | | 35.3x | | | | | | 14.45x | | | | | | 10.75x | | | | | | 9.39x | | | | | | 8.17x | | | | | | 7.64x | | |
Shared Economy | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Airbnb, Inc.
|
| | | | NM | | | | | | 75.9x | | | | | | 53.3x | | | | | | 37.3x | | | | | | 23.6x | | | | | | 16.68x | | | | | | 13.13x | | | | | | 10.64x | | | | | | 8.74x | | | | | | 7.1x | | |
Lyft, Inc.
|
| | | | NM | | | | | | 52.8x | | | | | | 23.7x | | | | | | 16.7x | | | | | | 11.7x | | | | | | 5.92x | | | | | | 4.19x | | | | | | 3.39x | | | | | | 2.76x | | | | | | 2.31x | | |
Uber Technologies, Inc.
|
| | | | NM | | | | | | 57.5x | | | | | | 25.1x | | | | | | 16.1x | | | | | | 11.5x | | | | | | 5.29x | | | | | | 3.78x | | | | | | 3.01x | | | | | | 2.51x | | | | | | 2.1x | | |
Mean
|
| | | | 54.1x | | | | | | 39.0x | | | | | | 25.5x | | | | | | 21.8x | | | | | | 16.8x | | | | | | 7.69x | | | | | | 5.37x | | | | | | 4.35x | | | | | | 4.18x | | | | | | 3.66x | | |
Median
|
| | | | 48.4x | | | | | | 39.5x | | | | | | 20.2x | | | | | | 16.4x | | | | | | 11.6x | | | | | | 5.92x | | | | | | 3.94x | | | | | | 3.01x | | | | | | 2.63x | | | | | | 2.21x | | |
| | |
REVENUE GROWTH
|
| |
EBITDA GROWTH
|
| |
EBITDA MARGIN
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| | |
2021-2024
CAGR |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |
2022-2024
CAGR |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |
2022-2024
AVG |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |||||||||||||||||||||||||||||||||||||||||||||
Aerial Vehicle Manufacturers
|
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Airbus SE
|
| | | | 9.5% | | | | | | 6.3% | | | | | | 11.3% | | | | | | 11.6% | | | | | | 5.7% | | | | | | 15.2% | | | | | | 42.9% | | | | | | 35.6% | | | | | | 20.5% | | | | | | 10.1% | | | | | | 14.7% | | | | | | 11.3% | | | | | | 13.8% | | | | | | 14.9% | | | | | | 15.5% | | |
Avicopter Plc
|
| | | | NA | | | | | | 20.0% | | | | | | 22.3% | | | | | | 21.2% | | | | | | NA | | | | | | NA | | | | | | 24.4% | | | | | | 18.4% | | | | | | 22.1% | | | | | | NA | | | | | | NA | | | | | | 5.2% | | | | | | 5.1% | | | | | | 5.1% | | | | | | NA | | |
EHang Holdings Limited
|
| | | | NA | | | | | | 231.0% | | | | | | 85.3% | | | | | | NA | | | | | | NA | | | | | | NA | | | | | | NA | | | | | | 189.8% | | | | | | NA | | | | | | NA | | | | | | NA | | | | | | 26.6% | | | | | | 41.6% | | | | | | NA | | | | | | NA | | |
The Boeing Company
|
| | | | 8.6% | | | | | | 30.0% | | | | | | 18.7% | | | | | | -2.7% | | | | | | 10.8% | | | | | | 18.8% | | | | | | NM | | | | | | 108.9% | | | | | | 16.3% | | | | | | 21.4% | | | | | | 11.8% | | | | | | 5.7% | | | | | | 10.1% | | | | | | 12.1% | | | | | | 13.2% | | |
Virgin Galactic Holdings, Inc.
|
| | | | 440.1% | | | | | | 1034.5% | | | | | | 2083.3% | | | | | | 228.8% | | | | | | 119.6% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 16.2% | | |
Electric Vehicles | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Arrival Limited
|
| | | | NA | | | | | | NM | | | | | | NM | | | | | | 338.1% | | | | | | 202.7% | | | | | | 1459.9% | | | | | | NM | | | | | | NM | | | | | | 6541.7% | | | | | | 266.4% | | | | | | 13.9% | | | | | | NM | | | | | | 1.2% | | | | | | 18.3% | | | | | | 22.2% | | |
Canoo Inc.
|
| | | | 164.5% | | | | | | 1860.8% | | | | | | 134.4% | | | | | | 457.2% | | | | | | 41.7% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 13.0% | | |
Lordstown Motors Corp.
|
| | | | 205.2% | | | | | | NM | | | | | | 2915.6% | | | | | | 9.3% | | | | | | -13.7% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 31.3% | | |
Nikola Corporation
|
| | | | 329.1% | | | | | | NM | | | | | | 888.9% | | | | | | 329.1% | | | | | | 86.2% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | |
Proterra Inc.
|
| | | | 80.6% | | | | | | 27.5% | | | | | | 78.5% | | | | | | 90.9% | | | | | | 72.9% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 475.8% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 3.9% | | | | | | 13.1% | | |
Tesla, Inc.
|
| | | | 20.9% | | | | | | 56.1% | | | | | | 34.5% | | | | | | 14.4% | | | | | | 15.0% | | | | | | 18.9% | | | | | | 110.4% | | | | | | 40.2% | | | | | | 24.5% | | | | | | 13.6% | | | | | | 20.1% | | | | | | 18.3% | | | | | | 19.0% | | | | | | 20.7% | | | | | | 20.5% | | |
XL Fleet Corp.
|
| | | | 246.8% | | | | | | 30.7% | | | | | | 92.7% | | | | | | 340.0% | | | | | | 391.9% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 7568.0% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 1.7% | | | | | | 27.0% | | |
EV-Batteries | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Akasol AG
|
| | | | NM | | | | | | 65.4% | | | | | | 64.4% | | | | | | 51.0% | | | | | | NA | | | | | | NA | | | | | | NM | | | | | | 181.8% | | | | | | 151.4% | | | | | | NA | | | | | | NA | | | | | | 5.8% | | | | | | 10.0% | | | | | | 16.6% | | | | | | NA | | |
ChargePoint, Inc.
|
| | | | 65.8% | | | | | | 40.6% | | | | | | 68.4% | | | | | | 72.0% | | | | | | 57.4% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 6.2% | | |
EV-Box B.V.
|
| | | | NA | | | | | | 71.4% | | | | | | 87.5% | | | | | | 65.3% | | | | | | NA | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NA | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | 0.5% | | | | | | NA | | |
Hyliion Holdings Corp.
|
| | | | 459.3% | | | | | | NM | | | | | | 3843.9% | | | | | | 340.2% | | | | | | 0.8% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 445.7% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 12.8% | | |
Microvast, Inc.
|
| | | | 88.7% | | | | | | 127.7% | | | | | | 100.0% | | | | | | 90.0% | | | | | | 76.8% | | | | | | 108.6% | | | | | | NM | | | | | | 491.7% | | | | | | 149.3% | | | | | | 74.6% | | | | | | 18.6% | | | | | | 5.2% | | | | | | 15.4% | | | | | | 20.3% | | | | | | 20.0% | | |
QuantumScape Corporation
|
| | | | NA | | | | | | NA | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | NA | | | | | | NA | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | NM | | |
| | |
REVENUE GROWTH
|
| |
EBITDA GROWTH
|
| |
EBITDA MARGIN
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| | |
2021-2024
CAGR |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |
2022-2024
CAGR |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |
2022-2024
AVG |
| |
2021
|
| |
2022
|
| |
2023
|
| |
2024
|
| |||||||||||||||||||||||||||||||||||||||||||||
Shared Economy | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Airbnb, Inc.
|
| | | | 24.1% | | | | | | 61.6% | | | | | | 27.0% | | | | | | 23.4% | | | | | | 21.8% | | | | | | 42.7% | | | | | | NM | | | | | | NM | | | | | | 42.4% | | | | | | 42.9% | | | | | | 20.2% | | | | | | NM | | | | | | 17.3% | | | | | | 20.0% | | | | | | 23.4% | | |
Blade Urban Air Mobility, Inc.
|
| | | | 97.7% | | | | | | 108.0% | | | | | | 63.5% | | | | | | 112.9% | | | | | | 122.1% | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 20.1% | | |
Joby Aviation, LLC
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | |
Lyft, Inc.
|
| | | | 29.0% | | | | | | 32.4% | | | | | | 41.5% | | | | | | 23.5% | | | | | | 22.8% | | | | | | 77.9% | | | | | | NM | | | | | | NM | | | | | | 122.5% | | | | | | 42.2% | | | | | | 12.9% | | | | | | NM | | | | | | 7.9% | | | | | | 14.3% | | | | | | 16.5% | | |
Uber Technologies, Inc.
|
| | | | 28.3% | | | | | | 42.3% | | | | | | 39.9% | | | | | | 25.8% | | | | | | 20.0% | | | | | | 88.8% | | | | | | NM | | | | | | NM | | | | | | 129.5% | | | | | | 55.3% | | | | | | 11.4% | | | | | | NM | | | | | | 6.6% | | | | | | 12.0% | | | | | | 15.5% | | |
Wheels Up Partners LLC
|
| | | | 23.9% | | | | | | 32.2% | | | | | | 25.0% | | | | | | 23.4% | | | | | | 23.4% | | | | | | 287.3% | | | | | | NM | | | | | | NM | | | | | | 625.0% | | | | | | 106.9% | | | | | | 3.9% | | | | | | NM | | | | | | 0.7% | | | | | | 4.1% | | | | | | 6.9% | | |
Mean
|
| | | | 136.6% | | | | | | 215.5% | | | | | | 510.8% | | | | | | 126.9% | | | | | | 71.0% | | | | | | 235.3% | | | | | | 59.2% | | | | | | 152.3% | | | | | | 713.2% | | | | | | 760.2% | | | | | | 14.2% | | | | | | 11.2% | | | | | | 12.4% | | | | | | 11.8% | | | | | | 17.3% | | |
Median
|
| | | | 80.6% | | | | | | 49.2% | | | | | | 68.4% | | | | | | 65.3% | | | | | | 32.5% | | | | | | 77.9% | | | | | | 42.9% | | | | | | 108.9% | | | | | | 122.5% | | | | | | 64.9% | | | | | | 13.9% | | | | | | 5.8% | | | | | | 10.0% | | | | | | 13.2% | | | | | | 16.2% | | |
Comparative Year
|
| | | | | | | | | | 2027 | | | | | | 2028 | | | | | | 2029 | | | | | | 2030 | | | | | | | | | | | | 2027 | | | | | | 2028 | | | | | | 2029 | | | | | | 2030 | | | | | | | | | | | | 2027 | | | | | | 2028 | | | | | | 2029 | | | | | | 2030 | | |
Archer Aviation
|
| | | | | | | | | | 54.4% | | | | | | 36.7% | | | | | | 59.8% | | | | | | 64.0% | | | | | | | | | | | | 68.8% | | | | | | 42.0% | | | | | | 68.2% | | | | | | 73.2% | | | | | | | | | | | | 31.7% | | | | | | 32.9% | | | | | | 34.7% | | | | | | 36.6% | | |
| | |
ENTERPRISE VALUE AS MULTIPLE OF
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| | |
2021
EBITDA |
| |
2022
EBITDA |
| |
2023
EBITDA |
| |
2024
EBITDA |
| |
2025
EBITDA |
| |
2021
Revenue |
| |
2022
Revenue |
| |
2023
Revenue |
| |
2024
Revenue |
| |
2025
Revenue |
| ||||||||||||||||||||||||||||||
SPAC Current Value(1) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Archer Aviation Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 10.5x | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 63.52x | | | | | | 2.56x | | |
Arrival Limited
|
| | | | NM | | | | | | 674.6x | | | | | | 10.2x | | | | | | 2.8x | | | | | | 2.1x | | | | | | NA | | | | | | 8.15x | | | | | | 1.86x | | | | | | 0.61x | | | | | | 0.41x | | |
Blade Urban Air Mobility,
Inc. |
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 3.6x | | | | | | 1.6x | | | | | | 5.64x | | | | | | 3.45x | | | | | | 1.62x | | | | | | 0.73x | | | | | | 0.49x | | |
Canoo Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 12.1x | | | | | | 6.3x | | | | | | 28.95x | | | | | | 12.35x | | | | | | 2.22x | | | | | | 1.56x | | | | | | 1.27x | | |
ChargePoint, Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 124.7x | | | | | | 57.5x | | | | | | 35.42x | | | | | | 21.03x | | | | | | 12.23x | | | | | | 7.77x | | | | | | 5.21x | | |
EV-Box B.V.
|
| | | | NM | | | | | | NM | | | | | | 621.3x | | | | | | NA | | | | | | NA | | | | | | 10.35x | | | | | | 5.52x | | | | | | 3.34x | | | | | | NA | | | | | | NA | | |
Hyliion Holdings Corp.
|
| | | | NM | | | | | | NM | | | | | | 128.8x | | | | | | 23.6x | | | | | | 10.6x | | | | | | NM | | | | | | 13.44x | | | | | | 3.05x | | | | | | 3.03x | | | | | | 1.63x | | |
Joby Aviation, LLC
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 24.9x | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 35.18x | | | | | | 6.39x | | |
Lordstown Motors Corp.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 2.1x | | | | | | NM | | | | | | 18.79x | | | | | | 0.62x | | | | | | 0.57x | | | | | | 0.66x | | | | | | NM | | |
Microvast, Inc.
|
| | | | 200.3x | | | | | | 33.9x | | | | | | 13.6x | | | | | | 7.8x | | | | | | 5.2x | | | | | | 10.45x | | | | | | 5.23x | | | | | | 2.75x | | | | | | 1.56x | | | | | | 1.02x | | |
Nikola Corporation
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 56.9x | | | | | | 234.55x | | | | | | 23.72x | | | | | | 5.53x | | | | | | 2.97x | | | | | | 1.68x | | |
Proterra Inc.
|
| | | | NM | | | | | | NM | | | | | | 54.1x | | | | | | 9.4x | | | | | | 3.3x | | | | | | 7.25x | | | | | | 4.06x | | | | | | 2.13x | | | | | | 1.23x | | | | | | 0.70x | | |
QuantumScape Corporation
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 609.27x | | | | | | 221.21x | | |
Virgin Galactic Holdings, Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 97.3x | | | | | | 59.3x | | | | | | NM | | | | | | 113.94x | | | | | | 34.66x | | | | | | 15.79x | | | | | | 12.76x | | |
XL Fleet Corp.
|
| | | | NM | | | | | | NM | | | | | | 154.4x | | | | | | 2.0x | | | | | | NA | | | | | | 22.64x | | | | | | 11.74x | | | | | | 2.67x | | | | | | 0.54x | | | | | | NA | | |
Wheels Up Partners LLC
|
| | | | NM | | | | | | 198.1x | | | | | | 27.3x | | | | | | 13.2x | | | | | | 7.9x | | | | | | 1.74x | | | | | | 1.39x | | | | | | 1.13x | | | | | | 0.91x | | | | | | 0.74x | | |
Mean
|
| | | | 200.3x | | | | | | 302.2x | | | | | | 144.2x | | | | | | 27.1x | | | | | | 20.5x | | | | | | 37.58x | | | | | | 17.28x | | | | | | 5.67x | | | | | | 49.69x | | | | | | 19.70x | | |
Median
|
| | | | 200.3x | | | | | | 198.1x | | | | | | 54.1x | | | | | | 9.4x | | | | | | 9.2x | | | | | | 14.62x | | | | | | 8.15x | | | | | | 2.67x | | | | | | 1.56x | | | | | | 1.63x | | |
SPAC Transaction Value(2) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Archer Aviation Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 10.6x | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 64.60x | | | | | | 2.60x | | |
Arrival Limited
|
| | | | NA | | | | | | 89.9x | | | | | | 4.8x | | | | | | 1.7x | | | | | | NA | | | | | | NA | | | | | | 5.34x | | | | | | 1.06x | | | | | | 0.38x | | | | | | NA | | |
Blade Urban Air Mobility,
Inc. |
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 5.6x | | | | | | 2.5x | | | | | | 8.65x | | | | | | 5.29x | | | | | | 2.49x | | | | | | 1.12x | | | | | | 0.75x | | |
Canoo Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 9.8x | | | | | | 3.5x | | | | | | 15.34x | | | | | | 5.60x | | | | | | 2.19x | | | | | | 1.29x | | | | | | 0.79x | | |
ChargePoint, Inc.
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 27.9x | | | | | | 13.5x | | | | | | 12.13x | | | | | | 6.94x | | | | | | 3.99x | | | | | | 2.44x | | | | | | 1.68x | | |
EV-Box B.V.
|
| | | | NM | | | | | | NM | | | | | | 400.0x | | | | | | NA | | | | | | NA | | | | | | 6.67x | | | | | | 3.56x | | | | | | 2.15x | | | | | | NA | | | | | | NA | | |
Hyliion Holdings Corp.
|
| | | | NM | | | | | | 137.1x | | | | | | 5.1x | | | | | | 1.8x | | | | | | NA | | | | | | 137.13x | | | | | | 3.19x | | | | | | 1.08x | | | | | | 0.52x | | | | | | NA | | |
Joby Aviation, LLC
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 25.0x | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | 35.34x | | | | | | 6.42x | | |
Lordstown Motors Corp.
|
| | | | NM | | | | | | 96.5x | | | | | | 3.2x | | | | | | 1.6x | | | | | | NA | | | | | | 8.18x | | | | | | 0.57x | | | | | | 0.28x | | | | | | 0.17x | | | | | | NA | | |
Microvast, Inc.
|
| | | | 200.3x | | | | | | 33.9x | | | | | | 13.6x | | | | | | 7.8x | | | | | | 5.2x | | | | | | 10.45x | | | | | | 5.23x | | | | | | 2.75x | | | | | | 1.56x | | | | | | 1.02x | | |
Nikola Corporation
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | 15.6x | | | | | | NA | | | | | | 22.16x | | | | | | 11.08x | | | | | | 2.35x | | | | | | 1.03x | | | | | | NA | | |
Proterra Inc.
|
| | | | NM | | | | | | NM | | | | | | 48.5x | | | | | | 8.4x | | | | | | 3.0x | | | | | | 6.50x | | | | | | 3.64x | | | | | | 1.91x | | | | | | 1.10x | | | | | | 0.62x | | |
QuantumScape Corporation
|
| | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NM | | | | | | NA | | | | | | NM | | | | | | NM | | | | | | 237.21x | | | | | | 85.15x | | |
Virgin Galactic Holdings, Inc.
|
| | | | NM | | | | | | NM | | | | | | 21.8x | | | | | | 13.3x | | | | | | NA | | | | | | 25.50x | | | | | | 7.76x | | | | | | 3.53x | | | | | | 2.86x | | | | | | NA | | |
XL Fleet Corp.
|
| | | | NM | | | | | | 35.4x | | | | | | 9.3x | | | | | | 3.5x | | | | | | NA | | | | | | 14.45x | | | | | | 3.87x | | | | | | 1.68x | | | | | | 0.79x | | | | | | NA | | |
Wheels Up Partners LLC
|
| | | | NM | | | | | | 261.4x | | | | | | 36.1x | | | | | | 17.4x | | | | | | 10.4x | | | | | | 2.29x | | | | | | 1.83x | | | | | | 1.49x | | | | | | 1.20x | | | | | | 0.98x | | |
Mean
|
| | | | 200.3x | | | | | | 109.0x | | | | | | 60.3x | | | | | | 9.5x | | | | | | 9.2x | | | | | | 22.45x | | | | | | 4.92x | | | | | | 2.07x | | | | | | 23.44x | | | | | | 11.11x | | |
Median
|
| | | | 200.3x | | | | | | 93.2x | | | | | | 13.6x | | | | | | 8.1x | | | | | | 7.8x | | | | | | 11.29x | | | | | | 5.23x | | | | | | 2.15x | | | | | | 1.20x | | | | | | 1.02x | | |
| | |
Existing Charter
|
| |
Proposed Charter
|
|
A. Authorized Share Capital
|
| | The Existing Charter authorizes the issuance of up to (a) 220,000,000 shares of common stock, including (i) 200,000,000 shares of Class A common stock, par value $0.0001 per share and (ii) 20,000,000 shares of Class B common stock, par value $0.0001 per share, and (b) 1,000,000 shares of preferred stock, par value $0.0001 per share. | | | The Proposed Charter will authorize the issuance of up to (a) 1,300,000,000 shares of common stock, including (i) 1,000,000,000 shares of Class A common stock, par value $0.0001 per share and (ii) 300,000,000 shares of Class B common stock, par value $0.0001 per share, and (b) 10,000,000 shares of preferred stock, par value $0.0001 per share. | |
B. Voting Rights of Holders of Shares of Class B Common Stock
|
| | The Existing Charter provides that the holders of Atlas Class A Shares the holders of Atlas Class B Shares are entitled to one vote for each such shares. | | | The Proposed Charter will provide that the holders of New Archer Class A Shares will be entitled to one vote for each such share, and the holders of New Archer Class B Shares will be entitled to ten votes for each such share. | |
C. Bylaws Amendment
|
| | The Existing Charter provides that any amendment to Atlas’s bylaws requires the approval of either the Atlas Board or the holders of at least a majority of the voting power of all then outstanding shares of Atlas’s capital stock entitled to vote generally in the election of directors, voting together as a single class, provided that no bylaws adopted by Atlas’ stockholders shall invalidate any prior act of the Atlas Board that would have been valid if such bylaws had not been adopted. | | | The Proposed Charter will provide that any amendment to New Archer’s amended and restated bylaws will require the approval of either New Archer’s board of directors or the holders of at least 662∕3% of the voting power of New Archer’s then-outstanding shares of capital stock entitled to vote generally in an election of directors, voting together as a single class. | |
| | |
Existing Charter
|
| |
Proposed Charter
|
|
D. Charter Amendment
|
| | The Existing Charter is silent on the requirements for a minimum vote to amend the Existing Charter, other than with respect to Article IX (Business Combination Requirements; Existence), which requires the approval of the holders of at least 65% of all outstanding shares of Atlas Common Stock. | | | The Proposed Charter will provide that any amendment to certain provisions of the Proposed Charter will require the approval of the holders of at least 662∕3% of the voting power of New Archer’s then-outstanding shares of capital stock entitled to vote generally in an election of directors, voting together as a single class. | |
Name and Position
|
| |
Dollar
Value ($) |
| |
Number of
Units (#) |
| ||||||
Brett Adcock
|
| | | $ | — | | | | | | — | | |
Co-Chief Executive Officer
|
| | | ||||||||||
Adam Goldstein
|
| | | | — | | | | | | — | | |
Co-Chief Executive Officer
|
| | | ||||||||||
Tom Muniz
|
| | | | — | | | | | | — | | |
Chief Operating Officer
|
| | | ||||||||||
Ben Lu
|
| | | | 5.940,000(1) | | | | | | 600,000(1) | | |
Chief Financial Officer
|
| | | ||||||||||
Andy Missan
|
| | | | 9,900,000(2) | | | | | | 1,000,000 | | |
Chief Legal Officer
|
| | | ||||||||||
All executive officers as a group
|
| | | | 15,840,000(3) | | | | | | 1,600,000(3) | | |
All directors who are not executive officers, as a group
|
| | | | 1,300,000(4) | | | | | | 131,313(4) | | |
All employees who are not executive officers, as a group
|
| | | | — | | | | | | — | | |
| | |
No Redemption
|
| |
Maximum Redemption(2)
|
| ||||||||||||||||||||||||||||||
| | |
Class A
Shares |
| |
Class B
Shares |
| |
%
|
| |
Class A
Shares |
| |
Class B
Shares |
| |
%
|
| ||||||||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||||||||||||||
Stockholders | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Former holders of Archer common and preferred stock(5)
|
| | | | 50,959,804 | | | | | | 75,182,368 | | | | | | 48% | | | | | | 50,959,804 | | | | | | 75,182,368 | | | | | | 61% | | |
Founder Shares(1)
|
| | | | 10,625,000 | | | | | | — | | | | | | 4% | | | | | | 10,625,000 | | | | | | — | | | | | | 5% | | |
| | |
No Redemption
|
| |
Maximum Redemption(2)
|
| ||||||||||||||||||||||||||||||
| | |
Class A
Shares |
| |
Class B
Shares |
| |
%
|
| |
Class A
Shares |
| |
Class B
Shares |
| |
%
|
| ||||||||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||||||||||||||
Archer Founder Grants(4)
|
| | | | — | | | | | | 13,412,434 | | | | | | 5% | | | | | | — | | | | | | 8,912,434 | | | | | | 4% | | |
Atlas Crest public stockholders
|
| | | | 50,000,000 | | | | | | — | | | | | | 19% | | | | | | — | | | | | | — | | | | | | 0% | | |
PIPE and other investors(3)
|
| | | | 61,512,500 | | | | | | — | | | | | | 24% | | | | | | 61,512,500 | | | | | | — | | | | | | 30% | | |
Total shares of Archer common stock
outstanding at closing of the Transaction |
| | | | 173,097,304 | | | | | | 88,594,802 | | | | | | 100% | | | | | | 123,097,304 | | | | | | 84,094,802 | | | | | | 100% | | |
|
| | |
As of
March 31, 2021 |
| | | | | | | | | | | | | |
As of
March 31, 2021 |
| | | | | | | | | | | | | |
As of
March 31, 2021 |
| |||||||||||||||
| | |
Archer
Aviation Inc. (Historical) |
| |
Atlas
Crest Investment Corp. (Historical) |
| |
Transaction
Accounting Adjustments (Assuming No Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Transaction
Accounting Adjustments (Assuming Maximum Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||||||||||||||
Assets | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Current assets: | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Cash and cash equivalents
|
| | | $ | 23,537 | | | | | $ | 445 | | | | | $ | 500,157 | | | | |
|
3A
|
| | | | $ | 1,081,414 | | | | | $ | 500,157 | | | | |
|
3A
|
| | | | $ | 581,257 | | |
| | | | | | | | | | | | | | | | | 600,000 | | | | |
|
3D
|
| | | | | | | | | | | 600,000 | | | | |
|
3D
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (46,025) | | | | |
|
3G
|
| | | | | | | | | | | (46,025) | | | | |
|
3G
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (16,700) | | | | |
|
3G
|
| | | | | | | | | | | (16,700) | | | | |
|
3G
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 20,000 | | | | | | 3J | | | | | | | | | | | | 20,000 | | | | | | 3J | | | | |||||
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | (500,157) | | | | |
|
3B
|
| | | | | | | |
Prepaid expenses
|
| | | | 732 | | | | | | 397 | | | | | | — | | | | | | | | | | | | 1,129 | | | | | | — | | | | | | | | | | | | 1,129 | | |
Other current assets
|
| | | | 183 | | | | | | — | | | | | | — | | | | | | | | | | | | 183 | | | | | | — | | | | | | | | | | | | 183 | | |
Total current assets
|
| | |
|
24,452
|
| | | |
|
842
|
| | | |
|
1,057,432
|
| | | | | | | | | |
|
1,082,726
|
| | | |
|
557,275
|
| | | | | | | | | |
|
582,569
|
| |
Property and equipment, net
|
| | | | 2,738 | | | | | | — | | | | | | — | | | | | | | | | | | | 2,738 | | | | | | — | | | | | | | | | | | | 2,738 | | |
Intangible assets, net
|
| | | | 489 | | | | | | — | | | | | | — | | | | | | | | | | | | 489 | | | | | | — | | | | | | | | | | | | 489 | | |
Right of use asset
|
| | | | 2,829 | | | | | | — | | | | | | — | | | | | | | | | | | | 2,829 | | | | | | — | | | | | | | | | | | | 2,829 | | |
Investments held in Trust Account
|
| | | | — | | | | | | 500,157 | | | | | | (500,157) | | | | |
|
3A
|
| | | | | — | | | | | | (500,157) | | | | |
|
3A
|
| | | | | — | | |
Other long-term assets
|
| | | | 39 | | | | | | — | | | | | | — | | | | | | | | | | | | 39 | | | | | | — | | | | | | | | | | | | 39 | | |
Total assets
|
| | | $ | 30,547 | | | | | $ | 500,999 | | | | | $ | 557,275 | | | | | | | | | | | $ | 1,088,821 | | | | | $ | 57,118 | | | | | | | | | | | $ | 588,664 | | |
Liabilities, Convertible Preferred Stock, and Stockholders’ Equity (Deficit)
|
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Current liabilities: | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Accounts payable
|
| | | $ | 5,918 | | | | | $ | 118 | | | | | $ | (2,100) | | | | |
|
3G
|
| | | | $ | 3,936 | | | | | $ | (2,100) | | | | |
|
3G
|
| | | | $ | 3,936 | | |
Accrued expenses
|
| | | | — | | | | | | 4,114 | | | | | | (3,990) | | | | |
|
3G
|
| | | | | 124 | | | | | | (3,990) | | | | |
|
3G
|
| | | | | 124 | | |
Franchise tax payable
|
| | | | — | | | | | | 49 | | | | | | — | | | | | | | | | | | | 49 | | | | | | — | | | | | | | | | | | | 49 | | |
Lease liability
|
| | | | 1,174 | | | | | | — | | | | | | — | | | | | | | | | | | | 1,174 | | | | | | — | | | | | | | | | | | | 1,174 | | |
Notes payable
|
| | | | 840 | | | | | | — | | | | | | — | | | | | | | | | | | | 840 | | | | | | — | | | | | | | | | | | | 840 | | |
Other current liabilities
|
| | | | 355 | | | | | | — | | | | | | 2,500 | | | | |
|
3J
|
| | | | | 2,855 | | | | | | 2,500 | | | | |
|
3J
|
| | | | | 2,855 | | |
Due to related party
|
| | | | — | | | | | | 4 | | | | | | — | | | | | | | | | | | | 4 | | | | | | — | | | | | | | | | | | | 4 | | |
Total current liabilities
|
| | |
|
8,287
|
| | | |
|
4,285
|
| | | |
|
(3,590)
|
| | | | | | | | | |
|
8,982
|
| | | |
|
(3,590)
|
| | | | | | | | | |
|
8,982
|
| |
Notes payable, net of current portion
|
| | | | 65 | | | | | | — | | | | | | — | | | | | | | | | | | | 65 | | | | | | — | | | | | | | | | | | | 65 | | |
Lease liability, net of current portion
|
| | | | 1,675 | | | | | | — | | | | | | — | | | | | | | | | | | | 1,675 | | | | | | — | | | | | | | | | | | | 1,675 | | |
Other long-term liabilities
|
| | | | 243 | | | | | | — | | | | | | 17,500 | | | | |
|
3J
|
| | | | | 17,743 | | | | | | 17,500 | | | | |
|
3J
|
| | | | | 17,743 | | |
Warrant liabilities
|
| | | | — | | | | | | 45,280 | | | | | | — | | | | | | | | | | | | 45,280 | | | | | | — | | | | | | | | | | | | 45,280 | | |
Total liabilities
|
| | |
|
10,270
|
| | | |
|
49,565
|
| | | |
|
13,910
|
| | | | | | | | | |
|
73,745
|
| | | |
|
13,910
|
| | | | | | | | | |
|
73,745
|
| |
Commitments and contingencies | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Redeemable convertible preferred stock | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Series Seed redeemable convertible preferred stock, $0.0001 par value; liquidation value of $6,004; 18,193,515 shares authorized, issued and outstanding as of March 31, 2021, stated at redemption value
|
| | | | 5,943 | | | | | | — | | | | | | (5,943) | | | | |
|
3E
|
| | | | | — | | | | | | (5,943) | | | | |
|
3E
|
| | | | | — | | |
| | |
As of
March 31, 2021 |
| | | | | | | | | | | | | |
As of
March 31, 2021 |
| | | | | | | | | | | | | |
As of
March 31, 2021 |
| |||||||||||||||
| | |
Archer
Aviation Inc. (Historical) |
| |
Atlas
Crest Investment Corp. (Historical) |
| |
Transaction
Accounting Adjustments (Assuming No Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Transaction
Accounting Adjustments (Assuming Maximum Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||||||||||||||
Series A redeemable convertible preferred stock, $0.0001 par value; liquidation value of $55,734; 46,732,728 shares authorized; 46,267,422 shares issued and outstanding as of March 31, 2021, stated at redemption value
|
| | | | 55,589 | | | | | | — | | | | | | (55,589) | | | | |
|
3E
|
| | | | | — | | | | | | (55,589) | | | | |
|
3E
|
| | | | | — | | |
Class A common stock, $0.0001 par value, subject to
possible redemption; 50,000,000 shares at redemption value |
| | | | — | | | | | | 500,157 | | | | | | (500,157) | | | | |
|
3C
|
| | | | | — | | | | | | (500,157) | | | | |
|
3C
|
| | | | | — | | |
Stockholders’ equity (deficit) | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Preferred stock, $0.0001 par value; 1,000,000 shares authorized; none issued and outstanding at March 31, 2021
|
| | | | — | | | | | | — | | | | | | — | | | | | | | | | | | | — | | | | | | — | | | | | | | | | | | | — | | |
Class A common stock, $0.0001 par value; 200,000,000 shares authorized (excluding 44,643,406 shares subject to possible redemption) at March 31, 2021
|
| | | | — | | | | | | — | | | | | | 1 | | | | |
|
3H
|
| | | | | 5 | | | | | | 1 | | | | |
|
3H
|
| | | | | — | | |
| | | | | | | | | | | | | | | | | 4 | | | | |
|
3C
|
| | | | | | | | | | | 4 | | | | |
|
3C
|
| | | |||||
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | (5) | | | | |
|
3B
|
| | | | | | | |
Class B common stock, $0.0001 par value; 20,000,000
shares authorized; 12,500,000 shares issued and outstanding |
| | | | — | | | | | | 1 | | | | | | (1) | | | | |
|
3H
|
| | | | | 6 | | | | | | (1) | | | | |
|
3H
|
| | | | | 6 | | |
| | | | | | | | | | | | | | | | | 6 | | | | |
|
3E
|
| | | | | | | | | | | 6 | | | | |
|
3E
|
| | | | | | | |
Common stock, $0.0001 par value; 143,677,090 shares
authorized; 51,989,731 shares issued and outstanding as of March 31, 2021 |
| | | | 5 | | | | | | — | | | | | | (5) | | | | |
|
3E
|
| | | | | — | | | | | | (5) | | | | |
|
3E
|
| | | | | — | | |
Additional paid-in capital
|
| | | | 79,393 | | | | | | 24 | | | | | | 5,941 | | | | |
|
3E
|
| | | | | 1,318,483 | | | | | | 5,941 | | | | |
|
3E
|
| | | | | 773,691 | | |
| | | | | | | | | | | | | | | | | 55,585 | | | | |
|
3E
|
| | | | | | | | | | | 55,585 | | | | |
|
3E
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 5 | | | | |
|
3E
|
| | | | | | | | | | | 5 | | | | |
|
3E
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 500,153 | | | | |
|
3C
|
| | | | | | | | | | | 500,153 | | | | |
|
3C
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (48,748) | | | | |
|
3F
|
| | | | | | | | | | | (48,748) | | | | |
|
3F
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 600,000 | | | | |
|
3D
|
| | | | | | | | | | | 600,000 | | | | |
|
3D
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (46,025) | | | | |
|
3G
|
| | | | | | | | | | | (46,025) | | | | |
|
3G
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 133,051 | | | | |
|
3I
|
| | | | | | | | | | | 88,411 | | | | |
|
3I
|
| | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | (500,152) | | | | |
|
3B
|
| | | | | | | |
| | | | | | | | | | | | | | | | | 39,104 | | | | |
|
3K
|
| | | | | | | | | | | 39,104 | | | | |
|
3K
|
| | | | | | | |
Accumulated deficit
|
| | | | (120,653) | | | | | | (48,748) | | | | | | 48,748 | | | | |
|
3F
|
| | | | | (303,418) | | | | | | 48,748 | | | | |
|
3F
|
| | | | | (258,778) | | |
| | | | | | | | | | | | | | | | | (10,610) | | | | |
|
3G
|
| | | | | | | | | | | (10,610) | | | | |
|
3G
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (133,051) | | | | |
|
3I
|
| | | | | | | | | | | (88,411) | | | | |
|
3I
|
| | | | | | | |
| | | | | | | | | | | | | | | | | (39,104) | | | | |
|
3K
|
| | | | | | | | | | | (39,104) | | | | |
|
3K
|
| | | | | | | |
Total stockholders’ equity (deficit)
|
| | | | (41,255) | | | | | | (48,723) | | | | | | 1,105,054 | | | | | | | | | | | | 1,015,076 | | | | | | 604,897 | | | | | | | | | | | | 514,919 | | |
Total liabilities, redeemable convertible preferred stock and stockholders’ equity (deficit)
|
| | | $ | 30,547 | | | | | $ | 500,999 | | | | | $ | 557,275 | | | | | | | | | | | $ | 1,088,821 | | | | | $ | 57,118 | | | | | | | | | | | $ | 588,664 | | |
|
| | |
Three Months
Ended March 31, 2021 |
| | | | | | | | | | | | | |
Three Months
Ended March 31, 2021 |
| | | | | | | | | | | | | |
Three Months
Ended March 31, 2021 |
| |||||||||||||||
| | |
Archer
Aviation Inc. (Historical) |
| |
Atlas
Crest Investment Corp. (Historical) |
| |
Transaction
Accounting Adjustments (Assuming No Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Transaction
Accounting Adjustments (Assuming Maximum Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| ||||||||||||||||||
Operating expenses | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Operating and formation costs
|
| | | $ | — | | | | | $ | 4,725 | | | | | $ | — | | | | | | | | | | | $ | 4,725 | | | | | $ | — | | | | | | | | | | | $ | 4,725 | | |
Research and development
|
| | | | 10,066 | | | | | | — | | | | | | — | | | | | | | | | | | | 10,066 | | | | | | — | | | | | | | | | | | | 10,066 | | |
General and administrative
|
| | | | 6,578 | | | | | | — | | | | | | 57,135 | | | | |
|
3DD
|
| | | | | 63,713 | | | | | | 37,966 | | | | |
|
3DD
|
| | | | | 44,544 | | |
Other warrant expense
|
| | | | 78,208 | | | | | | — | | | | | | — | | | | | | | | | | | | 78,208 | | | | | | — | | | | | | | | | | | | 78,208 | | |
Franchise tax expense
|
| | | | — | | | | | | 50 | | | | | | — | | | | | | | | | | | | 50 | | | | | | — | | | | | | | | | | | | 50 | | |
Total operating expenses
|
| | | | 94,852 | | | | | | 4,775 | | | | | | 57,135 | | | | | | | | | | | | 156,762 | | | | | | 37,966 | | | | | | | | | | | | 137,593 | | |
Loss from operations
|
| | | | (94,852) | | | | | | (4,775) | | | | | | (57,135) | | | | | | | | | | | | (156,762) | | | | | | (37,966) | | | | | | | | | | | | (137,593) | | |
Change in fair value of warrant liabilities
|
| | | | — | | | | | | 2,227 | | | | | | — | | | | | | | | | | | | 2,227 | | | | | | — | | | | | | | | | | | | 2,227 | | |
Interest expense, net
|
| | | | (2) | | | | | | — | | | | | | — | | | | | | | | | | | | (2) | | | | | | — | | | | | | | | | | | | (2) | | |
Unrealized gain on investments held in Trust
account |
| | | | — | | | | | | 130 | | | | | | (130) | | | | |
|
3AA
|
| | | | | — | | | | | | (130) | | | | |
|
3AA
|
| | | | | — | | |
Other income, net
|
| | | | 3 | | | | | | — | | | | | | — | | | | | | | | | | | | 3 | | | | | | — | | | | | | | | | | | | 3 | | |
Loss before income taxes
|
| | | | (94,851) | | | | | | (2,418) | | | | | | (57,265) | | | | | | | | | | | | (154,534) | | | | | | (38,096) | | | | | | | | | | | | (135,365) | | |
Income tax expense
|
| | | | (2) | | | | | | — | | | | | | — | | | | | | | | | | | | (2) | | | | | | — | | | | | | | | | | | | (2) | | |
Net loss
|
| | | $ | (94,853) | | | | | $ | (2,418) | | | | | $ | (57,265) | | | | | | | | | | | $ | (154,536) | | | | | $ | (38,096) | | | | | | | | | | | $ | (135,367) | | |
Net loss per share | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Basic and diluted net loss per share, common stock and Redeemable Class A Common Stock
|
| | | $ | (1.71) | | | | | $ | — | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Weighted-average shares of common stock outstanding, common stock and Redeemable Class A common stock – basic and diluted
|
| | | | 55,432,970 | | | | | | 50,000,000 | | | | | | (105,432,970) | | | | | | | | | | | | — | | | | | | (105,432,970) | | | | | | | | | | | | — | | |
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | | | | | | | $ | (0.19) | | | | | | | | | | | | | | | | | $ | (0.59) | | | | | | | | | | | | | | | | | $ | (0.65) | | |
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B Common Stock
|
| | | | | | | | | | 12,500,000 | | | | | | 249,192,106 | | | | | | | | | | | | 261,692,106 | | | | | | 194,692,106 | | | | | | | | | | | | 207,192,106 | | |
| | |
Year Ended
December 31, 2020 |
| |
Period From
August 26, 2020 (Inception) Through December 31, 2020 |
| | | | | | | | | | | | | |
Year Ended
December 31, 2020 |
| | | | | | | | | | | | | |
Year Ended
December 31, 2020 |
| | | | | ||||||||||||||||||||
| | |
Archer
Aviation Inc. (Historical) |
| |
Atlas
Crest Investment Corp. (Historical as Restated) |
| |
Transaction
Accounting Adjustments (Assuming No Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming No Redemptions) |
| |
Transaction
Accounting Adjustments (Assuming Maximum Redemptions) |
| | | | | | | |
Pro Forma
Combined (Assuming Maximum Redemptions) |
| | | | | ||||||||||||||||||||||||||
Operating expenses | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | ||||||||
Operating and formation costs
|
| | | $ | — | | | | | $ | 160 | | | | | $ | — | | | | | | | | | | | $ | 160 | | | | | $ | — | | | | | | | | | | | $ | 160 | | | | | | | ||||||||
Research and development
|
| | | | 21,097 | | | | | | — | | | | | | — | | | | | | | | | | | | 21,097 | | | | | | — | | | | | | | | | | | | 21,097 | | | | | | | | | | | ||||
General and administrative
|
| | | | 3,491 | | | | | | — | | | | | | 16,700 | | | | |
|
3BB
|
| | | | | 417,312 | | | | | | 16,700 | | | | |
|
3BB
|
| | | | | 284,074 | | | | | | | ||||||||
| | | | | | | | | | | | | | | | | 397,121 | | | | |
|
3DD
|
| | | | | | | | | | | 263,883 | | | | |
|
3DD
|
| | | | | | | | | | | | ||||||||
Other warrant expense
|
| | | | | | | | | | | | | | | | 39,104 | | | | |
|
3EE
|
| | | | | 39,104 | | | | | | 39,104 | | | | |
|
3EE
|
| | | | | 39,104 | | | | | | | ||||||||
Franchise tax expense
|
| | | | — | | | | | | 70 | | | | | | — | | | | | | | | | | | | 70 | | | | | | — | | | | | | | | | | | | 70 | | | | | | | | | | | ||||
Total operating expenses
|
| | | | 24,588 | | | | | | 230 | | | | | | 452,925 | | | | | | | | | | | | 477,743 | | | | | | 319,687 | | | | | | | | | | | | 344,505 | | | | | | | | | | | ||||
Loss from operations
|
| | | | (24,588) | | | | | | (230) | | | | | | (452,925) | | | | | | | | | | | | (477,743) | | | | | | (319,687) | | | | | | | | | | | | (344,505) | | | | | | | | | | | ||||
Change in fair value of warrant liabilities
|
| | | | — | | | | | | (9,933) | | | | | | — | | | | | | | | | | | | (9,933) | | | | | | — | | | | | | | | | | | | (9,933) | | | | | | | ||||||||
Interest expense, net
|
| | | | (232) | | | | | | — | | | | | | — | | | | | | | | | | | | (232) | | | | | | — | | | | | | | | | | | | (232) | | | | | | | | | | | | | ||
Loss on sale of private placement warrants
|
| | | | — | | | | | | (240) | | | | | | — | | | | | | | | | | | | (240) | | | | | | — | | | | | | | | | | | | (240) | | | | | | | | | | | | | ||
Expensed offering costs
|
| | | | — | | | | | | (546) | | | | | | — | | | | | | | | | | | | (546) | | | | | | — | | | | | | | | | | | | (546) | | | | | | | | | | | ||||
Unrealized gain on investments held in Trust account
|
| | | | — | | | | | | 99 | | | | | | (99) | | | | |
|
3AA
|
| | | | | — | | | | | | (99) | | | | |
|
3AA
|
| | | | | — | | | | | | | ||||||||
Other expense, net
|
| | | | (2) | | | | | | — | | | | | | — | | | | | | | | | | | | (2) | | | | | | — | | | | | | | | | | | | (2) | | | | | | | | | | | | | | |
Loss before income taxes
|
| | | | (24,822) | | | | | | (10,850) | | | | | | (453,024) | | | | | | | | | | | | (488,696) | | | | | | (319,786) | | | | | | | | | | | | (355,458) | | | | | | | | | | | ||||
Income tax expense
|
| | | | (1) | | | | | | — | | | | | | — | | | | | | | | | | | | (1) | | | | | | — | | | | | | | | | | | | (1) | | | | | | | | | | | | | | |
Net loss
|
| | | $ | (24,823) | | | | | $ | (10,850) | | | | | $ | (453,024) | | | | | | | | | | | $ | (488,697) | | | | | $ | (319,786) | | | | | | | | | | | $ | (355,459) | | | | | | | | | | | ||||
Net loss per share | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | ||||||||
Basic and diluted net loss per share, common stock and Redeemable Class A Common Stock
|
| | | $ | (0.49) | | | | | $ | — | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | ||||||||
Weighted-average shares of common stock outstanding, common stock and Redeemable Class A common stock — basic and diluted
|
| | | | 50,164,360 | | | | | | 44,885,287 | | | | | | (95,049,647) | | | | | | | | | | | | — | | | | | | (95,049,647) | | | | | | | | | | | | — | | | | | | | | | ||||||
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | | | | | | | $ | (0.62) | | | | | | | | | | | | | | | | | $ | (1.87) | | | | | | | | | | | | | | | | | $ | (1.72) | | | | | | | ||||||||
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B Common Stock
|
| | | | | | | | | | 17,614,713 | | | | | | 244,077,393 | | | | | | | | | | | | 261,692,106 | | | | | | 189,577,393 | | | | | | | | | | | | 207,192,106 | | | | | | | | |
| | |
For the three months ended March 31, 2021
|
| |||||||||||||||||||||
| | |
No Redemption
|
| |
Maximum Redemption
|
| ||||||||||||||||||
| | |
Class A
Shares |
| |
Class B
Shares |
| |
Class A
Shares |
| |
Class B
Shares |
| ||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||
Numerator | | | | | | | | | | | | | | | | | | | | | | | | | |
Net loss allocated to each class (in thousands)
|
| | | $ | (102,218) | | | | | $ | (52,318) | | | | | $ | (80,424) | | | | | $ | (54,943) | | |
Former holders of Archer common and preferred stock(3)
|
| | | | 50,959,804 | | | | | | 75,182,368 | | | | | | 50,959,804 | | | | | | 75,182,368 | | |
Founder Shares(2)
|
| | | | 10,625,000 | | | | | | — | | | | | | 10,625,000 | | | | | | — | | |
Archer Founder Grants(1)
|
| | | | — | | | | | | 13,412,434 | | | | | | — | | | | | | 8,912,434 | | |
Atlas Crest public stockholders
|
| | | | 50,000,000 | | | | | | — | | | | | | — | | | | | | — | | |
PIPE and other investors
|
| | | | 61,512,500 | | | | | | — | | | | | | 61,512,500 | | | | | | — | | |
Total shares of New Archer common stock outstanding at closing of the Business Combination
|
| | | | 173,097,304 | | | | | | 88,594,802 | | | | | | 123,097,304 | | | | | | 84,094,802 | | |
Net income (loss) per share | | | | | | | | | | | | | | | | | | | | | | | | | |
Basic and diluted
|
| | | $ | (0.59) | | | | | $ | (0.59) | | | | | $ | (0.65) | | | | | $ | (0.65) | | |
| | |
For the year ended December 31, 2020
|
| |||||||||||||||||||||
| | |
No Redemption
|
| |
Maximum Redemption
|
| ||||||||||||||||||
| | |
Class A
Shares |
| |
Class B
Shares |
| |
Class A
Shares |
| |
Class B
Shares |
| ||||||||||||
| | |
(in thousands, except share data)
|
| |||||||||||||||||||||
Numerator | | | | | | | | | | | | | | | | | | | | | | | | | |
Net loss allocated to each class (in thousands)
|
| | | $ | (323,251) | | | | | $ | (165,446) | | | | | $ | (211,186) | | | | | $ | (144,273) | | |
Former holders of Archer common and preferred stock
|
| | | | 50,959,804 | | | | | | 75,182,368 | | | | | | 50,959,804 | | | | | | 75,182,368 | | |
Founder Shares(2)
|
| | | | 10,625,000 | | | | | | — | | | | | | 10,625,000 | | | | | | — | | |
Archer Founder Grants(1)
|
| | | | — | | | | | | 13,412,434 | | | | | | — | | | | | | 8,912,434 | | |
Atlas Crest public stockholders
|
| | | | 50,000,000 | | | | | | — | | | | | | — | | | | | | — | | |
PIPE and other investors
|
| | | | 61,512,500 | | | | | | — | | | | | | 61,512,500 | | | | | | — | | |
Total shares of New Archer common stock outstanding at closing of the Business Combination
|
| | | | 173,097,304 | | | | | | 88,594,802 | | | | | | 123,097,304 | | | | | | 84,094,802 | | |
Net income (loss) per share | | | | | | | | | | | | | | | | | | | | | | | | | |
Basic and diluted
|
| | | $ | (1.87) | | | | | $ | (1.87) | | | | | $ | (1.72) | | | | | $ | (1.72) | | |
Name
|
| |
Age
|
| |
Position
|
|
Kenneth Moelis | | |
62
|
| | Chairman | |
Michael Spellacy | | |
49
|
| | Chief Executive Officer and Director | |
Taylor Rettig | | |
38
|
| |
Chief Operating Officer and Head of Corporate Development
|
|
Christopher Callesano | | |
48
|
| | Chief Financial Officer | |
David Fox | | |
63
|
| | Director | |
Eileen Murray | | |
62
|
| | Director | |
Todd Lemkin | | |
45
|
| | Director | |
Emanuel Pearlman | | |
61
|
| | Director | |
| | | | | | | | | | | | | | | | | | | | | | | | | | |
After the Business Combination
|
| |||||||||||||||||||||||||||||||||||||||||||||
| | |
Before the Business Combination
|
| |
No Redemption
|
| |
Maximum Redemption
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Name and Address of
Beneficial Owner(1) |
| |
Number of
Atlas Class A Shares |
| |
%
|
| |
Number
of Atlas Class B Shares |
| |
%
|
| |
Number
of New Archer Class A Shares |
| |
%
|
| |
Number
of New Archer Class B Shares |
| |
%
|
| |
Number
of New Archer Class A Shares |
| |
%
|
| |
Number
of New Archer Class B Shares |
| |
%
|
| ||||||||||||||||||||||||||||||||||||
| | |
(in thousands, unless otherwise indicated)
|
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Atlas Investors(2)
|
| | | | 50,000 | | | | | | 40% | | | | | | — | | | | | | 0% | | | | | | 50,000 | | | | | | 29% | | | | | | — | | | | | | 0% | | | | | | — | | | | | | 0% | | | | | | — | | | | | | 0% | | |
PIPE Investors and other investors(3)
|
| | | | 61,513 | | | | | | 50% | | | | | | — | | | | | | 0% | | | | | | 61,513 | | | | | | 35% | | | | | | — | | | | | | 0% | | | | | | 61,513 | | | | | | 49% | | | | | | — | | | | | | 0% | | |
Founder Shares(4)
|
| | | | 12,500(5) | | | | | | 10% | | | | | | — | | | | | | 0% | | | | | | 12,500 | | | | | | 7% | | | | | | — | | | | | | 0% | | | | | | 12,500 | | | | | | 10% | | | | | | — | | | | | | 0% | | |
Brett Adcock
|
| | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 25% | | | | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 42% | | | | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 42% | | |
Adam Goldstein
|
| | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 25% | | | | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 42% | | | | | | — | | | | | | 0% | | | | | | 31,922 | | | | | | 42% | | |
Other Archer
|
| | | | — | | | | | | 0% | | | | | | 62,298 | | | | | | 50% | | | | | | 50,960 | | | | | | 29% | | | | | | 11,338 | | | | | | 16% | | | | | | 50,960 | | | | | | 41% | | | | | | 11,338 | | | | | | 16% | | |
Total
|
| | | | 124,013 | | | | | | 100% | | | | | | 126,142 | | | | | | 100% | | | | | | 174,973 | | | | | | 100% | | | | | | 75,182 | | | | | | 100% | | | | | | 124,973 | | | | | | 100% | | | | | | 75,182 | | | | | | 100% | | |
Noteholders
|
| |
Aggregate
Principal Amount |
| |||
Capri Growth LLC(1)
|
| | | $ | 300,285 | | |
Hight Drive Growth LLC(2)
|
| | | | 300,285 | | |
Stockholder
|
| |
Shares of
Series Seed Preferred Stock |
| |
Total Cash
Purchase Price |
| |
Principal &
Interest Cancelled |
| |||||||||
Capri Growth LLC(1)
|
| | | | 914,940 | | | | | $ | — | | | | | $ | 301,930 | | |
Hight Drive Growth LLC(2)
|
| | | | 914,940 | | | | | | — | | | | | | 301,930 | | |
Marc Lore(3)
|
| | | | 15,151,515 | | | | | | 5,000,000 | | | | | | — | | |
Adam Goldstein(2)
|
| | | | 606,060 | | | | | | 200,000 | | | | | | — | | |
Brett Adcock(2)
|
| | | | 606,060 | | | | | | 200,000 | | | | | | — | | |
Noteholders
|
| |
Aggregate
Principal Amount |
| |||
Marc Lore(1)
|
| | | $ | 3,000,000 | | |
Adam Goldstein(2)
|
| | | | 1,000,000 | | |
Brett Adcock(3)
|
| | | | 1,000,000 | | |
Stockholder
|
| |
Shares of
Series A Preferred Stock |
| |
Total Cash
Purchase Price |
| |
Principal &
Interest Cancelled |
| |||||||||
Capri Growth LLC(1)
|
| | | | 1,660,302 | | | | | $ | 2,000,000 | | | | | $ | — | | |
Hight Drive Growth LLC(2)
|
| | | | 1,660,302 | | | | | | 2,000,000 | | | | | | — | | |
Marc Lore(3)
|
| | | | 5,675,959 | | | | | | 6,837,260 | | | | | | — | | |
| | | | | 2,633,739 | | | | | | — | | | | | | 3,172,603 | | |
Adam Goldstein
|
| | | | 880,642 | | | | | | — | | | | | | 1,060,822 | | |
Brett Adcock
|
| | | | 880,642 | | | | | | — | | | | | | 1,060,822 | | |
TCP Archer Aviation LLC
|
| | | | 7,702,468 | | | | | | 9,278,392 | | | | | | — | | |
| | |
Three Months Ended March 31,
|
| |
Year Ended
December 31, |
| | | | | | | ||||||||||||||||||||||||
| | |
2021
|
| |
2020
|
| |
Change $
|
| |
2020
|
| |
2019
|
| |
Change $
|
| ||||||||||||||||||
| | |
(in thousands)
|
| |
(in thousands)
|
| ||||||||||||||||||||||||||||||
Operating expenses: | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Research and development
|
| | | $ | 10,066 | | | | | $ | 2,869 | | | | | $ | 7,197 | | | | | $ | 21,097 | | | | | $ | 769 | | | | | $ | 20,328 | | |
General and administrative
|
| | | | 6,578 | | | | | | 1,017 | | | | | | 5,561 | | | | | | 3,491 | | | | | | 122 | | | | | | 3,369 | | |
Other warrant expense
|
| | | | 78,208 | | | | | | — | | | | | | 78,208 | | | | | | — | | | | | | — | | | | | | — | | |
Total operating expenses
|
| | | | 94,852 | | | | | | 3,886 | | | | | | 90,966 | | | | | | 24,588 | | | | | | 891 | | | | | | 23,697 | | |
Loss from operations
|
| | | | (94,852) | | | | | | (3,886) | | | | | | (90,966) | | | | | | (24,588) | | | | | | (891) | | | | | | (23,697) | | |
Other expense, net
|
| | | | (1) | | | | | | (101) | | | | | | 100 | | | | | | (235) | | | | | | (53) | | | | | | (182) | | |
Net loss
|
| | | $ | (94,853) | | | | | $ | (3,987) | | | | | $ | (90,866) | | | | | $ | (24,823) | | | | | $ | (944) | | | | | $ | (23,879) | | |
| | |
Three Months Ended
March 31, |
| |
Year Ended
December 31, |
| ||||||||||||||||||
| | |
2021
|
| |
2020
|
| |
2020
|
| |
2019
|
| ||||||||||||
| | |
(in thousands)
|
| |
(in thousands)
|
| ||||||||||||||||||
Net cash used in operating activities
|
| | | $ | (11,937) | | | | | $ | (3,208) | | | | | $ | (22,896) | | | | | $ | (809) | | |
Net cash used in investing activities
|
| | | | (1,130) | | | | | | (251) | | | | | | (1,900) | | | | | | (4) | | |
Net cash provided by financing activities
|
| | | | 40 | | | | | | — | | | | | | 51,211 | | | | | | 10,931 | | |
| | |
Payments Due by Period
|
| |||||||||||||||||||||||||||
| | |
Total
|
| |
Less than
1 year |
| |
1 to 3
years |
| |
3 to 5
years |
| |
After 5
years |
| |||||||||||||||
| | |
(in thousands)
|
| |||||||||||||||||||||||||||
Operating lease obligation(1)
|
| | | $ | 3,211 | | | | | $ | 1,065 | | | | | $ | 2,146 | | | | | $ | — | | | | | $ | — | | |
Note payable(2)
|
| | | | 905 | | | | | | 630 | | | | | | 275 | | | | | | — | | | | | | — | | |
Note payable accrued interest
|
| | | | 9 | | | | | | 9 | | | | | | — | | | | | | — | | | | | | — | | |
| | | | $ | 4,125 | | | | | $ | 1,704 | | | | | $ | 2,421 | | | | | $ | — | | | | | $ | — | | |
| | |
Payments Due by Period
|
| |||||||||||||||||||||||||||
| | |
Total
|
| |
Less than
1 year |
| |
1 to 3
years |
| |
3 to 5
years |
| |
After 5
years |
| |||||||||||||||
| | |
(in thousands)
|
| |||||||||||||||||||||||||||
Operating lease obligation(1)
|
| | | $ | 2,624 | | | | | $ | 1,043 | | | | | $ | 1,581 | | | | | $ | — | | | | | $ | — | | |
Note payable(2)
|
| | | | 905 | | | | | | 645 | | | | | | 260 | | | | | | — | | | | | | — | | |
Note payable accrued interest
|
| | | | 11 | | | | | | 11 | | | | | | — | | | | | | — | | | | | | — | | |
Total contractual obligations
|
| | | $ | 3,540 | | | | | $ | 1,699 | | | | | $ | 1,841 | | | | | $ | — | | | | | $ | — | | |
Name and Principal Position
|
| |
Salary(1)
|
| |
Bonus
|
| |
Option
Awards(2) |
| |
Non-Equity
Incentive Plan Compensation ($) |
| |
All Other
Compensation ($) |
| |
Total
|
| ||||||||||||||||||
Brett Adcock
Co-Chief Executive Officer |
| | | $ | 250,000 | | | | | $ | — | | | | | $ | 396,828 | | | | | $ | — | | | | | $ | — | | | | | $ | 646,828 | | |
Adam Goldstein
Co-Chief Executive Officer |
| | | | 250,000 | | | | | | — | | | | | | 396,828 | | | | | | — | | | | | | — | | | | | | 646,828 | | |
Tom Muniz
VP Engineering |
| | | | 500,000 | | | | | | 200,000(3) | | | | | | 147,874 | | | | | | — | | | | | | 18,374(4) | | | | | | 866,248 | | |
| | |
Option Awards
|
| | | | | | | | | | | | | |||||||||||||||||||||||||||||||||
Name
|
| |
Grant Date
|
| |
Vesting
Commencement Date |
| |
Number of
Securities Underlying Unexercised Options Exercisable (#) |
| |
Number of
Securities Underlying Unexercised Options Unexercisable (#) |
| |
Option
Exercise Price |
| |
Option
Expiration Date |
| |
Number of
shares of stock that have not vested (#) |
| |
Market
value of shares that have not vested(4) |
| ||||||||||||||||||||||||
Brett Adcock
|
| | | | 11/03/2020(1) | | | | | | 11/21/2019 | | | | | | — | | | | | | — | | | | | $ | 0.15 | | | | | | 11/2/2030 | | | | | | 1,929,023 | | | | | | 23,881,305 | | |
Adam Goldstein
|
| | | | 11/03/2020(1) | | | | | | 11/21/2019 | | | | | | — | | | | | | — | | | | | | 0.15 | | | | | | 11/2/2030 | | | | | | 1,929,023 | | | | | | 23,881,305 | | |
Tom Muniz
|
| | | | 11/03/2020(2) | | | | | | 11/01/2020 | | | | | | — | | | | | | — | | | | | | 0.15 | | | | | | 11/2/2030 | | | | | | 783,693 | | | | | | 9,702,119 | | |
| | | | | 02/05/2020(3) | | | | | | 12/06/2019 | | | | | | — | | | | | | — | | | | | | 0.04 | | | | | | 02/4/2030 | | | | | | 606,402 | | | | | | 7,507,257 | | |
Name
|
| | | ||||
Joshua L. Berman
|
| | | $ | 41,667 | | |
Name
|
| |
Age
|
| |
Position
|
|
Executive Officers | | | | | | | |
Brett Adcock | | |
35
|
| | Co-Chief Executive Officer and Co-Chairman of the Board | |
Adam Goldstein | | |
42
|
| | Co-Chief Executive Officer and Co-Chairman of the Board | |
Tom Muniz | | |
36
|
| | Chief Operating Officer | |
Andy Missan | | |
59
|
| | Chief Legal Officer | |
Ben Lu | | |
45
|
| | Chief Financial Officer | |
Non-Employee Directors | | | | | | | |
Deborah Diaz(1)(3) | | |
63
|
| | Director | |
Fred Diaz(1)(2) | | |
55
|
| | Director | |
Oscar Munoz(2) | | |
62
|
| | Director | |
Maria Pinelli(1)(2) | | |
58
|
| | Director | |
Michael Spellacy(3) | | |
49
|
| | Director | |
| | |
Page
|
| |||
Audited Financial Statements | | | | | | | |
| | | | F-2 | | | |
| | | | F-3 | | | |
| | | | F-4 | | | |
| | | | F-5 | | | |
| | | | F-6 | | | |
| | | | F-7 | | |
| Unaudited Financial Statements | | | | | | | |
| | | | | F-25 | | | |
| | | | | F-26 | | | |
| | | | | F-27 | | | |
| | | | | F-28 | | | |
| | | | | F-29 | | |
| | |
Page
|
| |||
| | | | F-44 | | | |
Financial Statements | | | | | | | |
| | | | F-45 | | | |
| | | | F-46 | | | |
| | | | F-47 | | | |
| | | | F-48 | | | |
| | | | F-49 | | | |
Unaudited Financial Statements | | | |||||
| | | | F-70 | | | |
| | | | F-71 | | | |
| | | | F-72 | | | |
| | | | F-73 | | | |
| | | | F-74 | | |
| Assets: | | | | | | | |
| Current assets: | | | | | | | |
|
Cash
|
| | | $ | 925,923 | | |
|
Prepaid expenses
|
| | | | 463,999 | | |
|
Total current assets
|
| | | | 1,389,922 | | |
|
Investments held in Trust Account
|
| | | | 500,098,582 | | |
|
Total Assets
|
| | | $ | 501,488,504 | | |
| Liabilities and Stockholders’ Equity: | | | | | | | |
| Current liabilities: | | | | | | | |
|
Accounts payable
|
| | | $ | 10,991 | | |
|
Accrued expenses
|
| | | | 48,022 | | |
|
Franchise tax payable
|
| | | | 69,945 | | |
|
Total current liabilities
|
| | | | 128,958 | | |
|
Warrant liabilities
|
| | | | 47,506,670 | | |
|
Total Liabilities
|
| | | | 47,635,628 | | |
| Commitments and Contingencies (Note 7) | | | | | | | |
|
Class A common stock, $0.0001 par value, subject to possible redemption; 44,885,287 shares at redemption value
|
| | | | 448,852,870 | | |
| Stockholders’ Equity: | | | | | | | |
|
Preferred stock, $0.0001 par value; 1,000,000 shares authorized; none issued and outstanding
|
| | | | — | | |
|
Class A common stock, $0.0001 par value; 200,000,000 shares authorized; 5,114,713 shares issued and outstanding (excluding 44,885,287 shares subject to possible redemption)
|
| | | | 511 | | |
|
Class B common stock, $0.0001 par value; 20,000,000 shares authorized; 12,500,000 shares issued and outstanding(1)
|
| | | | 1,250 | | |
|
Additional paid-in capital
|
| | | | 15,848,758 | | |
|
Accumulated deficit
|
| | | | (10,850,513) | | |
|
Total stockholders’ equity
|
| | | | 5,000,006 | | |
|
Total Liabilities and Stockholders’ Equity
|
| | | $ | 501,488,504 | | |
|
Operating and formation costs
|
| | | $ | 159,947 | | |
|
Franchise tax expense
|
| | | | 69,945 | | |
|
Loss from operations
|
| | | | (229,892) | | |
|
Unrealized gain on investments held in Trust Account
|
| | | | 98,582 | | |
|
Loss on sale of private placement warrants
|
| | | | (240,000) | | |
|
Expensed offering costs
|
| | | | (545,873) | | |
|
Change in fair value of warrant liabilities
|
| | | | (9,933,330) | | |
|
Net loss
|
| | | $ | (10,850,513) | | |
|
Basic and diluted weighted average shares outstanding, Redeemable Class A Common Stock
|
| | | | 44,885,287 | | |
|
Basic and diluted net earnings per share, Redeemable Class A Common Stock
|
| | | $ | 0.00 | | |
|
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B
Common Stock |
| | |
|
17,614,713
|
| |
|
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | $ | (0.62) | | |
| | |
Common Stock
|
| |
Additional
Paid-in Capital |
| |
Retained
Earnings |
| |
Total
Stockholders’ Equity |
| ||||||||||||||||||||||||||||||
| | |
Class A
|
| |
Class B
|
| ||||||||||||||||||||||||||||||||||||
| | |
Shares
|
| |
Amount
|
| |
Shares
|
| |
Amount
|
| ||||||||||||||||||||||||||||||
Balance – August 26, 2020 (inception)
|
| | | | — | | | | | $ | — | | | | | | — | | | | | $ | — | | | | | $ | — | | | | | $ | — | | | | | $ | — | | |
Issuance of Class B common
stock to Sponsor(1) |
| | | | — | | | | | | — | | | | | | 14,375,000 | | | | | | 1,438 | | | | | | 23,562 | | | | | | — | | | | | | 25,000 | | |
Sale of 50,000,000 units in
Initial Public Offering, less fair value of public warrants, net of offering costs, as restated |
| | | | 50,000,000 | | | | | | 5,000 | | | | | | — | | | | | | — | | | | | | 464,673,389 | | | | | | — | | | | | | 464,678,389 | | |
Forfeiture of Class B common stock(1)
|
| | | | — | | | | | | — | | | | | | (1,875,000) | | | | | | (188) | | | | | | 188 | | | | | | — | | | | | | — | | |
Class A common stock subject to possible redemption, as restated
|
| | | | (44,885,287) | | | | | | (4,489) | | | | | | — | | | | | | — | | | | | | (448,848,381) | | | | | | — | | | | | | (448,852,870) | | |
Net loss, as restated
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | (10,850,513) | | | | | | (10,850,513) | | |
Balance – December 31, 2020, as restated
|
| | | | 5,114,713 | | | | | $ | 511 | | | | | | 12,500,000 | | | | | $ | 1,250 | | | | | $ | 15,848,758 | | | | | $ | (10,850,513) | | | | | $ | 5,000,006 | | |
| Cash Flows from Operating Activities: | | | | | | | |
|
Net loss
|
| | | $ | (10,850,513) | | |
| Adjustments to reconcile net loss to net cash used in operating activities: | | | | | | | |
|
Expensed offering costs on issuance of Public Warrants
|
| | | | 545,873 | | |
|
Unrealized gain on investments held in Trust Account
|
| | | | (98,582) | | |
|
Loss on sale of private placement warrants
|
| | | | 240,000 | | |
|
Change in fair value of warrant liabilities
|
| | | | 9,933,330 | | |
| Changes in operating assets and liabilities: | | | | | | | |
|
Prepaid expenses
|
| | | | (463,999) | | |
|
Accounts payable
|
| | | | 10,991 | | |
|
Accrued expenses
|
| | | | 48,022 | | |
|
Franchise tax payable
|
| | | | 69,945 | | |
|
Net cash used in operating activities
|
| | | | (564,933) | | |
| Cash Flows from Investing Activities: | | | | | | | |
|
Cash deposited in Trust Account
|
| | | | (500,000,000) | | |
|
Net cash used in investing activities
|
| | | | (500,000,000) | | |
| Cash Flows from Financing Activities: | | | | | | | |
|
Proceeds from issuance of Class B common stock to Sponsor
|
| | | | 25,000 | | |
|
Proceeds from issuance of promissory note
|
| | | | 300,000 | | |
|
Repayment of promissory note
|
| | | | (300,000) | | |
|
Proceeds from initial public offering, net of underwriter’s discount paid
|
| | | | 490,000,000 | | |
|
Proceeds from sale of private placement warrants
|
| | | | 12,000,000 | | |
|
Offering costs paid
|
| | | | (534,144) | | |
|
Net cash provided by financing activities
|
| | | | 501,490,856 | | |
|
Net change in cash
|
| | | | 925,923 | | |
|
Cash – beginning of period
|
| | |
|
—
|
| |
|
Cash – end of period
|
| | |
$
|
925,923
|
| |
| Supplemental disclosure of noncash investing and financing activities: | | | | | | | |
|
Class A common stock subject to possible redemption
|
| | | $ | 448,852,870 | | |
|
Initial classification of warrant liabilities
|
| | | $ | 37,573,340 | | |
|
Forfeiture of Class B common stock
|
| | | $ | 188 | | |
| | |
As Previously
Reported |
| |
Adjustment
|
| |
As Restated
|
| |||||||||
Balance Sheet as of October 30, 2020 (audited) | | | | | | | | | | | | | | | | | | | |
Warrant liabilities
|
| | | $ | — | | | | | $ | 37,573,340 | | | | | $ | 37,573,340 | | |
Total liabilities
|
| | | | — | | | | | | 37,573,340 | | | | | | 37,573,340 | | |
Class A common stock subject to possible redemption
|
| | | | 496,488,280 | | | | | | (37,573,340) | | | | | | 458,914,940 | | |
Class A common stock
|
| | | | 35 | | | | | | 376 | | | | | | 411 | | |
Additional paid-in capital
|
| | | | 5,001,103 | | | | | | 785,497 | | | | | | 5,786,600 | | |
Accumulated deficit
|
| | | | (2,568) | | | | | | (785,873) | | | | | | (788,441) | | |
Balance Sheet as of December 31, 2020 (audited) | | | | | | | | | | | | | | | | | | | |
Warrant liabilities
|
| | | $ | — | | | | | $ | 47,506,670 | | | | | $ | 47,506,670 | | |
Total liabilities
|
| | | | 128,958 | | | | | | 47,506,670 | | | | | | 47,635,628 | | |
Class A common stock subject to possible redemption
|
| | | | 496,359,540 | | | | | | (47,506,670) | | | | | | 448,852,870 | | |
Class A common stock
|
| | | | 36 | | | | | | 475 | | | | | | 511 | | |
Additional paid-in capital
|
| | | | 5,130,030 | | | | | | 10,718,728 | | | | | | 15,848,758 | | |
Accumulated deficit
|
| | | | (131,310) | | | | | | (10,719,203) | | | | | | (10,850,513) | | |
Stockholders’ equity
|
| | | | 5,000,006 | | | | | | — | | | | | | 5,000,006 | | |
Statement of Operations for the period from August 26, 2020
(inception) to December 31, 2020 (audited) |
| | | | | | | | | | | | | | | | | | |
Expensed offering costs
|
| | | $ | — | | | | | $ | 545,873 | | | | | $ | 545,873 | | |
Loss on sale of private placement warrants
|
| | | | — | | | | | | (240,000) | | | | | | (240,000) | | |
Change in fair value of warrant liabilities
|
| | | | — | | | | | | (9,933,330) | | | | | | (9,933,330) | | |
Net loss
|
| | | | (131,310) | | | | | | (10,719,203) | | | | | | (10,850,513) | | |
Basic and diluted net loss per share, Non-redeemable Class A and Class B common stock
|
| | | | (0.01) | | | | | | (0.61) | | | | | | (0.62) | | |
Statement of Cash Flows for the period from August 26, 2020
(inception) to December 31, 2020 (audited) |
| | | | | | | | | | | | | | | | | | |
Cash flow from operating activities: | | | | | | | | | | | | | | | | | | | |
Net loss
|
| | | $ | (131,310) | | | | | $ | (10,719,203) | | | | | $ | (10,850,513) | | |
Adjustments to reconcile net loss to net cash used in operating activities:
|
| | | | | | | | | | | | | | | | | | |
Expensed offering costs in connection with the issuance of the Public Warrants included in the Units
|
| | | | — | | | | | | 545,873 | | | | | | 545,873 | | |
Loss on sale of private placement warrants
|
| | | | — | | | | | | 240,000 | | | | | | 240,000 | | |
Change in fair value of warrant liabilities
|
| | | | — | | | | | | 9,933,330 | | | | | | 9,933,330 | | |
Supplemental disclosure of non-cash investing and financing activities:
|
| | | | | | | | | | | | | | | | | | |
Initial measurement of warrants issued in connection with the Initial Public Offering accounted for as liabilities
|
| | | | — | | | | | | 37,573,340 | | | | | | 37,573,340 | | |
| | |
For the Period from
August 26, 2020 (Inception) through December 31, 2020 |
| |||
Class A Common Stock subject to possible redemption | | | | | | | |
Numerator: Earnings attributable to Class A Common Stock subject to possible redemption
|
| | | | | | |
Unrealized gain on investments held in Trust Account
|
| | | $ | 88,498 | | |
Less: Unrealized gain available to be withdrawn for payment of taxes
|
| | | | (62,790) | | |
Net earnings attributable to Class A Common Stock subject to possible
redemption |
| | | $ | 25,708 | | |
Denominator: Weighted average Class A Common Stock subject to possible redemption | | | | | | | |
Basic and diluted weighted average shares outstanding, Class A Common Stock subject to possible redemption
|
| | | | 44,885,287 | | |
Basic and diluted net earnings per share, Class A Common Stock subject to possible redemption
|
| | | $ | 0.00 | | |
Non-Redeemable Class A and Class B Common Stock | | | | | | | |
Numerator: Net loss minus net earnings | | | | | | | |
Net loss
|
| | | $ | (10,850,513) | | |
Less: Net earnings attributable to Class A Common Stock subject to possible redemption
|
| | | | (25,708) | | |
Non-redeemable net loss
|
| | | $ | (10,876,221) | | |
Denominator: Weighted average Non-Redeemable Class A and Class B Common Stock | | | | | | | |
Basic and diluted weighted average shares outstanding, Non-Redeemable Class A and Class B Common Stock
|
| | | | 17,614,713 | | |
Basic and diluted net loss per share, Non-Redeemable Class A and Class B Common Stock
|
| | | $ | (0.62) | | |
| Deferred tax assets: | | | | | | | |
|
Start-up costs
|
| | | $ | 33,188 | | |
|
Net operating loss carryforwards
|
| | | | 14,688 | | |
|
Total deferred tax assets
|
| | | | 47,876 | | |
|
Valuation allowance
|
| | | | (27,174) | | |
| Deferred tax liabilities: | | | | | | | |
|
Unrealized gain on investments
|
| | | | (20,702) | | |
|
Total deferred tax liabilities
|
| | | | (20,702) | | |
|
Deferred tax assets, net of allowance
|
| | | $ | — | | |
| Federal | | | | | | | |
|
Current
|
| | | $ | — | | |
|
Deferred
|
| | | | (27,174) | | |
| State | | | | | | | |
|
Current
|
| | | | — | | |
|
Deferred
|
| | | | — | | |
|
Change in valuation allowance
|
| | | | 27,174 | | |
|
Income tax provision
|
| | | $ | — | | |
|
Statutory federal income tax rate
|
| | | | 21.0% | | |
|
State taxes, net of federal tax benefit
|
| | | | 0.0% | | |
|
Change in fair value of derivative warrant liabilities
|
| | | | (19.2)% | | |
|
Non-deductible transaction costs
|
| | | | (1.5)% | | |
|
Change in valuation allowance
|
| | | | (0.3)% | | |
|
Income tax provision
|
| | | | 0.0% | | |
Description
|
| |
Level 1
|
| |
Level 2
|
| |
Level 3
|
| |||||||||
Assets | | | | | | | | | | | | | | | | | | | |
Investments held in Trust Account:
|
| | | | | | | | | | | | | | | | | | |
Money Market investments
|
| | | $ | 500,098,582 | | | | | $ | — | | | | | $ | — | | |
Liabilities | | | | | | | | | | | | | | | | | | | |
Warrant liability – Public Warrants
|
| | | $ | 31,666,670 | | | | | $ | — | | | | | $ | — | | |
Warrant liability – Private Placement Warrants
|
| | | $ | — | | | | | $ | — | | | | | $ | 15,840,000 | | |
| | |
At October 30,
2020 (Initial Measurement) |
| |||
Stock price
|
| | | $ | 9.93 | | |
Strike price
|
| | | $ | 11.50 | | |
Probability of completing a Business Combination
|
| | | | 86.0% | | |
Term (in years)
|
| | | | 6.1 | | |
Volatility
|
| |
4.5% pre-merger /
26.0% post-merger |
| |||
Risk-free rate
|
| | | | 0.5% | | |
Fair value of warrants
|
| | | $ | 1.52 | | |
| | |
At October 30,
2020 (Initial Measurement) |
| |
As of December 31,
2020 |
| ||||||
Stock price
|
| | | $ | 9.93 | | | | | $ | 10.06 | | |
Strike price
|
| | | $ | 11.50 | | | | | $ | 11.50 | | |
Probability of completing a Business Combination
|
| | | | 86.0% | | | | | | 86.0% | | |
Dividend yield
|
| | | | —% | | | | | | —% | | |
Term (in years)
|
| | | | 6.1 | | | | | | 5.9 | | |
Volatility
|
| | | | 22.8% | | | | | | 28.0% | | |
Risk-free rate
|
| | | | 0.5% | | | | | | 0.5% | | |
Fair value of warrants
|
| | | $ | 1.53 | | | | | $ | 1.98 | | |
| | |
Private Placement
|
| |
Public
|
| |
Warrant Liabilities
|
| |||||||||
Fair value as of August 26, 2020
|
| | | $ | — | | | | | | — | | | | | $ | — | | |
Initial measurement at October 30, 2020
|
| | | | 12,240,000 | | | | | | 25,333,340 | | | | | | 37,573,340 | | |
Change in valuation inputs or other assumptions
|
| | | | 3,600,000 | | | | | | 6,333,330 | | | | | | 9,933,330 | | |
Fair value as of December 31, 2020
|
| | | $ | 15,840,000 | | | | | | 31,666,670 | | | | | $ | 47,506,670 | | |
| | |
March 31, 2021
|
| |
December 31, 2020
|
| ||||||
| | |
(Unaudited)
|
| |
(Restated)
|
| ||||||
ASSETS | | | | | | | | | | | | | |
Current assets: | | | | | | | | | | | | | |
Cash
|
| | | $ | 445,231 | | | | | $ | 925,923 | | |
Prepaid expenses
|
| | | | 396,997 | | | | | | 463,999 | | |
Total Current Assets
|
| | | | 842,228 | | | | | | 1,389,922 | | |
Investments held in Trust Account
|
| | | | 500,157,359 | | | | | | 500,098,582 | | |
Total Assets
|
| | | $ | 500,999,587 | | | | | $ | 501,488,504 | | |
LIABILITIES AND STOCKHOLDERS’ (DEFICIT) EQUITY | | | | | | | | | | | | | |
Current liabilities: | | | | | | | | | | | | | |
Accounts payable
|
| | | $ | 118,425 | | | | | $ | 10,991 | | |
Accrued expenses
|
| | | | 4,113,507 | | | | | | 48,022 | | |
Franchise tax payable
|
| | | | 49,180 | | | | | | 69,945 | | |
Due to related party
|
| | | | 4,404 | | | | | | — | | |
Total Current Liabilities
|
| | | | 4,285,516 | | | | | | 128,958 | | |
Warrant liabilities
|
| | | | 45,280,001 | | | | | | 47,506,670 | | |
Total Liabilities
|
| | | | 49,565,517 | | | | | | 47,635,628 | | |
Commitments and Contingencies | | | | | | | | | | | | | |
Class A common stock, $0.0001 par value, subject to possible redemption;
50,000,000 and 44,885,287 shares at redemption value at March 31, 2021 and December 31, 2020, respectively |
| | | | 500,157,359 | | | | | | 448,852,870 | | |
Stockholders’ (Deficit) Equity: | | | | | | | | | | | | | |
Preferred stock, $0.0001 par value; 1,000,000 shares authorized; none issued and outstanding at March 31,2021 and December 31,2020
|
| | | | — | | | | | | — | | |
Class A common stock, $0.0001 par value; 200,000,000 shares authorized; 50,000,000 and 5,114,713 shares issued and outstanding at March 31, 2021 and December 31, 2020, respectively (excluding 50,000,000 and 44,885,287 shares subject to possible redemption) at March 31, 2021 and December 31, 2020, respectively
|
| | | | — | | | | | | 511 | | |
Class B common stock, $0.0001 par value; 20,000,000 shares authorized;
12,500,000 shares issued and outstanding at March 31, 2021 and December 31, 2020(1) |
| | | | 1,250 | | | | | | 1,250 | | |
Additional paid-in capital
|
| | | | 23,750 | | | | | | 15,848,758 | | |
Accumulated deficit
|
| | | | (48,748,289) | | | | | | (10,850,513) | | |
Total Stockholders’ (Deficit) Equity
|
| | | | (48,723,289) | | | | | | 5,000,006 | | |
Total Liabilities and Stockholders’ (Deficit) Equity
|
| | | $ | 500,999,587 | | | | | $ | 501,488,504 | | |
|
Operating costs
|
| | | $ | 4,725,017 | | |
|
Franchise tax expense
|
| | | | 50,483 | | |
|
Loss from operations
|
| | | | (4,775,500) | | |
|
Unrealized gain on investments held in Trust Account
|
| | | | 130,025 | | |
|
Change in fair value of warrant liabilities
|
| | | | 2,226,669 | | |
|
Net loss
|
| | | $ | (2,418,806) | | |
|
Basic and diluted weighted average shares outstanding, Redeemable Class A Common Stock
|
| | | | 50,000,000 | | |
|
Basic and diluted net earnings per share, Redeemable Class A Common Stock
|
| | | $ | 0.00 | | |
|
Basic and diluted weighted average shares outstanding, Non-Redeemable Class B Common Stock
|
| | |
|
12,500,000
|
| |
|
Basic and diluted net loss per share, Non-Redeemable Class B Common Stock
|
| | | $ | (0.20) | | |
| | |
Common Stock
|
| |
Additional
Paid-in Capital |
| |
Accumulated
Deficit |
| |
Total
Stockholders’ Equity (Deficit) |
| ||||||||||||||||||||||||||||||
|
Class A
|
| |
Class B
|
| ||||||||||||||||||||||||||||||||||||||
|
Shares
|
| |
Amount
|
| |
Shares
|
| |
Amount
|
| ||||||||||||||||||||||||||||||||
Balance – January 1, 2021 (Restated)
|
| | | | 5,114,713 | | | | | $ | 511 | | | | | | 12,500,000 | | | | | $ | 1,250 | | | | | $ | 15,848,758 | | | | | $ | (10,850,513) | | | | | $ | 5,000,006 | | |
Measurement adjustment on redeemable common stock
|
| | | | (5,114,713) | | | | | | (511) | | | | | | — | | | | | | — | | | | | | (15,825,008) | | | | | | (35,478,970) | | | | | | (51,304,489) | | |
Net loss
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | (2,418,806) | | | | | | (2,418,806) | | |
Balance – March 31, 2021 (Unaudited)
|
| | | | — | | | | | $ | — | | | | | | 12,500,000 | | | | | $ | 1,250 | | | | | $ | 23,750 | | | | | $ | (48,748,289) | | | | | $ | (48,723,289) | | |
| Cash Flows from Operating Activities: | | | | | | | |
|
Net loss
|
| | | $ | (2,418,806) | | |
| Adjustments to reconcile net loss to net cash used in operating activities: | | | | | | | |
|
Unrealized gain on investments held in Trust Account
|
| | | | (130,025) | | |
|
Change in fair value of warrant liabilities
|
| | | | (2,226,669) | | |
|
Payment of formation costs by related party
|
| | | | 4,404 | | |
| Changes in operating assets and liabilities: | | | | | | | |
|
Prepaid expenses
|
| | | | 67,002 | | |
|
Accounts payable
|
| | | | 107,434 | | |
|
Accrued expenses
|
| | | | 4,065,485 | | |
|
Franchise tax payable
|
| | | | (20,765) | | |
|
Net cash used in operating activities
|
| | | | (551,940) | | |
| Cash Flows from Investing Activities: | | | | | | | |
|
Cash withdrawn from Trust Account to pay franchise taxes
|
| | | | 71,248 | | |
|
Net cash provided by investing activities
|
| | | | 71,248 | | |
|
Net change in cash
|
| | | | (480,692) | | |
|
Cash – beginning of period
|
| | |
|
925,923
|
| |
|
Cash – end of period
|
| | | $ | 445,231 | | |
| Supplemental disclosure of noncash investing and financing activities: | | | | | | | |
|
Change in value of Class A common stock subject to possible redemption
|
| | | $ | 51,304,489 | | |
| | |
Three Months
Ended March 31, 2021 |
| |||
Class A Common Stock subject to possible redemption | | | | | | | |
Numerator: Earnings attributable to Class A Common Stock subject to possible redemption
|
| | | | | | |
Unrealized gain on investments held in Trust Account
|
| | | $ | 130,025 | | |
Less: Unrealized gain available to be withdrawn for payment of taxes
|
| | | | (50,483) | | |
Net earnings attributable to Class A Common Stock subject to possible redemption
|
| | | $ | 79,542 | | |
Denominator: Weighted average Class A Common Stock subject to possible redemption | | | | | | | |
Basic and diluted weighted average shares outstanding, Class A Common Stock subject to possible redemption
|
| | | | 50,000,000 | | |
Basic and diluted net earnings per share, Class A Common Stock subject to possible redemption
|
| | | $ | 0.00 | | |
Non-Redeemable Class B Common Stock | | | | | | | |
Numerator: Net loss minus net earnings | | | | | | | |
Net loss
|
| | | $ | (2,418,806) | | |
Less: Net earnings attributable to Class A Common Stock subject to possible
redemption |
| | | | (79,542) | | |
Non-redeemable net loss
|
| | | $ | (2,498,348) | | |
Denominator: Weighted average Non-Redeemable Class B Common Stock | | | | | | | |
Basic and diluted weighted average shares outstanding, Non-Redeemable Class B Common Stock
|
| | | | 12,500,000 | | |
Basic and diluted net loss per share, Non-Redeemable Class B Common Stock
|
| | | $ | (0.20) | | |
Description
|
| |
Amount at
Fair Value |
| |
Level 1
|
| |
Level 2
|
| |
Level 3
|
| ||||||||||||
March 31, 2021 | | | | | | | | | | | | | | | | | | | | | | | | | |
Assets
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Investments held in Trust Account:
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Money Market investments
|
| | | $ | 500,157,359 | | | | | $ | 500,157,359 | | | | | $ | — | | | | | $ | — | | |
Liabilities
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Warrant liability – Public Warrants
|
| | | $ | 30,000,001 | | | | | $ | 30,000,001 | | | | | $ | — | | | | | $ | — | | |
Warrant liability – Private Placement Warrants
|
| | | $ | 15,280,000 | | | | | $ | — | | | | | $ | — | | | | | $ | 15,280,000 | | |
December 31, 2020 | | | | | | | | | | | | | | | | | | | | | | | | | |
Assets
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Investments held in Trust Account:
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Money Market investments
|
| | | $ | 500,098,582 | | | | | $ | 500,098,582 | | | | | $ | — | | | | | $ | — | | |
Liabilities
|
| | | | | | | | | | | | | | | | | | | | | | | | |
Warrant liability – Public Warrants
|
| | | $ | 31,666,670 | | | | | $ | 31,666,670 | | | | | $ | — | | | | | $ | — | | |
Warrant liability – Private Placement Warrants
|
| | | $ | 15,840,000 | | | | | $ | — | | | | | $ | — | | | | | $ | 15,840,000 | | |
| | |
As of
March 31, 2021 |
| |
As of
December 31, 2020 |
| ||||||
Stock price
|
| | | $ | 10.05 | | | | | $ | 10.06 | | |
Strike price
|
| | | $ | 11.50 | | | | | $ | 11.50 | | |
Probability of completing a Business Combination
|
| | | | 86.0% | | | | | | 86.0% | | |
Dividend yield
|
| | | | —% | | | | | | —% | | |
Term (in years)
|
| | | | 5.25 | | | | | | 5.91 | | |
Volatility
|
| | | | 28.0% | | | | | | 28.0% | | |
Risk-free rate
|
| | | | 1.00% | | | | | | 0.49% | | |
Fair value of warrants
|
| | | $ | 1.91 | | | | | $ | 1.98 | | |
| | |
Private
Placement |
| |
Public
|
| |
Warrant
Liabilities |
| |||||||||
Fair value as of December 31, 2020
|
| | | $ | 15,840,000 | | | | | $ | 31,666,670 | | | | | $ | 47,506,670 | | |
Change in valuation inputs or other assumptions
|
| | | | (560,000) | | | | | | (1,666,669) | | | | | | (2,226,669) | | |
Fair value as of March 31, 2021
|
| | | $ | 15,280,000 | | | | | $ | 30,000,001 | | | | | $ | 45,280,001 | | |
| | |
As of December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Assets | | | | | | | | | | | | | |
Current assets | | | | | | | | | | | | | |
Cash and cash equivalents
|
| | | $ | 36,564 | | | | | $ | 10,149 | | |
Prepaid expenses
|
| | | | 762 | | | | | | 6 | | |
Other current assets
|
| | | | 43 | | | | | | 7 | | |
Total current assets
|
| | | | 37,369 | | | | | | 10,162 | | |
Property and equipment, net
|
| | | | 1,613 | | | | | | 4 | | |
Intangible assets, net
|
| | | | 497 | | | | | | — | | |
Right-of-use asset
|
| | | | 2,300 | | | | | | — | | |
Total assets
|
| | | $ | 41,779 | | | | | $ | 10,166 | | |
Liabilities, Redeemable Convertible Preferred Stock, and Stockholders’ Deficit | | | | | | | | | | | | | |
Current liabilities | | | | | | | | | | | | | |
Accounts payable
|
| | | $ | 2,103 | | | | | $ | 110 | | |
Lease liability
|
| | | | 816 | | | | | | — | | |
Notes payable
|
| | | | 645 | | | | | | — | | |
Other current liabilities
|
| | | | 279 | | | | | | 43 | | |
Total current liabilities
|
| | | | 3,843 | | | | | | 153 | | |
Notes payable, net of current portion
|
| | | | 260 | | | | | | — | | |
Lease liability, net of current portion
|
| | | | 1,485 | | | | | | — | | |
Convertible promissory notes due to related parties
|
| | | | — | | | | | | 4,995 | | |
Other long-term liabilities
|
| | | | 268 | | | | | | 47 | | |
Total liabilities
|
| | | | 5,856 | | | | | | 5,195 | | |
Commitments and contingencies (Note 8) | | | | | | | | | | | | | |
Series Seed redeemable convertible preferred stock, $0.0001 par value; liquidation value of $6,004; 18,193,515 shares authorized, issued and outstanding as of December 31, 2020 and 2019, stated at
|
| | | | 5,943 | | | | | | 5,943 | | |
Series A redeemable convertible preferred stock, $0.0001 par value; liquidation value of $55,734; 46,732,728 shares authorized; 46,267,422 shares issued and outstanding as of December 31, 2020, stated at
|
| | | | 55,589 | | | | | | — | | |
Stockholders’ deficit | | | | | | | | | | | | | |
Common stock, $0.0001 par value; 143,677,090 shares authorized; 51,321,752 shares issued and outstanding as of December 31, 2020 and 77,285,983 shares authorized; 50,000,000 shares issued and outstanding as of December 31, 2019
|
| | | | 5 | | | | | | 5 | | |
Additional paid-in capital
|
| | | | 186 | | | | | | — | | |
Accumulated deficit
|
| | | | (25,800) | | | | | | (977) | | |
Total stockholders’ deficit
|
| | | | (25,609) | | | | | | (972) | | |
Total liabilities, redeemable convertible preferred stock, and stockholders’ deficit
|
| | | $ | 41,779 | | | | | $ | 10,166 | | |
| | |
Year Ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Operating expenses | | | | | | | | | | | | | |
Research and development
|
| | | $ | 21,097 | | | | | $ | 769 | | |
General and administrative
|
| | | | 3,491 | | | | | | 122 | | |
Total operating expenses
|
| | | | 24,588 | | | | | | 891 | | |
Loss from operations
|
| | | | (24,588) | | | | | | (891) | | |
Other expense, net
|
| | | | (2) | | | | | | — | | |
Interest expense, net
|
| | | | (232) | | | | | | (53) | | |
Loss before income taxes
|
| | | | (24,822) | | | | | | (944) | | |
Income tax expense
|
| | | | (1) | | | | | | — | | |
Net loss and comprehensive loss
|
| | | $ | (24,823) | | | | | $ | (944) | | |
Net loss per share, basic and diluted
|
| | | $ | (0.49) | | | | | $ | (0.02) | | |
Weighted-average common shares, basic and diluted
|
| | | | 50,164,360 | | | | | | 50,000,000 | | |
| | |
Redeemable Convertible Preferred Stock
|
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |||||||||||||||||||||
| | |
Series Seed
|
| |
Series A
|
| | |
Common Stock
|
| |
Additional
Paid-in Capital |
| | | | | | | | | | | | | ||||||||||||||||||||||||||||||
| | |
Shares
|
| |
Amount
|
| |
Shares
|
| |
Amount
|
| | |
Shares
|
| |
Amount
|
| |
Accumulated
Deficit |
| |
Total
|
| ||||||||||||||||||||||||||||||
Balance as of January 1,
2019 |
| | | | — | | | | | $ | — | | | | | | — | | | | | $ | — | | | | | | | 50,000,000 | | | | | $ | 5 | | | | | $ | — | | | | | $ | (33) | | | | | $ | (28) | | |
Conversion of notes and accrued interest to preferred stock
|
| | | | 1,829,880 | | | | | | 604 | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | |
Issuance of preferred stock
|
| | | | 16,363,635 | | | | | | 5,339 | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | |
Net loss
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | (944) | | | | | | (944) | | |
Balance as of December 31, 2019
|
| | | | 18,193,515 | | | | | | 5,943 | | | | | | — | | | | | | — | | | | | | | 50,000,000 | | | | | | 5 | | | | | | — | | | | | | (977) | | | | | | (972) | | |
Issuance of preferred stock
|
| | | | — | | | | | | — | | | | | | 41,872,399 | | | | | | 50,295 | | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | |
Conversion of notes and accrued interest to preferred stock
|
| | | | — | | | | | | — | | | | | | 4,395,023 | | | | | | 5,294 | | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | |
Issuance of restricted stock
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | 1,134,000 | | | | | | — | | | | | | — | | | | | | — | | | | | | — | | |
Exercise of stock options
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | 187,752 | | | | | | — | | | | | | 11 | | | | | | — | | | | | | 11 | | |
Stock-based compensation
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | 175 | | | | | | — | | | | | | 175 | | |
Net loss
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | (24,823) | | | | | | (24,823) | | |
Balance as of December 31, 2020
|
| | | | 18,193,515 | | | | | $ | 5,943 | | | | | | 46,267,422 | | | | | $ | 55,589 | | | | | | | 51,321,752 | | | | | $ | 5 | | | | | $ | 186 | | | | | $ | (25,800) | | | | | $ | (25,609) | | |
| | |
Year Ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Cash flows from operating activities | | | | | | | | | | | | | |
Net loss
|
| | | $ | (24,823) | | | | | $ | (944) | | |
Adjustments to reconcile net loss to net cash used in operating activities:
|
| | | | | | | | | | | | |
Depreciation and amortization expense
|
| | | | 142 | | | | | | — | | |
Stock-based compensation
|
| | | | 175 | | | | | | — | | |
Non-cash interest
|
| | | | 253 | | | | | | 53 | | |
Non-cash lease expense
|
| | | | 39 | | | | | | — | | |
Changes in operating assets and liabilities:
|
| | | | | | | | | | | | |
Prepaid expenses
|
| | | | (755) | | | | | | (6) | | |
Other current assets
|
| | | | (36) | | | | | | (7) | | |
Accounts payable
|
| | | | 1,644 | | | | | | 109 | | |
Accounts payable to related parties
|
| | | | — | | | | | | (57) | | |
Other current liabilities
|
| | | | 235 | | | | | | 43 | | |
Operating lease liability
|
| | | | (38) | | | | | | — | | |
Other long-term liabilities
|
| | | | 268 | | | | | | — | | |
Net cash used in operating activities
|
| | | | (22,896) | | | | | | (809) | | |
Cash flows from investing activities | | | | | | | | | | | | | |
Purchase of property and equipment
|
| | | | (1,400) | | | | | | (4) | | |
Purchase of domain names
|
| | | | (500) | | | | | | — | | |
Net cash used in investing activities
|
| | | | (1,900) | | | | | | (4) | | |
Cash flows from financing activities | | | | | | | | | | | | | |
Proceeds from issuance of convertible debt
|
| | | | — | | | | | | 5,600 | | |
Payments of debt issuance costs
|
| | | | — | | | | | | (8) | | |
Proceeds from issuance of preferred stock, net
|
| | | | 50,295 | | | | | | 5,339 | | |
Proceeds from exercise of stock options
|
| | | | 11 | | | | | | — | | |
Proceeds from issuance of debt
|
| | | | 905 | | | | | | — | | |
Net cash provided by financing activities
|
| | | | 51,211 | | | | | | 10,931 | | |
Net increase in cash and cash equivalents
|
| | | | 26,415 | | | | | | 10,118 | | |
Cash and cash equivalents, beginning of period
|
| | | | 10,149 | | | | | | 31 | | |
Cash and cash equivalents, end of period
|
| | | $ | 36,564 | | | | | $ | 10,149 | | |
Supplemental disclosure of other noncash investing and financing activities | | | | | | | | | | | | | |
Promissory notes and interest settled with preferred shares
|
| | | $ | 5,294 | | | | | $ | 604 | | |
Property and equipment recorded in accounts payable
|
| | | | 349 | | | | | | — | | |
| | |
Useful Life
(in years) |
|
Furniture, fixtures, and equipment | | |
5
|
|
Computer hardware | | |
3
|
|
Computer software | | |
3
|
|
Website design | | |
2
|
|
Leasehold improvements | | |
Shorter of lease term or
the asset standard life |
|
| | |
As of December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Stock-based compensation awards — employees
|
| | | | 11,167,089 | | | | | | — | | |
Stock-based compensation awards — non-employees
|
| | | | 3,614,888 | | | | | | — | | |
Series Seed redeemable convertible preferred stock
|
| | | | 18,193,515 | | | | | | 18,193,515 | | |
Series A redeemable convertible preferred stock
|
| | | | 46,267,422 | | | | | | — | | |
Total
|
| | | | 79,242,914 | | | | | | 18,193,515 | | |
| | |
As of December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Furniture, fixtures, and equipment
|
| | | $ | 1,046 | | | | | $ | — | | |
Computer hardware
|
| | | | 524 | | | | | | 4 | | |
Website design
|
| | | | 128 | | | | | | — | | |
Leasehold improvements
|
| | | | 54 | | | | | | — | | |
Total property and equipment
|
| | | | 1,752 | | | | | | 4 | | |
Less: Accumulated depreciation
|
| | | | (139) | | | | | | — | | |
Total property and equipment, net
|
| | | $ | 1,613 | | | | | $ | 4 | | |
| | |
As of December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Accrued interest
|
| | | $ | 6 | | | | | $ | — | | |
Accrued bonus
|
| | | | 155 | | | | | | 43 | | |
Deposit liability related to cash received from the early exercise of stock options
|
| | | | 117 | | | | | | — | | |
Income tax payable
|
| | | | 1 | | | | | | — | | |
| | | | $ | 279 | | | | | $ | 43 | | |
| Years ending December 31, | | | | | | | |
|
2021
|
| | | $ | 645 | | |
|
2022
|
| | | | 260 | | |
| | | | | $ | 905 | | |
| | |
Year Ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Operating lease cost
|
| | | $ | 52 | | | | | $ | — | | |
Short-term lease cost
|
| | | | 44 | | | | | | — | | |
Total lease cost
|
| | | $ | 96 | | | | | $ | — | | |
Weighted-average remaining lease term (in months)
|
| | | | 30 | | | | | | — | | |
Weighted-average discount rate
|
| | | | 12.17% | | | | | | — | | |
| Years ending December 31, | | | | | | | |
|
2021
|
| | | $ | 1,043 | | |
|
2022
|
| | | | 1,074 | | |
|
2023
|
| | | | 507 | | |
|
Future minimum lease payments
|
| | | | 2,624 | | |
|
Less: Amount representing interest
|
| | | | (323) | | |
|
Present value of future lease payments
|
| | | $ | 2,301 | | |
| | |
2020
|
| |
2019
|
| ||||||
Operating cash outflows from operating leases
|
| | | $ | 86 | | | | | $ | — | | |
Operating lease assets obtained in exchange for new lease liabilities
|
| | | | 2,300 | | | | | | — | | |
| | |
Number of
Shares |
| |
Weighted
Average Exercise Price |
| |
Weighted
Average Remaining Contractual Life (Years) |
| |
Aggregate
Intrinsic Value |
| ||||||||||||
Outstanding as of December 31, 2019
|
| | | | — | | | | | $ | — | | | | | | — | | | | | $ | — | | |
Granted
|
| | | | 11,318,689 | | | | | $ | 0.11 | | | | | | | | | | | | | | |
Exercised
|
| | | | (151,600) | | | | | $ | 0.04 | | | | | | | | | | | $ | 1,324 | | |
Outstanding as of December 31, 2020
|
| | | | 11,167,089 | | | | | $ | 0.11 | | | | | | 9.61 | | | | | $ | 136,988 | | |
Exercisable as of December 31, 2020
|
| | | | 1,432,988 | | | | | $ | 0.15 | | | | | | 9.84 | | | | | $ | 17,528 | | |
Vested and expected to vest as of December 31, 2020
|
| | | | 11,167,089 | | | | | $ | 0.11 | | | | | | 9.61 | | | | | $ | 136,988 | | |
| | |
Number of
Shares |
| |
Weighted
Average Exercise Price |
| |
Weighted
Average Remaining Contractual Life (Years) |
| |
Aggregate
Intrinsic Value |
| ||||||||||||
Outstanding as of December 31, 2019
|
| | | | — | | | | | $ | — | | | | | | — | | | | | $ | — | | |
Granted
|
| | | | 1,423,738 | | | | | $ | 0.15 | | | | | | | | | | | | | | |
Exercised
|
| | | | (36,152) | | | | | $ | 0.15 | | | | | | | | | | | $ | 282 | | |
Outstanding as of December 31, 2020
|
| | | | 1,387,586 | | | | | $ | 0.15 | | | | | | 9.84 | | | | | $ | 16,973 | | |
Exercisable as of December 31, 2020
|
| | | | 6,172 | | | | | $ | 0.15 | | | | | | 9.84 | | | | | $ | 75 | | |
Vested and expected to vest as of December 31, 2020
|
| | | | 1,387,586 | | | | | $ | 0.15 | | | | | | 9.84 | | | | | $ | 16,973 | | |
| | |
Number of
Shares |
| |
Weighted
Average Grant Price |
| ||||||
Outstanding as of December 31, 2019
|
| | | | — | | | | | $ | — | | |
Granted
|
| | | | 1,134,000 | | | | | $ | 0.04 | | |
Vested
|
| | | | (567,000) | | | | | $ | 0.04 | | |
Outstanding as of December 31, 2020
|
| | | | 567,000 | | | | | $ | 0.04 | | |
| | |
2020
|
|
Risk-free interest rate: | | | | |
Employee stock options
|
| |
0.52 – 1.52%
|
|
Non-employee stock options
|
| |
0.79%
|
|
Expected term (in years): | | | | |
Employee stock options
|
| |
6.02 – 6.32
|
|
Non-employee stock options
|
| |
10.00
|
|
Expected volatility: | | | | |
Employee stock options
|
| |
60.00 – 70.00%
|
|
Non-employee stock options
|
| |
60.00%
|
|
Dividend yield: | | | | |
Employee stock options
|
| |
0.00%
|
|
Non-employee stock options
|
| |
0.00%
|
|
Grant date fair value per share: | | | | |
Employee stock options
|
| |
$0.02 – $0.08
|
|
Non-employee stock options
|
| |
$0.10
|
|
| | |
Years Ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Research and development
|
| | | $ | 25 | | | | | $ | — | | |
General and administrative
|
| | | | 150 | | | | | | — | | |
Total
|
| | | $ | 175 | | | | | $ | — | | |
| | |
Years ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Current: | | | | | | | | | | | | | |
Federal
|
| | | $ | — | | | | | $ | — | | |
State
|
| | | | 1 | | | | | | — | | |
Total current
|
| | | | 1 | | | | | | — | | |
Total income tax provision
|
| | | $ | 1 | | | | | $ | — | | |
| | |
Years Ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Federal income tax (benefit)
|
| | | | 21.0% | | | | | | 21.0% | | |
State and local income taxes (net of federal benefit)
|
| | | | 8.8% | | | | | | 15.2% | | |
Nondeductible expenses
|
| | | | (0.1)% | | | | | | (0.2)% | | |
Valuation allowance
|
| | | | (29.7)% | | | | | | (36.0)% | | |
Effective Tax Rate
|
| | | | 0.0% | | | | | | 0.0% | | |
| | |
Years ended December 31,
|
| |||||||||
| | |
2020
|
| |
2019
|
| ||||||
Deferred Tax Assets: | | | | | | | | | | | | | |
Net operating loss carryforwards
|
| | | $ | 7,500 | | | | | $ | 299 | | |
Accrued expenses
|
| | | | 43 | | | | | | 14 | | |
Operating lease liability
|
| | | | 645 | | | | | | — | | |
Other
|
| | | | 34 | | | | | | — | | |
Gross deferred tax assets
|
| | | | 8,222 | | | | | | 313 | | |
Less: Valuation allowance
|
| | | | (7,216) | | | | | | (312) | | |
Deferred tax assets, net of valuation allowance
|
| | | | 1,006 | | | | | | 1 | | |
Deferred Tax Liabilities: | | | | | | | | | | | | | |
Stock-based compensation
|
| | | | (5) | | | | | | — | | |
Depreciation and amortization
|
| | | | (356) | | | | | | (1) | | |
Right-of-use asset
|
| | | | (645) | | | | | | — | | |
Total deferred tax liabilities
|
| | | | (1,006) | | | | | | (1) | | |
Total net deferred tax assets
|
| | | $ | — | | | | | $ | — | | |
|
Balance as of December 31, 2019
|
| | | $ | 31 | | |
|
Increases related to current year tax positions
|
| | | | 2,018 | | |
|
Balance as of December 31, 2020
|
| | | $ | 2,049 | | |
| | |
March 31, 2021
|
| |
December 31, 2020
|
| | ||||||||
Assets | | | | | | | | | | | | | | | ||
Current assets | | | | | | | | | | | | | | | ||
Cash and cash equivalents
|
| | | $ | 23,537 | | | | | $ | 36,564 | | | | ||
Prepaid expenses
|
| | | | 732 | | | | | | 762 | | | | ||
Other current assets
|
| | | | 183 | | | | | | 43 | | | | ||
Total current assets
|
| | | | 24,452 | | | | | | 37,369 | | | | ||
Property and equipment, net
|
| | | | 2,738 | | | | | | 1,613 | | | | ||
Intangible assets, net
|
| | | | 489 | | | | | | 497 | | | | ||
Right-of-use asset
|
| | | | 2,829 | | | | | | 2,300 | | | | ||
Other long-term assets
|
| | | | 39 | | | | | | — | | | | ||
Total assets
|
| | | $ | 30,547 | | | | | $ | 41,779 | | | | ||
Liabilities, Redeemable Convertible Preferred Stock, and Stockholders’ Deficit | | | | | | | | | | | ||||||
Current liabilities | | | | | | | | | | | | | | | ||
Accounts payable
|
| | | $ | 5,918 | | | | | $ | 2,103 | | | | ||
Lease liability
|
| | | | 1,174 | | | | | | 816 | | | | ||
Notes payable
|
| | | | 840 | | | | | | 645 | | | | ||
Other current liabilities
|
| | | | 355 | | | | | | 279 | | | | ||
Total current liabilities
|
| | | | 8,287 | | | | | | 3,843 | | | | ||
Notes payable, net of current portion
|
| | | | 65 | | | | | | 260 | | | | ||
Lease liability, net of current portion
|
| | | | 1,675 | | | | | | 1,485 | | | | ||
Other long-term liabilities
|
| | | | 243 | | | | | | 268 | | | | ||
Total liabilities
|
| | | | 10,270 | | | | | | 5,856 | | | | ||
Commitments and contingencies (Note 7)
|
| | | | | | | | | | | | | | ||
Series Seed redeemable convertible preferred stock, $0.0001 par value; liquidation value of $6,004; 18,193,515 shares authorized, issued and outstanding as of March 31, 2021 and December 31, 2020, stated at
|
| | | | 5,943 | | | | | | 5,943 | | | | ||
Series A redeemable convertible preferred stock, $0.0001 par value; liquidation value of $55,734; 46,732,728 shares authorized; 46,267,422 shares issued and outstanding as of March 31, 2021 and December 31, 2020, stated at
|
| | | | 55,589 | | | | | | 55,589 | | | | ||
Stockholders’ deficit | | | | | | | | | | | | | | | ||
Common stock, $0.0001 par value; 155,000,000 shares authorized; 51,989,731 shares issued and outstanding as of March 31, 2021 and 143,677,090 shares authorized; 51,321,752 shares issued and outstanding as of December 31, 2020
|
| | | | 5 | | | | | | 5 | | | | ||
Additional paid-in capital
|
| | | | 79,393 | | | | | | 186 | | | | ||
Accumulated deficit
|
| | | | (120,653) | | | | | | (25,800) | | | | ||
Total stockholders’ deficit
|
| | | | (41,255) | | | | | | (25,609) | | | | ||
Total liabilities, redeemable convertible preferred stock, and stockholders’ deficit
|
| | | $ | 30,547 | | | | | $ | 41,779 | | | |
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Operating expenses | | | | | | | | | | | | | |
Research and development
|
| | | $ | 10,066 | | | | | $ | 2,869 | | |
General and administrative
|
| | | | 6,578 | | | | | | 1,017 | | |
Other warrant expense
|
| | | | 78,208 | | | | | | — | | |
Total operating expenses
|
| | | | 94,852 | | | | | | 3,886 | | |
Loss from operations
|
| | | | (94,852) | | | | | | (3,886) | | |
Other income, net
|
| | | | 3 | | | | | | — | | |
Interest expense, net
|
| | | | (2) | | | | | | (101) | | |
Loss before income taxes
|
| | | | (94,851) | | | | | | (3,987) | | |
Income tax expense
|
| | | | (2) | | | | | | — | | |
Net loss and comprehensive loss
|
| | | $ | (94,853) | | | | | $ | (3,987) | | |
Net loss per share, basic and diluted
|
| | | $ | (1.71) | | | | | $ | (0.08) | | |
Weighted-average common shares, basic and diluted
|
| | | | 55,432,970 | | | | | | 50,000,000 | | |
| | |
Redeemable Convertible Preferred Stock
|
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |||||||||||||||||||||
| | |
Series Seed
|
| |
Series A
|
| | |
Common Stock
|
| |
Additional
Paid-in Capital |
| |
Accumulated
Deficit |
| |
Total
|
| ||||||||||||||||||||||||||||||||||||
| | |
Shares
|
| |
Amount
|
| |
Shares
|
| |
Amount
|
| | |
Shares
|
| |
Amount
|
| ||||||||||||||||||||||||||||||||||||
Balance as of December 31, 2020
|
| | | | 18,193,515 | | | | | $ | 5,943 | | | | | | 46,267,422 | | | | | $ | 55,589 | | | | | | | 51,321,752 | | | | | $ | 5 | | | | | $ | 186 | | | | | $ | (25,800) | | | | | $ | (25,609) | | |
Exercise of stock options
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | 667,979 | | | | | | — | | | | | | 40 | | | | | | — | | | | | | 40 | | |
Issuance of warrants
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | 78,242 | | | | | | — | | | | | | 78,242 | | |
Stock-based compensation
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | 925 | | | | | | — | | | | | | 925 | | |
Net loss
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | (94,853) | | | | | | (94,853) | | |
Balance as of March 31, 2021
|
| | | | 18,193,515 | | | | | $ | 5,943 | | | | | | 46,267,422 | | | | | $ | 55,589 | | | | | | | 51,989,731 | | | | | $ | 5 | | | | | $ | 79,393 | | | | | $ | (120,653) | | | | | $ | (41,255) | | |
Balance as of December 31, 2019
|
| | | | 18,193,515 | | | | | $ | 5,943 | | | | | | — | | | | | $ | — | | | | | | | 50,000,000 | | | | | $ | 5 | | | | | $ | — | | | | | $ | (977) | | | | | $ | (972) | | |
Stock-based compensation
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | 3 | | | | | | — | | | | | | 3 | | |
Net loss
|
| | | | — | | | | | | — | | | | | | — | | | | | | — | | | | | | | — | | | | | | — | | | | | | — | | | | | | (3,987) | | | | | | (3,987) | | |
Balance as of March 31, 2020
|
| | | | 18,193,515 | | | | | $ | 5,943 | | | | | | — | | | | | $ | — | | | | | | | 50,000,000 | | | | | $ | 5 | | | | | $ | 3 | | | | | $ | (4,964) | | | | | $ | (4,956) | | |
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Cash flows from operating activities | | | | | | | | | | | | | |
Net loss
|
| | | $ | (94,853) | | | | | $ | (3,987) | | |
Adjustments to reconcile net loss to net cash used in operating activities:
|
| | | | | | | | | | | | |
Depreciation and amortization
|
| | | | 155 | | | | | | 8 | | |
Stock-based compensation
|
| | | | 925 | | | | | | 3 | | |
Non-cash interest
|
| | | | 2 | | | | | | 122 | | |
Non-cash lease expense
|
| | | | 291 | | | | | | — | | |
Research and development warrant expense
|
| | | | 34 | | | | | | — | | |
Other warrant expense
|
| | | | 78,208 | | | | | | — | | |
Changes in operating assets and liabilities:
|
| | | | | | | | | | | | |
Prepaid expenses
|
| | | | 30 | | | | | | (31) | | |
Other current assets
|
| | | | (140) | | | | | | (8) | | |
Other long-term assets
|
| | | | (39) | | | | | | — | | |
Accounts payable
|
| | | | 3,674 | | | | | | 238 | | |
Other current liabilities
|
| | | | 47 | | | | | | 447 | | |
Operating lease liability
|
| | | | (271) | | | | | | — | | |
Net cash used in operating activities
|
| | | | (11,937) | | | | | | (3,208) | | |
Cash flows from investing activities | | | | | | | | | | | | | |
Purchase of property and equipment
|
| | | | (1,130) | | | | | | (251) | | |
Net cash used in investing activities
|
| | | | (1,130) | | | | | | (251) | | |
Cash flows from financing activities | | | | | | | | | | | | | |
Proceeds from exercise of stock options
|
| | | | 40 | | | | | | — | | |
Net cash provided by financing activities
|
| | | | 40 | | | | | | — | | |
Net decrease in cash and cash equivalents
|
| | | | (13,027) | | | | | | (3,459) | | |
Cash and cash equivalents, beginning of period
|
| | | | 36,564 | | | | | | 10,149 | | |
Cash and cash equivalents, end of period
|
| | | $ | 23,537 | | | | | $ | 6,690 | | |
Supplemental disclosure of other noncash investing and financing activities | | | | | | | | | | | | | |
Property and equipment recorded in accounts payable
|
| | | $ | 141 | | | | | $ | — | | |
| | |
Useful Life
(in years) |
|
Furniture, fixtures, and equipment
|
| |
5
|
|
Computer hardware
|
| |
3
|
|
Computer software
|
| |
3
|
|
Website design
|
| |
2
|
|
Leasehold improvements
|
| |
Shorter of lease term or
the asset standard life |
|
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Stock-based compensation awards — employees
|
| | | | 11,821,966 | | | | | | 3,244,245 | | |
Stock-based compensation awards — non-employees
|
| | | | 11,832,747 | | | | | | — | | |
Series Seed redeemable convertible preferred stock
|
| | | | 18,193,515 | | | | | | 18,193,515 | | |
Series A redeemable convertible preferred stock
|
| | | | 46,267,422 | | | | | | — | | |
Total
|
| | | | 88,115,650 | | | | | | 21,437,760 | | |
| | |
March 31, 2021
|
| |
December 31, 2020
|
| ||||||
Furniture, fixtures, and equipment
|
| | | $ | 1,260 | | | | | $ | 1,046 | | |
Computer hardware
|
| | | | 668 | | | | | | 524 | | |
Website design
|
| | | | 504 | | | | | | 128 | | |
Leasehold improvements
|
| | | | 550 | | | | | | 54 | | |
Construction in progress
|
| | | | 42 | | | | | | — | | |
Total property and equipment
|
| | | | 3,024 | | | | | | 1,752 | | |
Less: Accumulated depreciation
|
| | | | (286) | | | | | | (139) | | |
Total property and equipment, net
|
| | | $ | 2,738 | | | | | $ | 1,613 | | |
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Research and development
|
| | | $ | 75 | | | | | $ | 6 | | |
General and administrative
|
| | | | 72 | | | | | | — | | |
Total depreciation expense
|
| | | $ | 147 | | | | | $ | 6 | | |
|
Remaining 2021
|
| | | $ | 630 | | |
|
2022
|
| | | | 275 | | |
| | | | | $ | 905 | | |
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Operating lease cost
|
| | | $ | 343 | | | | | $ | — | | |
Short-term lease cost
|
| | | | 25 | | | | | | — | | |
Total lease cost
|
| | | $ | 368 | | | | | $ | — | | |
Weighted-average remaining lease term (in months)
|
| | | | 26.88 | | | | | | — | | |
Weighted-average discount rate
|
| | | | 11.39% | | | | | | — | | |
|
Remaining 2021
|
| | | $ | 1,065 | | |
|
2022
|
| | | | 1,458 | | |
|
2023
|
| | | | 688 | | |
|
Future minimum lease payments
|
| | | | 3,211 | | |
|
Less: Amount representing interest
|
| | | | (362) | | |
|
Present value of future lease payments
|
| | | $ | 2,849 | | |
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Operating cash outflows from operating leases
|
| | | $ | 327 | | | | | $ | — | | |
Operating lease assets obtained in exchange for new lease liabilities
|
| | | | 819 | | | | | | — | | |
| | |
Number of
Shares |
| |
Weighted
Average Exercise Price |
| |
Weighted
Average Remaining Contractual Life (Years) |
| |
Aggregate
Intrinsic Value |
| ||||||||||||
Outstanding as of January 1, 2021
|
| | | | 11,167,089 | | | | | $ | 0.11 | | | | | | 9.61 | | | | | $ | 136,988 | | |
Granted
|
| | | | 1,203,981 | | | | | $ | 0.15 | | | | | | | | | | | | | | |
Exercised
|
| | | | (549,104) | | | | | $ | 0.04 | | | | | | | | | | | $ | 7,460 | | |
Outstanding as of March 31, 2021
|
| | | | 11,821,966 | | | | | $ | 0.12 | | | | | | 9.43 | | | | | $ | 168,322 | | |
Exercisable as of March 31, 2021
|
| | | | 1,897,648 | | | | | $ | 0.14 | | | | | | 9.54 | | | | | $ | 26,980 | | |
Vested and expected to vest as of March 31, 2021
|
| | | | 11,821,966 | | | | | $ | 0.12 | | | | | | 9.43 | | | | | $ | 168,322 | | |
| | |
Number of
Shares |
| |
Weighted
Average Exercise Price |
| |
Weighted
Average Remaining Contractual Life (Years) |
| |
Aggregate
Intrinsic Value |
| ||||||||||||
Outstanding as of January 1, 2021
|
| | | | 1,387,586 | | | | | $ | 0.15 | | | | | | 9.84 | | | | | $ | 16,973 | | |
Granted
|
| | | | 65,308 | | | | | $ | 0.15 | | | | | | | | | | | | | | |
Exercised
|
| | | | (118,875) | | | | | $ | 0.15 | | | | | | | | | | | $ | 1,587 | | |
Outstanding as of March 31, 2021
|
| | | | 1,334,019 | | | | | $ | 0.15 | | | | | | 9.60 | | | | | $ | 18,956 | | |
Exercisable as of March 31, 2021
|
| | | | 13,468 | | | | | $ | 0.15 | | | | | | 9.66 | | | | | $ | 191 | | |
Vested and expected to vest as of March 31, 2021
|
| | | | 1,334,019 | | | | | $ | 0.15 | | | | | | 9.60 | | | | | $ | 18,956 | | |
| | |
Number of
Shares |
| |
Weighted
Average Grant Price |
| ||||||
Outstanding as of January 1, 2021
|
| | | | 567,000 | | | | | $ | 0.04 | | |
Vested
|
| | | | (283,500) | | | | | $ | 0.04 | | |
Outstanding as of March 31, 2021
|
| | | | 283,500 | | | | | $ | 0.04 | | |
| | |
March 31, 2021
|
| |
December 31, 2020
|
| |||
Risk-free interest rate: | | | | | | | | | | |
Employee stock options
|
| | | | 0.62% | | | |
0.52 — 1.52%
|
|
Non-employee stock options
|
| | | | 1.08% | | | |
0.79%
|
|
Expected term (in years): | | | | | | | | | | |
Employee stock options
|
| | | | 6.32 | | | |
6.02 — 6.32
|
|
Non-employee stock options
|
| | | | 10.00 | | | |
10.00
|
|
Expected volatility: | | | | | | | | | | |
Employee stock options
|
| | | | 87.94% | | | |
60.00 — 70.00%
|
|
Non-employee stock options
|
| | | | 88.03% | | | |
60.00%
|
|
Dividend yield: | | | | | | | | | | |
Employee stock options
|
| | | | 0.00% | | | |
0.00%
|
|
Non-employee stock options
|
| | | | 0.00% | | | |
0.00%
|
|
Grant date fair value per share: | | | | | | | | | | |
Employee stock options
|
| | | $ | 13.65 | | | |
$0.02 — $0.08
|
|
Non-employee stock options
|
| | | $ | 13.68 | | | |
$0.10
|
|
| | |
Three Months Ended March 31,
|
| |||||||||
| | |
2021
|
| |
2020
|
| ||||||
Research and development
|
| | | $ | 681 | | | | | $ | 3 | | |
General and administrative
|
| | | | 244 | | | | | | — | | |
Total stock-based compensation expense
|
| | | $ | 925 | | | | | $ | 3 | | |
| | |
PAGE
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| | | | A-1-6 | | | |
| | | | A-1-6 | | | |
| | | | A-1-20 | | | |
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| | | | A-1-21 | | | |
| | | | A-1-21 | | | |
| | | | A-1-23 | | | |
| | | | A-1-24 | | | |
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| | | | A-1-27 | | | |
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| | | | A-1-28 | | | |
| | | | A-1-29 | | | |
| | | | A-1-29 | | | |
| | | | A-1-31 | | | |
| | | | A-1-31 | | | |
| | | | A-1-31 | | | |
| | | | A-1-32 | | | |
| | | | A-1-33 | | | |
| | | | A-1-33 | | | |
| | | | A-1-36 | | | |
| | | | A-1-37 | | | |
| | | | A-1-37 | | | |
| | | | A-1-38 | | | |
| | | | A-1-39 | | | |
| | | | A-1-39 | | | |
| | | | A-1-40 | | | |
| | | | A-1-40 | | | |
| | | | A-1-41 | | | |
| | | | A-1-41 | | | |
| | | | A-1-41 | | | |
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| | | | A-1-42 | | | |
| | | | A-1-42 | | |
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PAGE
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| | | | A-1-42 | | | |
| | | | A-1-42 | | | |
| | | | A-1-43 | | | |
| | | | A-1-43 | | | |
| | | | A-1-43 | | | |
| | | | A-1-44 | | | |
| | | | A-1-45 | | | |
| | | | A-1-45 | | | |
| | | | A-1-45 | | | |
| | | | A-1-46 | | | |
| | | | A-1-46 | | | |
| | | | A-1-46 | | | |
| | | | A-1-47 | | | |
| | | | A-1-47 | | | |
| | | | A-1-48 | | | |
| | | | A-1-49 | | | |
| | | | A-1-49 | | | |
| | | | A-1-49 | | | |
| | | | A-1-50 | | | |
| | | | A-1-50 | | | |
| | | | A-1-52 | | | |
| | | | A-1-54 | | | |
| | | | A-1-55 | | | |
| | | | A-1-56 | | | |
| | | | A-1-57 | | | |
| | | | A-1-57 | | | |
| | | | A-1-58 | | | |
| | | | A-1-60 | | | |
| | | | A-1-60 | | | |
| | | | A-1-61 | | | |
| | | | A-1-61 | | | |
| | | | A-1-61 | | | |
| | | | A-1-62 | | | |
| | | | A-1-63 | | | |
| | | | A-1-64 | | | |
| | | | A-1-65 | | | |
| | | | A-1-65 | | | |
| | | | A-1-65 | | | |
| | | | A-1-65 | | | |
| | | | A-1-65 | | | |
| | | | A-1-66 | | |
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PAGE
|
| |||
| | | | A-1-66 | | | |
| | | | A-1-66 | | | |
| | | | A-1-66 | | | |
| | | | A-1-67 | | | |
| | | | A-1-68 | | | |
| | | | A-1-68 | | | |
| | | | A-1-68 | | | |
| | | | A-1-69 | | | |
| | | | A-1-69 | | | |
| | | | A-1-69 | | | |
| | | | A-1-69 | | | |
| | | | A-1-70 | | | |
| | | | A-1-70 | | | |
| | | | A-1-70 | | | |
| | | | A-1-70 | | | |
| | | | A-1-71 | | | |
| | | | A-1-71 | | | |
| | | | A-1-71 | | | |
| | | | A-1-72 | | | |
| | | | A-1-72 | | | |
| | | | A-1-72 | | | |
| | | | A-1-72 | | | |
| | | | A-1-72 | | | |
| | | | A-1-72 | | | |
| | | | A-1-73 | | | |
| | | | A-1-73 | | | |
| | | | A-1-74 | | |
| Annex A | | | PIPE Investors | |
| Annex B | | | Supporting Company Stockholders | |
| Exhibit A | | | Form of PIPE Subscription Agreement | |
| Exhibit B | | | Form of Registration Rights Agreement | |
| Exhibit C | | | Form of Transaction Support Agreement | |
| Exhibit D | | | Post-Closing Atlas Governing Documents Term Sheet | |
| Exhibit E | | | Incentive Equity Plan Term Sheet | |
| | |
Page
|
| |||
| | | | A-1-3 | | | |
| | | | A-1-3 | | | |
| | | | A-1-17 | | | |
| | | | A-1-17 | | | |
| | | | A-1-18 | | | |
| | | | A-1-19 | | | |
| | | | A-1-20 | | | |
| | | | A-1-21 | | | |
| | | | A-1-23 | | | |
| | | | A-1-23 | | | |
| | | | A-1-23 | | | |
| | | | A-1-23 | | | |
| | | | A-1-24 | | | |
| | | | A-1-25 | | | |
| | | | A-1-25 | | | |
| | | | A-1-26 | | | |
| | | | A-1-26 | | | |
| | | | A-1-27 | | | |
| | | | A-1-29 | | | |
| | | | A-1-29 | | | |
| | | | A-1-29 | | | |
| | | | A-1-29 | | | |
| | | | A-1-31 | | | |
| | | | A-1-31 | | | |
| | | | A-1-33 | | | |
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Annex A
PIPE Investors
|
| | | |
|
Annex B
Supporting Company Stockholders
|
| | | |
|
Exhibit A
Form of PIPE Subscription Agreement
|
| | | |
|
Exhibit B
Form of Registration Rights Agreement
|
| | | |
|
Exhibit C
Form of Transaction Support Agreement
|
| | | |
|
Exhibit D
Post-Closing Atlas Governing Documents Term Sheet
|
| | | |
|
Exhibit E
Incentive Equity Plan Term Sheet
|
| | | |
|
Class/Series Securities
|
| |
Number of Shares
(on a fully diluted basis) |
| |||
|
Company Series Seed Preferred Shares
|
| | | | [•] | | |
|
Company Series A Preferred Shares
|
| | | | [•] | | |
|
Company Common Shares
|
| | | | [•] | | |
|
Other Equity Securities
(including Company Options and Company Warrants) |
| | | | [•] | | |
| Name of Investor: | | | State/Country of Formation or Domicile: | | ||||||
| By: | | |
|
| | | ||||
| Name: | | |
|
| | | ||||
| Title: | | |
|
| | | ||||
| Name in which Shares are to be registered (if different): | | | Date: | | | , 2021 | | |||
| Investor’s EIN: | | | | | | |||||
| Business Address-Street: | | | Mailing Address-Street (if different): | | ||||||
| City, State, Zip: | | | City, State, Zip: | | ||||||
| Attn: | | |
|
| | Attn: | | |
|
|
| Telephone No.: | | | Telephone No.: | | ||||||
| Facsimile No.: | | | Facsimile No.: | | ||||||
| Number of Shares subscribed for: | | | | |||||||
| Aggregate Subscription Amount: $ | | | Price Per Share: $10.00 | |
| | | | ATLAS CREST INVESTMENT CORP. | | | | | |||
| | | | By: | | |
/s/ Michael Spellacy
|
| | ||
| | | | Name: | | | Michael Spellacy | | | ||
| | | | Title: | | | Chief Executive Officer | | | ||
| Date: , 2021 | | | | | | | | |
Exhibit
|
| |
Description
|
| ||||
| | 10 | .11 | | | | Warrant to Purchase Shares, dated as of February 26, 2021, by and among Mesa Air Group, Inc. and Archer Aviation Inc. | |
| | 10 | .12* | | | | | |
| | 10 | .13* | | | | | |
| | 10 | .14* | | | | | |
| | 10 | .15* | | | | | |
| | 10 | .16* | | | | | |
| | 10 | .17†* | | | | | |
| | 10 | .18†* | | | | | |
| | 10 | .19†* | | | | | |
| | 23 | .1* | | | | | |
| | 23 | .2* | | | | | |
| | 23 | .3* | | | | | |
| | 23 | .4* | | | | | |
| | 24 | .1 | | | | | |
| | 99 | .1* | | | | | |
| | 99 | .2 | | | | | |
| | 99 | .3 | | | | | |
| | 99 | .4* | | | | | |
| | 99 | .5* | | | | | |
| | 99 | .6* | | | | | |
| | 99 | .7* | | | | | |
| | 99 | .8* | | | | | |
| | 101 | .INS | | | | XBRL Instance Document | |
| | 101 | .SCH | | | | XBRL Taxonomy Extension Schema Document | |
| | 101 | .CAL | | | | XBRL Taxonomy Extension Calculation Linkbase Document | |
| | 101 | .DEF | | | | XBRL Taxonomy Extension Definition Linkbase Document | |
| | 101 | .LAB | | | | XBRL Taxonomy Extension Label Linkbase Document | |
| | 101 | .PRE | | | | XBRL Taxonomy Extension Presentation Linkbase Document | |
Exhibit 5.1
601 Lexington Avenue New York, NY 10022 United States +1 212 446 4800 www.kirkland.com |
Facsimile:
+1 212 446 4900 |
August 10, 2021
Atlas Crest Investment Corp.
399 Park Avenue
New York, New York 10022
Ladies and Gentlemen:
We are acting as special counsel to Atlas Crest Investment Corp., a Delaware corporation (the “Company”), in connection with the preparation and filing of a Registration Statement on Form S-4, which includes the Proxy Statement/Prospectus, originally filed with the Securities and Exchange Commission (the “Commission”) on June 4, 2021 (File No. 333-254007), under the Securities Act of 1933, as amended (the “Act”) (such Registration Statement, as amended or supplemented, is hereinafter referred to as the “Registration Statement”).
In connection with the transactions contemplated by that certain Business Combination Agreement, dated February 10, 2021 (as amended and restated on July 29, 2021, and as it may be further amended and/or restated from time to time, the “Business Combination Agreement”) with Artemis Acquisition Sub Inc., a Delaware corporation and wholly owned subsidiary of Atlas (“Merger Sub”), and Archer Aviation Inc., a Delaware corporation (“Archer”), the Company is expected to issue 215,995,226 shares of its common stock, consisting of (a) 197,769,449 shares of (i) Class A common stock, par value $0.0001 per share (the “Class A Common Stock”), (ii) Class B common stock, par value $0.0001 per share (the “Class B Common Stock”) and (iii) shares of common stock issuable pursuant to equity awards (together with the Class A Common Stock and the Class B Common Stock, the “Common Stock”) and (b) 18,225,777 warrants to purchase shares of Class A Common Stock. Such shares of Common Stock, when issued in accordance with the Business Combination Agreement, are referred to herein as the “Merger Shares” and the issuance of the Merger Shares is referred to herein as the “Issuance.”
Pursuant to the Business Combination Agreement (i) Merger Sub will merge with and into Archer, with Archer as the surviving company (“New Archer”), and after giving effect to such merger, continuing as a wholly- owned subsidiary of the Company (the “Merger”) and (ii) the Company will amend and restate its certificate of incorporation (the “New Archer Charter”) and bylaws (the “New Archer Bylaws”).
In that connection, we have examined originals, or copies certified or otherwise identified to our satisfaction, of such documents, corporate records and other instruments as we have deemed necessary for the purposes of this opinion, including (i) the Business Combination Agreement attached to the Registration Statement as Annex A-1 and Annex A-2 and filed as Exhibit 2.1 and Exhibit 2.2 to the Registration Statement, (ii) the merger certificate prepared pursuant to the Business Combination Agreement and to be filed with the Secretary of State of the State of Delaware (the “Secretary”) prior to the Issuance (the “Merger Certificate”), (iii) the form of the New Archer Charter attached to the Registration Statement as Annex B and filed as Exhibit 3.1 to the Registration Statement and to be filed with the Secretary prior to the Issuance (the “Charter”), (iv) the form of the New Archer Bylaws attached to the Registration Statement as Annex C and filed as Exhibit 3.2 to the Registration Statement (the "Bylaws"), (v) resolutions of the board of directors of the Company with respect to the Issuance (the “Resolutions”), and (vi) the Registration Statement.
Atlas Crest Investment Corp.
August 9, 2021
Page 2
For purposes of this opinion, we have assumed the authenticity of all documents submitted to us as originals, the conformity to the originals of all documents submitted to us as copies and the authenticity of the originals of all documents submitted to us as copies. We have also assumed the legal capacity of all natural persons, the genuineness of the signatures of persons signing all documents in connection with which this opinion is rendered, the authority of such persons signing on behalf of the parties thereto and the due authorization, execution and delivery of all documents by the parties thereto other than the Company. We have not independently established or verified any facts relevant to the opinion expressed herein, but have relied upon statements and representations of officers and other representatives of the Company and others as to factual matters.
Based upon and subject to the foregoing qualifications, assumptions and limitations and the further limitations set forth below, we are of the opinion that when (i) the Merger Certificate has been filed with and accepted by the Secretary, (ii) the Bylaws are adopted by the board of directors of New Archer, (iii) the Charter is validly adopted and filed with the Secretary, (iv) the certificate evidencing the Merger Shares have been duly executed and authenticated in accordance with the provisions of the Business Combination Agreement and duly delivered to the stockholders of Archer in exchange for their equity securities of Archer and (v) the Registration Statement becomes effective under the Act, the Merger Shares will be duly authorized and validly issued, fully paid and nonassessable.
Our opinions expressed above are subject to the qualifications that we express no opinion as to the applicability of, compliance with, or effect of any laws except the General Corporation Law of the State of Delaware.
We hereby consent to the filing of this opinion with the Commission as Exhibit 5.1 to the Registration Statement. We also consent to the reference to our firm under the heading “Legal Matters” in the Registration Statement. In giving this consent, we do not thereby admit that we are in the category of persons whose consent is required under Section 7 of the Act or the rules and regulations of the Commission.
We do not find it necessary for the purposes of this opinion, and accordingly we do not purport to cover herein, the application of the securities or “Blue Sky” laws of the various states to the Offering.
This opinion is limited to the specific issues addressed herein, and no opinion may be inferred or implied beyond that expressly stated herein. We assume no obligation to revise or supplement this opinion should the General Corporation Law of the State of Delaware be changed by legislative action, judicial decision or otherwise.
This opinion is furnished to you in connection with the filing of the Registration Statement.
Sincerely, | |
/s/ Kirkland & Ellis LLP | |
KIRKLAND & ELLIS LLP |
Exhibit 10.12
SUBLEASE
THIS SUBLEASE (this “Sublease”) is dated for reference purposes as of July 1, 2020, and is made by and between Aurora Innovation, Inc., a Delaware corporation (“Sublessor”), and Archer Aviation, Inc., a Delaware corporation (“Sublessee”). Sublessor and Sublessee hereby agree as follows:
1. Recitals: This Sublease is made with reference to the fact that ECE Investment Company, LP, as landlord (“Master Lessor”), and Sublessor, as tenant, entered into that certain lease, dated as of March 13, 2018 (the “Master Lease”), with respect to premises consisting of approximately 18,025 square feet of space, located at 1880 Embarcadero Road, Palo Alto, California 94303 (the “Premises”). A true and correct copy of the Master Lease is attached hereto as Exhibit A.
2. Premises: Sublessor hereby subleases to Sublessee, and Sublessee hereby subleases from Sublessor, all of the Premises (also referred to herein as the “Subleased Premises”).
3. Term:
A. Term. The term of this Sublease (the “Sublease Term”) shall commence on the later of (i) December 1, 2020 or (ii) fourteen (14) days after the Early Access Date (defined below) (the “Sublease Commencement Date”). The Sublease Term shall end on June 30, 2023 (the “Sublease Expiration Date”), unless this Sublease is sooner terminated pursuant to its terms or the Master Lease is sooner terminated pursuant to its terms.
B. Early Access and Occupancy. Sublessor shall provide Sublessee written notice (the “Early Access Notice”) of the date that it has vacated and relocated from the Subleased Premises (the “Early Access Date”). On the Early Access Date, Sublessor shall permit Sublessee to enter the Subleased Premises for the purpose of preparing the Subleased Premises for occupancy and not for the purpose of conducting business therein for a period of fourteen (14) days, provided (i) Master Lessor’s consent to this Sublease has been received, (ii) Sublessee has delivered to Sublessor the Security Deposit and first month’s Base Rent as required under Paragraph 4 and (iii) Sublessee has delivered to Sublessor evidence of all insurance required under this Sublease. Such occupancy shall be subject to all of the provisions of this Sublease, except for the obligation to pay Base Rent, “Operating Expenses” and “Taxes” (as defined in the Master Lease) and shall not advance the Expiration Date of this Sublease.
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4. Rent:
A. Base Rent. Sublessee shall pay to Sublessor as base rent (“Base Rent”) for the Subleased Premises for each month during the Sublease Term as follows:
Months |
Base Rent per
Month |
Monthly Base Rent
per RSF |
||||||
Sublease Commencement Date to June 30, 2021 | $ | 85,618.75 | $ | 4.75 | ||||
July 1, 2021 to June 30, 2022 | $ | 88,187.31 | $ | 4.89 |
Base Rent and Additional Rent (defined below) for any period during the Sublease Term hereof which is for less than one (1) month of the Sublease Term shall be a pro rata portion of the monthly installment based on the actual calendar days of said month. Base Rent and Additional Rent shall be payable without notice or demand and without any deduction, offset, or abatement, in lawful money of the United States of America. Base Rent and Additional Rent shall be paid directly to Sublessor initially at 1880 Embarcadero Road, Palo Alto, California 94303, Attention: Finance, or such other address as may be designated in writing by Sublessor from time to time. Sublessee shall not be liable for Base Rent, Additional Rent, or any other amounts under this Sublease or the Master Lease that are attributable to any period prior to the Sublease Commencement Date.
B. Additional Rent. All monies other than Base Rent required to be paid by Sublessor under the Master Lease, including, without limitation, any amounts payable by Sublessor to Master Lessor as “Operating Expenses” and “Taxes” (as defined in Paragraphs 6 and 8 of the Master Lease, respectively), shall be paid by Sublessee hereunder as and when such amounts are due under the Master Lease. All such amounts shall be deemed additional rent (“Additional Rent”). Base Rent and Additional Rent hereinafter collectively shall be referred to as “Rent”. Sublessee and Sublessor agree, as a material part of the consideration given by Sublessee to Sublessor for this Sublease, that Sublessee shall pay all costs, expenses, taxes, insurance, maintenance and other charges of every kind and nature arising in connection with this Sublease, the Master Lease or the Subleased Premises, such that Sublessor shall receive, as a net consideration for this Sublease, the Base Rent payable under Paragraph 4.A hereof.
C. Payment of First Month’s Rent. Upon execution hereof by Sublessee, Sublessee shall pay to Sublessor the sum of Eighty-Five Thousand Six Hundred Eighteen and 75/100 Dollars ($85,618.75), which shall constitute Base Rent for the first month of the Sublease Term.
5. Late Charge: If Sublessee fails to pay to Sublessor any amount due hereunder within five (5) days after the due date, Sublessee shall pay Sublessor upon demand a late charge equal to five percent (5%) of the delinquent amount accruing from the due date. Notwithstanding the foregoing, no late charge or interest shall be payable on the first late payment of rent per twelve-month period of the Term, so long as Sublessee delivers such overdue payment within three (3) business days after receipt of written notice from Sublessor that the same is past due. In addition, Sublessee shall pay to Sublessor interest on all amounts due, at the rate of ten percent (10%) per year or the maximum rate allowed by law, whichever is less (the “Interest Rate”), from the due date to and including the date of the payment. The parties agree that the foregoing late charge represents a reasonable estimate of the cost and expense which Sublessor will incur in processing each delinquent payment. Sublessor’s acceptance of any interest or late charge shall not waive Sublessee’s default in failing to pay the delinquent amount.
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6. Security Deposit: Upon receipt of Master Lessor’s consent to this Sublease, Sublessee shall deposit with Sublessor the sum of Five Hundred Thirteen Thousand Seven Hundred Twelve and 50/100 Dollars ($513,712.50) (the “Security Deposit”), in cash, as security for the performance by Sublessee of the terms and conditions of this Sublease. If Sublessee fails to pay Rent or other charges due hereunder or otherwise defaults with respect to any provision of this Sublease, then Sublessor may draw upon, use, apply or retain all or any portion of the Security Deposit for the payment of any Rent or other charge in default, for the payment of any other sum which Sublessor has become obligated to pay by reason of Sublessee’s default, or to compensate Sublessor for any loss or damage which Sublessor has suffered thereby, including future rent damages under California Civil Code Section 1951.2, without prejudice to any other remedy provided herein or by law. Sublessee hereby waives the provisions of any law, now or hereafter in force, including, without limitation, California Civil Code Section 1950.7, that provides that Sublessor may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Sublessee, or to clean the Subleased Premises, it being agreed that Sublessor, in addition, may claim those sums reasonably necessary to compensate Sublessor for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Sublessee, including future rent damages following the termination of this Sublease. If Sublessor so uses or applies all or any portion of the Security Deposit, then Sublessee, within ten (10) days after demand therefor, shall deposit cash with Sublessor in the amount required to restore the Security Deposit to the full amount stated above. Within thirty (30) days after the expiration of this Sublease, if Sublessee has surrendered the Subleased Premises in the condition required hereunder, Sublessor shall return to Sublessee so much of the Security Deposit as has not been applied by Sublessor pursuant to this paragraph, or which is not otherwise required to cure Sublessee’s defaults.
Provided that no Event of Default has occurred and no event or condition exists that would be an Event of Default under this Sublease but for notice and the passage of any applicable cure period, then, on the date that Sublessee demonstrates to Sublessor that Sublessee has obtained at least an additional Forty Million Dollars ($40,000,000) in cash through an equity or other non-debt financing, then (i) the Security Deposit amount shall be reduced by Two Hundred Fifty-Six Thousand Eight Hundred Fifty-Six and 25/100 Dollars ($256,856.25) (the “Reduction Amount”), and the Reduction Amount shall be applied against Rent next coming due under this Sublease or (ii) the Letter of Credit (defined) below shall be eligible for reduction by the Reduction Amount and Sublessee shall provide an amendment to the Letter of Credit or a replacement Letter of Credit reflecting such reduction (and Sublessor shall reasonably cooperate with the issuer of the Letter of Credit to accommodate such amendment or replacement Letter of Credit).
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In lieu of the cash Security Deposit, Sublessee shall have the right to deposit with Sublessor, as security for the performance by Sublessee of its obligations under this Sublease, an irrevocable and unconditional letter of credit (the “Letter of Credit”) governed by the Uniform Customs and Practice for Documentary Credits (1993 revisions), International Chamber of Commerce Publication No. 500, as revised from time to time, in an amount equal to Five Hundred Thirteen Thousand Seven Hundred Twelve and 50/100 Dollars ($513,712.50), issued to Sublessor, as beneficiary, in form and substance satisfactory to Sublessor, by a bank reasonably approved by Sublessor qualified to transact banking business in California. The full amount of the Letter of Credit shall be available to Sublessor upon presentation of Sublessor’s sight draft accompanied only by the Letter of Credit and Sublessor’s signed statement that Sublessor is entitled to draw on the Letter of Credit pursuant to this Sublease. Sublessor may draw upon the Letter of Credit and apply all or any part of the proceeds thereof for the payment of any rent or other sum in default, the repair of any damage to the Premises caused by Sublessee or the payment of any other amount which Sublessor may spend or become obligated to spend by reason of Sublessee’s default or to compensate Sublessor for any other loss or damage which Sublessor may suffer by reason of Sublessee’s default to the full extent permitted by law. Sublessee hereby waives any restriction on the use or application of the proceeds of the Letter of Credit by Sublessor as set forth in California Civil Code Section 1950.7. The Letter of Credit shall expressly state that the Letter of Credit and the right to draw thereunder may be transferred or assigned by Sublessor to any successor or assignee of Sublessor under this Sublease. Sublessee shall pay any fees related to the issuance or amendment of the Letter of Credit, including, without limitation, any transfer fees. To the extent Sublessor draws upon all or any portion of the Letter of Credit, Sublessee shall within five (5) days after demand from Sublessor restore the Letter of Credit to its full amount. The Letter of Credit shall provide that it will be automatically renewed until sixty-three (63) days after the Expiration Date (which is September 1, 2023) unless the issuer provides Sublessor with written notice of non-renewal at the notice address herein at least sixty (60) days prior to the expiration thereof. If, not later than thirty (30) days prior to the expiration of the Letter of Credit, Sublessee fails to furnish Sublessor with a replacement Letter of Credit pursuant to the terms and conditions of this section, then Sublessor shall have the right to draw the full amount of the Letter of Credit, by sight draft, and shall hold the proceeds of the Letter of Credit as a cash security deposit. Sublessor shall be entitled to draw upon the full amount of the Letter of Credit upon any default by Sublessee under this Sublease and shall hold any proceeds of the Letter of Credit that are not applied as set forth above as a cash security deposit.
7. Holdover: The parties hereby acknowledge that the expiration date of the Master Lease is June 30, 2023 and that it is therefore critical that Sublessee surrender the Subleased Premises to Sublessor no later than the Sublease Expiration Date in accordance with the terms of this Sublease. In the event that Sublessee does not surrender the Subleased Premises by the Sublease Expiration Date in accordance with the terms of this Sublease, Sublessee shall indemnify, defend, protect and hold harmless Sublessor from and against all loss and liability resulting from Sublessee’s delay in surrendering the Subleased Premises and pay Sublessor holdover rent as provided in Paragraph 22 of the Master Lease.
8. Repairs: Sublessor shall deliver the Subleased Premises to Sublessee in “professionally clean” condition. The parties acknowledge and agree that Sublessee is subleasing the Subleased Premises on an “as is” basis, and that Sublessor has made no representations or warranties with respect to the condition of the Subleased Premises. Sublessor shall have no obligation whatsoever to make or pay the cost of any alterations, improvements or repairs to the Subleased Premises, including, without limitation, any improvement or repair required to comply with any law. Master Lessor shall be solely responsible for performance of any repairs required to be performed by Master Lessor under the terms of the Master Lease.
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9. Indemnity: Except to the extent caused by the negligence or willful misconduct of Sublessor, its agents, employees, contractors or invitees, Sublessee shall indemnify, defend with counsel reasonably acceptable to Sublessor, protect and hold Sublessor harmless from and against any and all losses, claims, liabilities, damages, costs and expenses (including reasonable attorneys’ and experts’ fees), caused by or arising in connection with: (i) the use, occupancy or condition of the Subleased Premises by Sublessee; (ii) the negligence or willful misconduct of Sublessee or its employees, contractors, agents or invitees; or (iii) a breach of Sublessee’s obligations under this Sublease or the provisions of the Master Lease assumed by Sublessee hereunder. Sublessee’s indemnification of Sublessor shall survive termination of this Sublease.
10. Sublessee’s Taxes. Sublessee shall be liable for all taxes levied or assessed against any personal property, Tenant-Made Alterations (whether currently located in the Premises or installed during the Sublease Term) or fixtures in the Subleased Premises, whether levied against Master Lessor, Sublessor or Sublessee. If any tax or excise is levied or assessed directly against Sublessee or results from any such Tenant-Made Alterations (whether currently located in the Premises or installed by or on behalf of Sublessee during the Sublease Term), then Sublessee shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require.
11. Assignment and Subletting: Sublessee may not assign this Sublease, sublet the Subleased Premises, transfer any interest of Sublessee therein or permit any use of the Subleased Premises by another party (collectively, “Transfer”), without the prior written consent of Sublessor and Master Lessor. Sublessee acknowledges that the Master Lease contains a “recapture” right in Paragraph 17, and that Sublessor may withhold consent to a proposed Transfer in its sole discretion unless Master Lessor confirms in writing that the recapture right does not apply to the Subleased Premises or otherwise waives such right. Any Transfer shall be subject to the terms of Paragraph 17 of the Master Lease.
12. Use: Sublessee may use the Subleased Premises only for the uses identified in Paragraph 3 of the Master Lease. Sublessee shall not use, store, transport or dispose of any Hazardous Material in or about the Subleased Premises in violation of the terms of the Master Lease. Sublessee shall not do or permit anything to be done in or about the Subleased Premises which would (i) injure the Subleased Premises; or (ii) cause unreasonable vibrating, shaking, or would overload, or impair the efficient operation of the Subleased Premises or the sprinkler systems, heating, ventilating or air conditioning equipment, or utilities systems located therein. Sublessee shall not store any materials, supplies, finished or unfinished products or articles of any nature outside of the Subleased Premises. Notwithstanding the foregoing, but subject to Master Lessor’s consent, Sublessee shall be permitted to have outside storage in the parking areas in accordance with Paragraph 3 of the Master Lease. For purposes of this Sublease and Paragraph 30 and Exhibit C of the Master Lease, Sublessee shall comply with all reasonable rules and regulations promulgated from time to time by Master Lessor.
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13. Effect of Conveyance: As used in this Sublease, the term “Sublessor” means the holder of the tenant’s interest under the Master Lease. In the event of any assignment, transfer or termination of the tenant’s interest under the Master Lease, which assignment, transfer or termination may occur at any time during the Term hereof in Sublessor’s sole discretion, Sublessor shall be and hereby is entirely relieved of all covenants and obligations of Sublessor hereunder, and it shall be deemed and construed, without further agreement between the parties, that any transferee has assumed and shall carry out all covenants and obligations thereafter to be performed by Sublessor hereunder. Sublessor may transfer and deliver any security of Sublessee to the transferee of the tenant’s interest under the Master Lease, and thereupon Sublessor shall be discharged from any further liability with respect thereto. Notwithstanding the foregoing, Sublessor shall not voluntarily terminate the Master Lease except pursuant to any termination rights under the Master Lease.
14. Delivery and Acceptance: If Sublessor fails to deliver possession of the Subleased Premises to Sublessee on or before the date set forth in Paragraph 3.A hereof for any reason whatsoever, then this Sublease shall not be void or voidable, nor shall Sublessor be liable to Sublessee for any loss or damage; provided, however, that in such event, Rent shall abate until Sublessor delivers possession of the Subleased Premises to Sublessee. If Sublessor fails to deliver possession the Subleased Premises to Sublessee by December 1, 2020 (which date is subject to extension due to Force Majeure (as defined in Paragraph 33 of the Master Lease, as incorporated herein)), then, the date Sublessee is otherwise obliged to commence payment of Base Rent shall be delayed by two days for each day that delivery of the Subleased Premises is delayed beyond such date. If Sublessor fails to deliver possession the Subleased Premises to Sublessee by January 15, 2021 (which date is subject to extension due to Force Majeure (as defined in Paragraph 33 of the Master Lease, as incorporated herein)), then, at Sublessee’s option, Sublessee may terminate this Sublease by delivering written notice to Sublessor no later than five (5) business days after such date. Sublessor shall leave low voltage cabling and associated equipment (IE switch and patch panels) in the Subleased Premises intact for Sublessee’s reuse. By taking possession of the Subleased Premises, Sublessee conclusively shall be deemed to have accepted the Subleased Premises in their as-is, then-existing condition without any warranty whatsoever of Sublessor with respect thereto.
15. Improvements: No Tenant-Made Alterations (as defined in Paragraph 12 of the Master Lease as incorporated herein) shall be made to the Subleased Premises, except in accordance with the Master Lease, and with the prior written consent of both Master Lessor and Sublessor (regardless of the cost thereof); provided, that, so long as Master Lessor consents, Sublessor’s consent shall not be unreasonably withheld. If any alterations or improvements installed by or on behalf of Sublessee are required by Master Lessor to be removed or restored upon the expiration of the Master Lease, Sublessee shall perform such removal and restoration at Sublessee’s sole cost and expense. Sublessee acknowledges that under Section 12 of the Master Lease, Master Lessor may require lien and completion bonds or other forms of security in connection with any Tenant-Made Alterations proposed by Sublessee, and Sublessee shall be responsible for any such required bonds and/or additional form of security; provided, however, Sublessor shall not, independent of Master Lessor’s determination, require such security. Sublessor approves of Blue Line Construction as Sublessee’s contractor and API Design as Sublessee’s architect in connection with the performance of Sublessee’s initial Tenant-Made Alterations.
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16. Insurance and Release: Sublessee shall obtain and keep in full force and effect, at Sublessee’s sole cost and expense, during the Sublease Term the insurance required under Paragraph 9 of the Master Lease. Sublessee shall name Master Lessor and Sublessor as additional insureds under its liability insurance policy. The release and waiver of subrogation set forth in Paragraph 9 of the Master Lease, as incorporated herein, shall be binding on the parties. Sublessor shall not be liable to Sublessee, nor shall Sublessee be entitled to terminate this Sublease or to abate Rent for any reason, including, without limitation: (i) failure or interruption of any utility system or service; (ii) failure of Master Lessor to maintain the Subleased Premises as may be required under the Master Lease; or (iii) penetration of water into or onto any portion of the Subleased Premises. The obligations of Sublessor and Sublessee shall not constitute the personal obligations of the officers, directors, trustees, partners, joint venturers, members, owners, stockholders or other principals or representatives of the business entity.
17. Default: Sublessee shall be in material default of its obligations under this Sublease upon the occurrence of any of the events set forth in Paragraph 23 of the Master Lease, as incorporated herein (each, an “Event of Default”), but any failure by Sublessor to make any payment to Master Lessor as and when required under the Master Lease shall not constitute a default by Sublessee unless such failure is caused by Sublessee’s default under this Sublease. Upon the occurrence of an Event of Default by Sublessee, Sublessor shall have all remedies and rights provided pursuant to Paragraph 24 of the Master Lease, as incorporated herein, and by applicable laws, including damages that include the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the lessee proves could be reasonably avoided and the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has right to sublet or assign, subject only to reasonable limitations).
18. Surrender: Prior to expiration of this Sublease, Sublessee shall remove all of its trade fixtures and shall surrender the Subleased Premises to Sublessor in the condition required under the Master Lease, as incorporated herein. If the Subleased Premises are not so surrendered, then Sublessee shall be liable to Sublessor for all liabilities Sublessor incurs as a result thereof, including costs incurred by Sublessor in returning the Subleased Premises to the required condition, plus interest thereon at the Interest Rate. For the avoidance of doubt, Sublessee shall not be required to perform the obligations contained in the penultimate sentence of Section 12 of the Master Lease, or make the payment as described therein.
19. Broker: Sublessor and Sublessee each represent to the other that they have dealt with no real estate brokers, finders, agents or salesmen other than Cushman & Wakefield, representing Sublessor, and Cornish & Carey Commercial dba Newmark Knight Frank, representing Sublessee, in connection with this transaction. Each party agrees to hold the other party harmless from and against all claims for brokerage commissions, finder’s fees or other compensation made by any other agent, broker, salesman or finder as a consequence of such party’s actions or dealings with such agent, broker, salesman, or finder.
20. Notices: Unless at least five (5) days’ prior written notice is given in the manner set forth in this paragraph, the address of each party for all purposes connected with this Sublease shall be that address set forth below its signature at the end of this Sublease. All notices, demands or communications in connection with this Sublease shall be (a) personally delivered; or (b) properly addressed and (i) submitted to an overnight courier service, charges prepaid, or (ii) deposited in the mail (certified, return receipt requested, and postage prepaid). Notices shall be deemed delivered upon receipt, if personally delivered, one (1) business day after being submitted to an overnight courier service and three (3) business days after mailing, if mailed as set forth above. All notices given to Master Lessor under the Master Lease shall be considered received only when delivered in accordance with the Master Lease.
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21. Miscellaneous: Sublessor has not had an inspection of the Premises performed by a Certified Access Specialist as described in California Civil Code § 1938. A Certified Access Specialist (CASp) can inspect the Subleased Premises and determine whether the Subleased Premises complies with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the Subleased Premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the Subleased Premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the Subleased Premises. Capitalized terms used but not defined in this Sublease shall have the meanings ascribed to such terms in the Master Lease.
22. Other Sublease Terms:
A. Incorporation by Reference. Except as set forth below, the terms and conditions of this Sublease shall include all of the terms of the Master Lease and such terms are incorporated into this Sublease as if fully set forth herein, except that: (i) each reference in such incorporated sections to “Lease” shall be deemed a reference to “Sublease” (except with respect to internal cross references within the Master Lease); (ii) each reference to the “Premises” shall be deemed a reference to the “Subleased Premises”; (iii) each reference to “Landlord” and “Tenant” shall be deemed a reference to “Sublessor” and “Sublessee”, respectively, except as otherwise expressly set forth herein; (iv) with respect to work, services, repairs, improvements, restoration, insurance, indemnities, representations, warranties or the performance of any other obligation of Master Lessor under the Master Lease, the sole obligation of Sublessor shall be to request the same in writing from Master Lessor as and when requested to do so by Sublessee, and to use Sublessor’s reasonable efforts (without requiring Sublessor to spend more than a nominal sum) to obtain Master Lessor’s performance; (v) with respect to any obligation of Sublessee to be performed under this Sublease, wherever the Master Lease grants to Sublessor a specified number of days to perform its obligations under the Master Lease, except as otherwise provided herein, Sublessee shall have three (3) fewer days to perform the obligation, including, without limitation, curing any defaults, provided, that, Sublessee shall have one (1) fewer day to perform any monetary obligations under the Master Lease; (vi) with respect to any approval required to be obtained from the “Landlord” under the Master Lease, such consent must be obtained from both Master Lessor and Sublessor and the approval of Sublessor may be withheld if Master Lessor’s consent is not obtained; (vii) in any case where the “Landlord” reserves or is granted the right to manage, supervise, control, repair, alter, regulate the use of, enter or use the Premises or any areas beneath, above or adjacent thereto, perform any actions or cure any failures, such reservation or right shall be deemed to be for the benefit of both Master Lessor and Sublessor; (viii) in any case where “Tenant” is to indemnify, release or waive claims against “Landlord”, such indemnity, release or waiver shall be deemed to cover, and run from Sublessee to, both Master Lessor and Sublessor; (ix) in any case where “Tenant” is to execute and deliver certain documents or notices to “Landlord”, such obligation shall be deemed to run from Sublessee to both Master Lessor and Sublessor; (x) all payments shall be made to Sublessor; (xi) Sublessee shall pay all consent and review fees set forth in the Master Lease to each of Master Lessor and Sublessor (except that Sublessee shall not be required to pay the consent and review fees in connection with Master Lessor’s consent to this Sublease); (xii) Sublessee shall not have the right to terminate this Sublease due to casualty or condemnation unless Sublessor has such right under the Master Lease; (xiii) all “excess rental and other excess consideration” as described in Paragraph 17 of the Master Lease, as incorporated herein, under subleases and assignments shall be paid to Sublessor (except that Sublessor shall be responsible for paying “excess rental and other excess consideration” payments to Master Lessor with respect to this Sublease); and (xiv) Sublessor’s obligations under Paragraph 6 are limited to forwarding statements and refunds provided by Master Lessor, and Sublessee shall have no right to dispute or audit such statements.
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Notwithstanding the foregoing, the following provisions of the Master Lease shall not be incorporated herein: The Preamble and definitions contained therein except the definitions of “Premises”, “Project”, and “Building”; Paragraph 1; Paragraph 2 (fourth sentence of the first paragraph, and the second and third paragraphs, only); Paragraphs 4, 5, 6, and 8; Paragraph 12 (second sentence and last two sentences of the first paragraph only); Paragraph 17 (eighth and ninth sentences of the first paragraph only); Paragraph 18 (second paragraph only); Paragraph 25 (fourth sentence only); Paragraph 36; Paragraph 37(c), 37(j) (first sentence only); Addendum 1; Addendum 2; Addendum 3; Exhibit D, Exhibit E (Form of Letter of Credit); Exhibit E (Preliminary Construction Proposal); Exhibit F; and Exhibit G. In addition, notwithstanding subpart (iii) above, references in the following provisions to “Landlord” shall mean Master Lessor only: Paragraphs 10, 11, 12 (the eleventh sentence only), 15, 16 and 37(o).
B. Assumption of Obligations. This Sublease is and at all times shall be subject and subordinate to the Master Lease and the rights of Master Lessor thereunder. Sublessee hereby expressly assumes and agrees: (i) to comply with all provisions of the Master Lease which are incorporated hereunder; and (ii) to perform all the obligations on the part of the “Tenant” to be performed under the terms of the Master Lease during the Sublease Term which are incorporated hereunder. In the event the Master Lease is terminated for any reason whatsoever, this Sublease shall terminate simultaneously with such termination. In the event of a conflict between the provisions of this Sublease and the Master Lease, as between Sublessor and Sublessee, the provisions of this Sublease shall control. In the event of a conflict between the express provisions of this Sublease and the provisions of the Master Lease, as incorporated herein, the express provisions of this Sublease shall prevail.
23. Conditions Precedent: This Sublease and Sublessor’s and Sublessee’s obligations hereunder are conditioned upon the written consent of Master Lessor, which Sublessor shall use reasonable efforts to obtain. If Sublessor fails to obtain Master Lessor’s consent within forty-five (45) days after execution of this Sublease by Sublessor, then Sublessor or Sublessee may terminate this Sublease within ten (10) days after such forty-five (45) -day period by giving the other party written notice thereof prior to the date such consent is received, and Sublessor shall return to Sublessee its payment of the first month’s Rent paid by Sublessee pursuant to Paragraph 4 hereof and the Security Deposit.
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24. Termination; Recapture: Notwithstanding anything to the contrary herein, Sublessee acknowledges that, under the Master Lease, both Master Lessor and Sublessor have certain termination and recapture rights, including, without limitation, in Paragraphs 15, 16, 17, and 30. Nothing herein shall prohibit Master Lessor or Sublessor from exercising any such rights and neither Master Lessor nor Sublessor shall have any liability to Sublessee as a result thereof. In the event Master Lessor or Sublessor exercise any such termination or recapture rights, this Sublease shall terminate without any liability to Master Lessor or Sublessor.
25. Signage. Subject to the consent and approval of Master Lessor and the applicable terms and conditions of the Master Lease and any requirements of law, Sublessee shall be permitted to install the monument and building signage described in Paragraph 13 of the Master Lease, as incorporated herein, in accordance with the terms thereof. Cost and expense for installation and removal of such signage and any repair to the Building shall be borne by Sublessee.
26. Parking. Subject to the terms of the Master Lease (including, but not limited to, Paragraph 14), Sublessee (as part of the Base Rent) shall have the right to use all of the parking spaces in the parking areas serving the Building at no additional charge.
27. Sublessor’s Representations: Sublessor hereby represents that the Master Lease is in full force and effect, and there exists under the Master Lease no Event of Default by Sublessor or, to Sublessor’s current actual knowledge, a material default by Master Lessor.
[Signatures on Following Page]
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IN WITNESS WHEREOF, the parties have executed this Sublease as of the day and year first above written.
EXHIBIT A
MASTER LEASE
[attached]
LEASE AGREEMENT
THIS LEASE AGREEMENT is made this 13th day of March, 2018, between ECE Investment Company, LP, a California limited partnership (“Landlord”), and the Tenant named below.
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Exhibits: | ||
A. | Site Plan - Project | |
B. | Space Plan - Premises | |
C. | Premises Rules and Regulations | |
D. | Commencement Date Certificate | |
E. | Letter of Credit | |
F. | Preliminary Construction Proposal | |
G. | Landlord-Tenant Contribution Analysis | |
H. | Preliminary Construction Schedule |
1. Granting Clause. In consideration of the obligation of Tenant to pay rent as herein provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord, the Premises, to have and to hold for the Lease Term, subject to the terms, covenants and conditions of this Lease.
2. Acceptance of Premises. Except as expressly provided in this Lease, Tenant shall accept the Premises in its “AS IS, WHERE IS AND WITH ALL FAULTS” condition as of the Commencement Date, subject to all applicable laws, ordinances, regulations, covenants and restrictions. Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes. In no event shall Landlord have any obligation for any defects in the Premises or any limitation on its use. The taking of possession of the Premises (other than pursuant to the Early Occupancy Period) shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken except for items that are Landlord’s responsibility under Paragraph 10 and any punch list items agreed to in writing by Landlord and Tenant. No later than 10 days after written demand is made therefor by Landlord of Tenant (which demand shall not be made prior to the Commencement Date), Tenant shall execute and deliver to Landlord a Commencement Date Certificate in the form of Exhibit D attached to and hereby made a part of this Lease. Landlord represents and warrants that, as of the Commencement Date, no written notice has been received by Landlord of non-compliance with any Legal Requirements in connection with the Premises.
Landlord warrants that the mechanical, electrical, plumbing, heating, ventilating and air conditioning will be in good working order and the Premises and the Building shall be structurally sound and water tight on the Commencement Date; provided, however, that such warranty shall not be effective for any maintenance, repairs or replacements necessitated due to the misuse of, or damages caused by, Tenant, its employees, contractors, agents, subtenants, or invitees.
Subject to mutual execution of this Lease, Tenant’s payment of total monies due upon execution and Tenant’s delivery of the L-C required under Paragraph 5 below and the certificates evidencing the insurance required under Paragraph 10 below (collectively, the “Preliminary Conditions”), Landlord shall allow Tenant access to the Premises, no earlier than fifteen (15) days prior to the Commencement Date (the “Early Occupancy Period”), solely for the purpose of installing Tenant’s furniture, fixtures and equipment in the Premises. Prior to the Early Occupancy Period, but subject to satisfaction of the Preliminary Conditions, Landlord shall additionally permit Tenant to visit the Premises (along with its architects, space planners and designers) for design and planning purposes only, upon not less than twenty-four (24) prior written notice (which notice may be sent by email to Rich Harris at Newport Venture Capital at rharris@newportvc.com). In connection with the Earl Occupancy Period and any Tenant access to the Premises prior to the Commencement Date permitted under this paragraph, Tenant shall use commercially reasonable efforts not to interfere with the completion of construction of the Initial Improvements (as defined in Addendum 3) or cause any labor dispute as a result of such installations, and Tenant hereby agrees to indemnify, defend, and hold Landlord harmless from any loss or damage to such property, and all liability, loss, or damage arising from any injury to the Premises or the property of Landlord, its contractors, subcontractors, or materialmen, and any death or personal injury to any person or persons arising out of such installations, unless any such loss, damage, liability, death, or personal injury was caused by Landlord’s (or its employees’) negligence or willful misconduct. During the Early Occupancy Period and any early Tenant access occurring prior to the Commencement Date, Tenant shall be bound by its obligations under this Lease, but shall not be obligated to pay Base Rent or Operating Expenses payable by Tenant to Landlord as set forth in this Lease.
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3. Use. The Premises shall be used only for research, development, general office, and legally related uses necessary or incidental thereto. Tenant shall not conduct or give notice of any auction, liquidation, or going out of business sale on the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises to use that would damage the Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb, unreasonably interfere with, or endanger Landlord or any tenants of the Project. Tenant shall be permitted to have outside storage in the parking areas so long as Tenant complies with all Legal Requirements, any such storage areas do not eliminate parking required by code and are screened in a manner reasonable acceptable to Landlord so that the contents therein are not visible from the street. Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without limitation, the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, the “Legal Requirements”). The Premises shall not be used as a place of public accommodation under the Americans with Disabilities Act or similar state statutes or local ordinances or any regulations promulgated thereunder, all as may be amended from time to time. In the event that Landlord receives written notice from a governmental authority that the Premises is not in compliance with applicable Legal Requirements existing as of the Commencement Date of this Lease and such non-compliance is not related to Tenant’s specific use of the Premises or Tenant-Made Alterations to the Premises performed by Tenant, Landlord shall make such modifications as may be required by order or directive of applicable governmental authority in order to bring the Premises into compliance with applicable Legal Requirements as of the date of this Lease without cost or expense to Tenant and without including such cost or expense as an Operating Expense. Furthermore, in the event Landlord receives notice that the Premises is not in compliance with applicable Legal Requirements which come into effect after the Commencement Date of this Lease and such non-compliance is not related to Tenant’s specific use of the Premises or Tenant-Made Alterations to the Premises performed by Tenant, Landlord shall make such modifications as may be required by order or directive of applicable governmental authority in order to bring the Premises into compliance with applicable Legal Requirements which shall be chargeable to Tenant as an Operating Expense (subject to amortization pursuant to Paragraph 6 below). Tenant shall, at its expense, make any alterations or modifications, within or without the Premises, that are required by Legal Requirements related to Tenant’s specific use or occupation of the Premises (but not research, development or office use in general) and in connection with any Tenant-Made Alterations or Tenant requests for governmental permits or approvals. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits or the disallowance of the existing roof warranty. If any increase in the cost of any insurance on the Premises is caused by Tenant’s specific use or occupation of the Premises (but not warehouse, research, development or office use in general), or because Tenant vacates the Premises prior to the end of the Term, then Tenant shall pay the amount of such increase to Landlord.
4. Base Rent. Tenant shall pay Base Rent in the amount set forth on Page 1 of this Lease. The first month’s Base Rent shall be due and payable on the date hereof, and Tenant promises to pay to Landlord in advance, without demand, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month succeeding the Commencement Date. Payments of Base Rent for any fractional calendar month shall be prorated based on the actual number of days in the applicable calendar month. All payments required to be made by Tenant to Landlord hereunder (or to such other party as Landlord may from time to time specify in writing) shall be made by check or by Electronic Fund Transfer (“EFT”) of immediately available federal funds before 11:00 a.m., Pacific Time at such place, within the continental United States, as Landlord may from time to time designate to Tenant in writing. The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly installment of Base Rent or of estimated Operating Expenses (as hereinafter defined) for more than 5 days, Tenant shall pay to Landlord on demand a late charge equal to 5 percent (5%) of such delinquent sum; provided, however, for the first such late payment per twelve (12) month period, no late charge shall be assessed unless such failure continues for five (5) days after written notice thereof. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty.
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5. Letter of Credit. Tenant shall deliver to Landlord within ten (10) business days after the mutual execution and delivery of this Lease, an unconditional, clean, irrevocable letter of credit (the “L-C”) in the initial amount of [*****] (the “L-C Amount”), which L-C shall be issued by a money-center bank (a bank which accepts deposits, maintains accounts, has a local Palo Alto office which will negotiate a letter of credit, and whose deposits are insured by the FDIC) reasonably acceptable to Landlord, with a short term Fitch Rating currency rating which is not less than “F2”, and a long term Fitch Rating currency rating which is not less than “BBB+” (an “Approved Bank”). The L-C shall be in a form and content as set forth in Exhibit E attached hereto and incorporated by this reference herein. The L-C shall either provide that it does not expire until sixty (60) days following the end of the Term or, if it is for less than the full Term of the Lease, shall be renewed by Tenant at least sixty (60) days prior to its expiration during the Term of the Lease and the final expiration date shall not occur until sixty (60) days after the expiration of the Term of the Lease. Tenant shall pay all expenses, points and/or fees incurred in obtaining, renewing, amending, transferring or drawing upon the L-C. Tenant and Landlord (a) acknowledge and agree that in no event or circumstance shall the L-C or any renewal thereof or substitute therefor or any proceeds thereof be deemed to be or treated as a “security deposit” under any law applicable to security deposits in the commercial context, including, but not limited to, Section 1950.7 of the California Civil Code, as such Section now exists or as it may be hereafter amended or succeeded (the “Security Deposit Laws”), (b) acknowledge and agree that the L-C (including any renewal thereof or substitute therefor or any proceeds thereof) is not intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and (c) waive any and all rights, duties and obligations that any such party may now, or in the future will, have relating to or arising from the Security Deposit Laws.
Landlord shall have the immediate right to draw upon the L-C, in whole or in part, at any time and from time to time: (i) upon the occurrence of any facts or circumstances which would constitute a default by Tenant under this Lease, after the expiration of any and all applicable notice and cure periods set forth herein for such default, (ii) if Tenant files a voluntary petition, an involuntary petition is filed against Tenant by an entity other than Tenant, under any chapter of the Federal Bankruptcy Code, or Tenant executes an assignment for the benefit of creditors, (iii) if Tenant fails to renew the L-C at least sixty (60) days before its expiration or (iv) if Tenant fails to transfer the L-C to Landlord’s successors or any lender holding a security instrument against the Property within ten (10) days following Landlord’s written request to do so. No condition or term of this Lease shall be deemed to render the L-C conditional, thereby justifying the issuer of the L-C in failing to honor a drawing upon such L-C in a timely manner. The L-C and its proceeds shall constitute Landlord’s sole and separate property (and not Tenant’s property or, in the event of a bankruptcy filing by or against Tenant, property of Tenant’s bankruptcy estate) and Landlord may immediately upon any draw (and without notice to Tenant) apply or offset the proceeds of the L-C: (i) against any amounts payable by Tenant under this Lease that are not paid when due, after the expiration of any applicable notice and cure period; (ii) against all losses and damages that Landlord has suffered or may reasonably estimate that it may suffer as a result of any default by Tenant under this Lease, including any damages arising under Section 1951.2 of the California Civil Code for rent due following termination of this Lease; (iii) against any costs incurred by Landlord in connection with this Lease (including attorneys’ fees); (iv) against any other amount that Landlord may spend or become obligated to spend by reason of Tenant’s default under this Lease but in no event in excess of amounts to which the Landlord would be entitled under the law and (v) against any amount for which Landlord could apply a security deposit in accordance with the Lease. Landlord may apply the proceeds of the L-C in any order Landlord shall elect, notwithstanding the numerical order of application contained in the immediately preceding sentence. The use, application or retention of the L-C, or any portion thereof, by Landlord shall not (a) prevent Landlord from exercising any other right or remedy provided by this Lease or by law, it being intended that Landlord shall not first be required to proceed against the L-C, nor (b) operate as a limitation on any recovery to which Landlord may otherwise be entitled. If any portion of the L-C is drawn upon, Tenant shall, within five (5) days after written demand therefor, reinstate the L-C to the amount then required under this Lease, and Tenant’s failure to do so shall be a default under this Lease. Tenant acknowledges that Landlord has the right to transfer or mortgage its interest in the Property and in this Lease and Tenant agrees that in the event of any such transfer or mortgage, Landlord shall have the right to transfer or assign the L-C to the transferee or mortgagee, and in the event of such transfer, Tenant shall look solely to such transferee or mortgagee for the return of the L-C. The L-C shall not be mortgaged, assigned or encumbered in any manner whatsoever by Tenant without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion.
Provided Tenant has performed all of its obligations under this Lease, Landlord agrees to return the L-C to Tenant within sixty (60) days following the expiration of the Term, including any extensions thereto, and pay the amount of any proceeds of the L-C received by Landlord and not applied as allowed above; provided, however, that if, prior to the expiration of the Term, including any extensions thereto, a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors other than Landlord, under the Federal Bankruptcy Code, or Tenant executes an assignment for the benefit of creditors, then Landlord shall not be obligated to return the L-C or any proceeds of the L-C until all statutes of limitations for any preference avoidance statutes applicable to such bankruptcy or assignment for the benefit of creditors have elapsed or the bankruptcy court or assignee, whichever is applicable, has executed a binding release releasing the Landlord of any and all liability for preferential transfers relating to payments made under this Lease, and Landlord may retain and offset against any remaining L-C proceeds the full amount Landlord is required to pay to any third party on account of preferential transfers relating to this Lease.
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6. Operating Expense Payments. During each month of the Lease Term, on the same date that Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12th of the annual cost, as estimated by Landlord from time to time, of Tenant’s Proportionate Share (hereinafter defined) of Operating Expenses for the Project. Payments thereof for any fractional calendar month shall be prorated on the basis of the actual number of days in such calendar month. The term “Operating Expenses” means all costs and expenses incurred by Landlord during the Term with respect to the ownership, maintenance, repair, replacement and operation of the Premises and the Project including, but not limited to costs of: (i) Taxes (hereinafter defined) and reasonable fees payable to tax consultants and attorneys for consultation and contesting taxes; (ii) insurance; (iii) utilities; (iv) maintenance, repair and/or replacement of the Project, including without limitation, paving and parking areas, roads, non-structural components of the roofs (including the roof membrane), alleys, and driveways, mowing, landscaping, snow removal, exterior painting, utility lines and exterior lighting (but excluding any maintenance, repairs or replacements under this Lease which Landlord is obligated to perform at its sole cost and expense); (v) maintenance, repair and/or replacement of mechanical and building systems serving the Premises including, but not limited to, electrical, lighting, plumbing, heating, ventilating and air conditioning systems (including, without limitation, amounts paid under any service contracts for maintaining the same); (vi) amounts paid to contractors and subcontractors for work or services performed in connection with any of the foregoing; (vii) charges or assessments of any association to which the Project is subject; (viii) property management fees payable to a property manager (with Tenant’s Proportionate Share not to exceed 3 percent of the total amount of Base Rent and Operating Expenses payable by Tenant hereunder), including any affiliate of Landlord; security services, if any; (ix) trash collection, sweeping and removal; and (x) additions or alterations made by Landlord to the Project or the Building in order to comply with Legal Requirements (other than those expressly required herein to be made by Tenant) or that are appropriate to the continued operation of the Project or the Building as a commercial/industrial building in the market area; provided, however, that the cost of capital repairs, replacements, additions or alterations that are required to be or otherwise customarily capitalized for federal income tax purposes shall be amortized on a straight-line basis for a period equal to the useful life thereof for federal income tax purposes and Tenant shall be only obligated to pay in equal monthly installments that portion attributable the remaining term of this Lease (including any renewals or extensions thereof).
Operating Expenses do not include (a) debt service under mortgages or ground rent under ground leases; (b) leasing commissions, attorneys’ fees, or the costs of marketing, leasing and renovating space for tenants; (c) repairs, alterations, additions, improvements or replacements made to rectify or correct any defect in the design, materials or workmanship of the Premises, the Building or the Project; (d) costs of repairs, restoration, replacements or other work occasioned by (i) fire, windstorm or other casualty (including the costs of any deductibles paid by Landlord) and either (aa) payable (whether paid or not) by insurance required to be carried by Landlord under this Lease, or (bb) otherwise paid by insurance then in effect obtained by Landlord, or (ii) the adjudicated negligence or adjudicated intentional tort of Landlord, or any representative, employee or agent of Landlord; (e) costs incurred (less costs of recovery) for any items to the extent such amounts are, in Landlord’s reasonable judgment, recoverable by Landlord under a manufacturer’s, materialman’s, vendor’s or contractor’s warranty; (f) non-cash items, such as deductions for depreciation and amortization of the Premises, the Building or the Project and the Premises, the Building or the Project equipment, or interest on capital invested; (g) legal fees, accountants’ fees and other expenses incurred in connection with disputes with other tenants or occupants of the Premises, the Building or the Project or associated with the enforcement of any lease or defense of Landlord’s title to or interest in the Premises, the Building or the Project or any part thereof; (h) costs incurred due to violation by Landlord of the terms and conditions of this Lease; (i) the cost of any service provided to Tenant for which Landlord is entitled to be reimbursed; (j) charitable or political contributions; (k) interest, penalties or other costs arising out of Landlord’s failure to make timely payments of its obligations; (l) costs, expenses, depreciation or amortization for repairs and replacements required to be made by Landlord under Paragraph 10 of this Lease; (m) any reserves for bad debts or for future improvements, repairs or additions; (n) the expense of removing, abating or remediating Hazardous Materials not caused by Tenant or any party under Tenant’s direction or control; (o) Landlord’s general corporate overhead and all general administrative overhead expenses for services not specifically performed for the Building; (p) overhead profit increments paid to Landlord’s subsidiaries or affiliates for management or other services on or to the Premises, Building or Project or for supplies or other materials, in each case to the extent that the cost of such services, supplies or materials materially exceeds the cost that would have been paid had such services, supplies or materials been provided by unaffiliated parties on a competitive basis; and (q) salaries of executives of Landlord above the level of senior property manager. Landlord shall not collect in excess of one hundred percent (100%) of all of Operating Expenses, and none of the costs and expense of the Initial Improvements pursuant to Addendum 3 shall be included in Operating Expenses. Landlord shall not recover, through Operating Expenses, any item of cost or expense more than once.
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If Tenant’s total payments of Operating Expenses for any year are less than Tenant’s Proportionate Share of Operating Expenses for such year, then Tenant shall pay the difference to Landlord within 30 days after demand, and if more, then Landlord shall retain such excess and credit it against Tenant’s next payments (or if the Lease Term has ended, then paid to Tenant within thirty (30) days after reconciliation). For purposes of calculating Tenant’s Proportionate Share of Operating Expenses, a year shall mean a calendar year except the last year, which shall end on the expiration of this Lease. For purposes of calculating Operating Expenses for the last year of the Lease Term, Operating Expenses for the Base Year shall be reduced proportionately based upon the number of days that this Lease is in effect during such last year. With respect to Operating Expenses which Landlord allocates to the entire Project, Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Proportionate Share of the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building, Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Proportionate Share of the Building.
No later than 90 days following the first day of each calendar year during the Lease Term, Landlord shall deliver to Tenant an Operating Expense Reconciliation Invoice (“Invoice”) and an Operating Expense Summary Report listing the Operating Expenses for the prior year of the Lease Term (“Report”). Provided (x) no Event of Default exists under this Lease, and (y) no payments of Base Rent, Operating Expenses, or other amounts due under the Lease are outstanding, , Tenant, at its sole cost and expense, shall have the right to examine property invoices evidencing such costs and expenses as provided in the Invoice and Report. Such review of Landlord’s property invoices may occur not more than once per year at Landlord’s local market office during reasonable business hours. Landlord agrees to make the property invoices pertaining to the applicable Invoice and Report, a copier and conference room available to Tenant for a period not to exceed one week to examine such property invoices. In the event Tenant desires to exercise the foregoing right, Tenant shall deliver written notice of Tenant’s intent to review the property invoices, no later than thirty (30) days following Tenant’s receipt of the Invoice and Report. Time is of the essence with regards to the delivery of such notice. Upon Landlord’s receipt of Tenant’s notice, Landlord and Tenant shall work in good faith to schedule a time and date for such property invoice examination which shall be acceptable to both parties. In the event that Tenant accurately determines that the Invoice and Report contain an error to the detriment of Tenant, Landlord shall immediately provide a revised Invoice and Report to Tenant. If Tenant has already paid the Invoice, Landlord will provide a credit against Tenant’s obligations to pay Base Rent the amount overpaid by Tenant; and if it is determined that Landlord overcharged Tenant by more than five percent (5%), then Landlord shall reimburse Tenant the Tenant’s actual, out-of-pocket cost of such review, not to exceed $2,500.00. Tenant shall keep any information gained from such examination confidential and shall not disclose it to any other party, except as required by law. If requested by Landlord, Tenant shall be required to sign a confidentiality agreement as a condition of Landlord making Landlord’s invoices available for inspection. Notwithstanding anything contained herein to the contrary, in no event shall Tenant retain any person paid on a contingency fee basis to act on behalf of Tenant with regards to the forgoing rights to review the property invoices and Landlord shall have no obligation to allow any such representative paid on a contingency fee basis access to Landlord’s records. Notwithstanding anything contained in this Lease to the contrary, Tenant hereby agrees that Tenant’s sole remedy pertaining to an error in the Invoice or Report shall be for the recovery from Landlord an amount equal to the amount overpaid by Tenant, and Tenant hereby waives any right to terminate this Lease as a result of any such error in the Invoice or Report which Tenant may have under law or equity.
7. Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, refuse and trash collection, and other utilities and services used on the Premises, all maintenance charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to Tenant’s use of the Premises. Tenant shall pay its share of all charges for jointly metered utilities, if any, based upon consumption, as reasonably determined by Landlord. No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent.
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8. Taxes. Landlord shall pay all taxes, assessments and governmental charges (collectively referred to as “Taxes”) that accrue against the Project during the Lease Term, which shall be included as part of the Operating Expenses charged to Tenant. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof. All capital levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any franchise tax, any excise, use, margin, transaction, sales or privilege tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents from the Premises and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly in estimated installments or upon demand, at the option of Landlord, as additional rent; provided, however, in no event shall Tenant be liable for any net income taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable hereunder. If any such tax or excise is levied or assessed directly against Tenant or results from any Tenant-Made Alterations (defined below), then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant. Taxes under this Paragraph shall include, without limitation, all increases resulting from any “change in ownership” under California Revenue and Taxation Code Section 60 et seq.
Notwithstanding any contrary provision hereof, Taxes shall exclude (i) all excess profits taxes (unless imposed on rents owed, paid or received), franchise taxes (unless imposed on rents owed, paid or received), documentary transfer taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Project), (ii) Taxes on tenant improvements in any space in the Building (other than those in the Premises) based upon an assessed lease (other than this Lease) in excess of the assessed level for which Tenant is individually responsible under this Lease, and (iii) any other taxes or assessments charged or levied against Landlord which are not directly incurred as a result of the operation of the Building or Project.
If at such time Landlord is not already in the process of doing so and provided that there is not an Event of Default of Tenant, Tenant shall have the right to contest the amount or validity, or to seek a reduction or refund, in whole or in part, of any Taxes by appropriate proceedings. Tenant’s rights under this Paragraph shall include, without limitation, the right to file and pursue proceedings for a “Proposition 8” reduction to the Taxes. Any refund or reduction of any Taxes, penalties or interest pertaining to Taxes, after deducting therefrom any fees paid to independent third party consultants engaged to obtain any reduction in assessments and refunds shall be allocated between Landlord and Tenant and the portion of any refund pertaining to the Premises and accruing during the Lease Term shall be paid to Tenant. Tenant shall defend, hold harmless and indemnify Landlord from and against any and all liabilities, suits, losses and expenses (including reasonable attorneys’ fees) resulting from Tenant’s contest. Landlord shall reasonably cooperate with Tenant in pursuing the contest.
9. Insurance. Landlord shall maintain all risk or special form property insurance covering the full replacement cost of the Building and commercial general liability insurance on the Project in forms and amounts customary for properties substantially similar to the Project (but in no event less than coverage providing, on an occurrence basis, for a minimum combined single limit of $2,000,000), subject to commercially reasonable deductibles. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including but not limited to, rent loss insurance. All such insurance shall be included as part of the Operating Expenses charged to Tenant. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the Project or Building will be determined by Landlord based upon the total insurance cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s specific and unique use of the Premises (but not including general warehouse or office use) or as a result of any Tenant-Made Alterations.
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Tenant, at its expense, shall maintain during the Lease Term the following insurance, at Tenant’s sole cost and expense: (1) commercial general liability insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000; (2) all risk or special form property insurance covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant; (3) workers’ compensation insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute and shall include a waiver of subrogation in favor of Landlord; (4) employers liability insurance of at least $1,000,000, (5) business automobile liability insurance having a combined single limit of not less than $2,000,000 per occurrence insuring Tenant against liability arising out of the ownership maintenance or use of any owned, hired or nonowned automobiles, and (6) business interruption insurance with a limit of liability representing loss of at least approximately 6 months of income. The foregoing coverage limits in excess of $1,000,000 may be reached by combining the auto and/or general liability policy limit with the Tenant’s umbrella policy limits. For example, the Tenant shall be permitted to have a general/automobile liability policy with a $1,000,000 limit per occurrence and a $1,000,000 umbrella limit. Any company writing any of Tenant’s insurance shall have an A.M. Best rating of not less than A-VIII and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). All commercial general liability insurance policies shall name Tenant as a named insured and Landlord, its property manager, and other designees of Landlord as the interest of such designees shall appear, as additional insureds. The limits and types of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. Tenant shall provide Landlord with certificates of such insurance as required under this Lease prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter upon renewals at least 15 days prior to the expiration of the insurance coverage. Acceptance by Landlord of delivery of any certificates of insurance does not constitute approval or agreement by Landlord that the insurance requirements of this Paragraph have been met, and failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver of Tenant’s obligation to maintain such insurance. In the event any of the insurance policies required to be carried by Tenant under this Lease shall be cancelled prior to the expiration date of such policy, or if Tenant receives notice of any cancellation of such insurance policies from the insurer prior to the expiration date of such policy, Tenant shall: (a) immediately deliver notice to Landlord that such insurance has been, or is to be, cancelled, (b) shall promptly replace such insurance policy in order to assure no lapse of coverage shall occur, and (c) shall deliver to Landlord a certificate of insurance for such policy. The insurance required to be maintained by Tenant hereunder are only Landlord’s minimum insurance requirements and Tenant agrees and understands that such insurance requirements may not be sufficient to fully meet Tenant’s insurance needs
The all-risk or special form property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage thereby insured against. Neither party nor its officers, directors, employees, managers, agents, invitees or contractors shall be liable to the other for loss or damage caused by any risk coverable by all risk or special form property insurance, and each party waives any claims against the other party, and its officers, directors, employees, managers, agents, invitees and contractors for such loss or damage. The failure of a party to insure its property shall not void this waiver. Tenant and its agents, employees and contractors shall not be liable for, and Landlord hereby waives all claims against such parties for losses resulting from an interruption of Landlord’s business, or any person claiming through Landlord, resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence of Tenant or its agents, employees or contractors. Landlord and its agents, employees and contractors shall not be liable for, and Tenant hereby waives all claims against such parties for losses resulting from an interruption of Tenant’s business, or any person claiming through Tenant, resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence of Landlord or its agents, employees or contractors.
10. Landlord’s Repairs. Landlord shall maintain and repair (including, without limitation replacement when required), at its sole expense and without pass through as an Operating Expense, the structural soundness of the roof (which does not include the roof membrane), the structural soundness of the foundation, the structural soundness of the exterior walls and all load-bearing walls of the Building in good repair, reasonable wear and tear and uninsured losses and damages caused by Tenant, its agents and contractors excluded. The term “walls” as used in this Paragraph 10 shall not include windows, glass or plate glass, doors or overhead doors, special store fronts, dock bumpers, dock plates or levelers, or office entries. Notwithstanding anything herein to the contrary, during the original Lease Term (not including any renewals or extension thereof), Landlord shall not pass through as Operating Expenses any replacements costs of the roof (including, without limitation, the roof membrane and the downspouts), unless the actions of Tenant or its agents or employees cause the need for replacement.
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Landlord, at Tenant’s expense as an Operating Expense under Paragraph 6, shall maintain in good repair and condition (i) the parking areas and other exterior areas of the Project, including, but not limited to paving and parking areas, roads, alleys, and driveways, landscaping, exterior painting, non-structural components of the roof (including the roof membrane), utility lines and exterior lighting; and (ii) the mechanical and building systems of the Building including, but not limited to, electrical, lighting, plumbing, heating, ventilating and air conditioning systems. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Paragraph 10, after which Landlord shall have a reasonable opportunity to repair.
11. Tenant’s Repairs. Subject to Landlord’s obligation in Paragraphs 6 and 10 and subject to Paragraphs 9 and 15 and as otherwise expressly provide in this Lease, Tenant, at its expense, shall repair, replace (as needed) and maintain in good condition all interior, non-structural portions of the Premises and all entries, doors, ceilings, windows, interior walls, the interior side of demising walls and Tenant-Made Alterations (including, without limitation, any additional heating, ventilation and air conditioning systems installed by Tenant). If Tenant fails to perform any repair or replacement for which it is responsible, Landlord may give Tenant notice to do such acts as a reasonably required to fulfill Tenant’s obligations under this Paragraph 11 and, if Tenant thereafter fails to promptly commence such work and diligently prosecute it to completion, then Landlord may perform such work and be reimbursed by Tenant within 30 days after demand therefor. Subject to Paragraphs 9 and 15, Tenant shall bear the full cost of any repair or replacement to any part of the Building or Project that results from damage caused by Tenant, its agents, contractors, or invitees.
12. Tenant-Made Alterations and Trade Fixtures. Any alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“Tenant-Made Alterations”), which are interior, non-structural Tenant-Made Alterations, the cost of which exceeds $50,000 in each instance (or exceeds $100,000 in the aggregate in any 12-month period under the Lease), shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, delayed or conditioned provided that such alteration does not materially affect the structure or the roof of the Building, modify the exterior of the Building, or modify the utility or mechanical systems of the Project. Tenant shall have the right to perform interior, non-structural Tenant-Made Alterations, the cost of which does not exceed $50,000 in each instance (and does not exceeds $100,000 in the aggregate in any 12-month period under the Lease), without obtaining Landlord’s prior written consent, by providing a written notice of such Tenant-Made Alterations to Landlord containing sufficient and complete information regarding such Tenant-Made Alterations, provided that such alteration does not materially affect the structure or the roof of the Building, modify the exterior of the Building, or modify the utility or mechanical systems of the Building. Tenant shall not perform structural Tenant-Made Alterations without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Tenant shall cause, at its expense, all Tenant-Made Alterations to comply with insurance requirements and with Legal Requirements and shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations. All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval. Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord for its reasonable and actual out of pocket 3rd party costs in reviewing plans and specifications and in monitoring construction, not to exceed $2,500.00. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable laws, codes, rules and regulations. Tenant shall provide Landlord with the identities and mailing addresses of all general contractors and major subcontractors performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. For work which costs in excess of $50,000, Landlord may condition its consent upon Tenant either (i) providing a lien and completion bond in an amount equal to one hundred and fifty (150%) of the estimated cost of such Tenant-Made Alteration or (ii) temporarily increasing the L-C Amount during the performance of the work by an amount equal to one hundred and fifty (150%) of the estimated cost of such Tenant-Made Alteration through and until such time as the Tenant provides to Landlord satisfactory evidence of payment for the work in full and lien-free completion. Tenant shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the names of all general contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and subcontractors. Upon surrender of the Premises, all Tenant-Made Alterations and any leasehold improvements constructed by Landlord or Tenant shall remain on the Premises as Landlord’s property, except to the extent Landlord requires removal at Tenant’s expense of any such items or Landlord and Tenant have otherwise agreed in writing in connection with Landlord’s consent to any Tenant-Made Alterations. Upon Tenant’s written request, Landlord shall provide Tenant, at the time of Tenant’s request for approval of Tenant-Made Alterations, a list of which Tenant-Made Alterations Landlord will require Tenant to remove upon surrender of the Premises. Tenant shall not be required to remove at surrender any of the Initial Improvements, except for (i) removing the specialty exhaust system and gas heater located in the interior garage area, and (ii) preparing the floor of the interior garage area for the installation of carpet tile, for which tasks Tenant shall be responsible for the costs in an aggregate amount not to exceed Nineteen Thousand Five Hundred Dollars ($19,500), and any costs in excess of $19,500 shall be the responsibility of Landlord; provided, however, that such limitation shall not be construed to limit Tenant’s liability for any damage caused by Tenant. Tenant shall repair any damage caused by the removal of such Initial Improvements and Tenant-Made Alterations upon surrender of the Premises.
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Tenant, at its own cost and expense and without Landlord’s prior approval, may erect such shelves, racking, bins, machinery and trade fixtures (collectively “Trade Fixtures”) in the ordinary course of its business provided that such items do not alter the basic character of the Premises, do not overload or damage the Premises, and may be removed without injury to the Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with Landlord’s requirements set forth above. Tenant shall remove its Trade Fixtures and shall repair any damage caused by such removal upon surrender of the Premises.
13. Signs. Tenant shall not make any changes to the exterior of the Premises, install any exterior lights, decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises, without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion; provided however, Tenant, at its sole cost and expense shall have the right to install name identification signage and its corporate logo on the existing monument sign, at the main entrance to the Premises, and maximum signage on the Building exterior at locations mutually agreed upon by Landlord and Tenant based on the signage approved by Landlord (which approval shall not be unreasonably withheld) and in compliance with all Legal Requirements. Upon surrender or vacation of the Premises, Tenant shall have removed all signs and repair, paint, and/or replace the building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for sign and exterior treatments. Except as provided herein, all signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security installations visible from outside the Premises shall be subject to Landlord’s approval and conform in all respects to Landlord’s requirements.
14. Parking. Tenant shall be entitled, at no additional charge, to Tenant’s Proportionate Share of Building parking areas, which as of the date of this Lease is 100 percent of the available parking. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties and makes no representations or warranties that the available parking is sufficient for Tenant’s use of Premises.
15. Restoration. If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall notify Tenant within 60 days after such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 6 months, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given no later than 30 days after Landlord’s notice. If neither party elects to terminate this Lease or if Landlord estimates that restoration will take 6 months or less, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events (as defined in Paragraph 33). Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party may terminate this Lease if the Premises are damaged during the last year of the Lease Term and Landlord reasonably estimates that it will take more than one month to repair such damage. Base Rent and Operating Expenses shall be abated for the period of repair and restoration commencing on the date of such casualty event in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss.
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Notwithstanding the terms and conditions of this Paragraph 15, if the Premises are not restored by Landlord on, or prior to, the date which is the later of 9 months of the date of the casualty event (subject to Force Majeure and Tenant-caused delays) or 9 months after the date Landlord estimated completion of the restoration as described above (subject to Force Majeure and Tenant-caused delays), Tenant may terminate the Lease upon thirty (30) days written notice to Landlord; provided, however, if Landlord completes the restoration in said thirty (30) day notice period, Tenant’s notice of termination shall be null and void and this Lease shall continue in full force and effect.
16. Condemnation. If any part of the Premises or the Project should be taken for any public or quasi public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would materially interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. In the event (i) more than thirty percent (30%) of the Premises is involved in a Taking as described in this Paragraph 16, or (ii) more than thirty percent (30%) of the parking spaces for the Building are Taken and not replaced by Landlord with other parking spaces in the Project proximate to the Building, and in either case the Taking, in Tenant’s reasonable judgment, would materially interfere with or impair Tenant’s operations at the Premises, then in any such event Tenant shall have the right to terminate this Lease by giving written notice of termination to Landlord within thirty (30) days of such Taking. If a part of the Premises shall be Taken, and this Lease is not terminated as provided above, the Base Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances. In the event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Trade Fixtures, if a separate award for such items is made to Tenant.
17. Assignment and Subletting. Without Landlord’s prior written consent, which shall not be unreasonably withheld conditioned or delayed beyond twenty (20) business days after receipt of notice from Tenant requesting consent and accompanied by such documentation and information as shall enable Landlord to evaluate the request, Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises and any attempt to do any of the foregoing shall be void and of no effect. It shall be reasonable for the Landlord to withhold, delay or condition its consent, where required, to any assignment or sublease in any of the following instances: (i) the assignee or the sublessee of more than fifty percent (50%) of the Premises does not have the credit, net worth or liquidity necessary, in Landlord’s reasonable opinion, to fulfill the obligations of Tenant under this Lease; (ii) occupancy of the Premises by the assignee or sublessee would, in Landlord’s reasonable opinion, violate any agreement binding upon Landlord or the Project with regard to the identity of tenants, usage in the Project, or similar matters; (iii) the identity or business reputation of the assignee or sublessee will, in the good faith judgment of Landlord, tend to damage the goodwill or reputation of the Project; (iv) in the case of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in the sublease. The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment or sublease. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Tenant shall provide to Landlord all information concerning the assignee or sublessee as Landlord may reasonably request. Landlord may revoke its consent immediately and without notice if, as of the effective date of the assignment or sublease, there has occurred and is continuing any Event of Default periods under this Lease. For purposes of this paragraph, a transfer of 50% or more of the ownership interests controlling Tenant shall be deemed an assignment of this Lease unless such ownership interests are publicly traded. Notwithstanding the above, Tenant may assign or sublet the Premises, or any part thereof, to (i) any entity controlling Tenant, controlled by Tenant or under common control with Tenant; (ii) any corporation or other entity resulting from the merger or consolidation of Tenant where the resulting Tenant entity maintains a post transfer tangible net worth equal to or greater than Tenant’s immediately prior to such assignment or sublease or the tangible net worth of the Tenant at the time it executed the Lease; or (iii) any corporation, partnership or other entity, or person which acquires all or substantially all of the assets of Tenant where the resulting Tenant entity maintains a post transfer tangible net worth equal to or greater than Tenant’s immediately prior to such assignment or sublease or the tangible net worth of the Tenant at the time it executed the Lease (each a “Permitted Transferee”), without the prior written consent of Landlord. Tenant hereby agrees to give Landlord written notice ten (10) days prior to such merger, consolidation, or transfer of assets along with any documentation reasonably requested by Landlord related to the required conditions as provided above. Tenant shall reimburse Landlord for all of Landlord’s reasonable third party out-of-pocket expenses in connection with any assignment or sublease, not to exceed $2,500.00. This Lease shall be binding upon Tenant and its successors and permitted assigns. Upon Landlord’s receipt of Tenant’s written notice of a desire to assign or sublet more than 50 percent of the Premises (other than to a Tenant Affiliate or pursuant to a Permitted Transfer), Landlord may, by giving written notice to Tenant within 30 days after receipt of Tenant’s notice, terminate this Lease with respect to the space described in Tenant’s notice, as of the date specified in Tenant’s notice for the commencement of the proposed assignment or sublease. Tenant may withdraw its notice to sublease or assign by notifying Landlord within 10 days after Landlord has given Tenant notice of such termination, in which case the Lease shall not terminate but shall continue.
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Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such assignments or sublettings). In the event that the rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to pay Landlord as additional rent hereunder 50% such excess rental and other excess consideration, after first deducting the customary and reasonable cost of any real estate commissions, attorneys’ fees, Landlord approved tenant improvements, credit for free rent and other inducement costs incurred in connection with such assignment or sublease, within 10 days following receipt thereof by Tenant; provided in the event of a sublease which is less than 100% of the Premises such excess rental and other consideration shall be applied on a square foot basis.
If this Lease be assigned or if the Premises be subleased (whether in whole or in part) or in the event of the mortgage, pledge, or hypothecation of Tenant’s leasehold interest or grant of any concession or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon an Event of Default by Tenant hereunder Landlord may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding paragraph, apply the amount collected to the next rent payable hereunder; and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder.
18. Indemnification. Except for the negligence or willful misconduct of Landlord, its agents, employees or contractors, and to the extent permitted by law, Tenant agrees to indemnify, defend and hold harmless Landlord, and Landlord’s agents, employees and contractors, from and against any and all losses, liabilities, damages, costs and expenses (including reasonable attorneys’ fees) resulting from claims by third parties for injuries to any person and damage to or theft or misappropriation or loss of property occurring in or about the Project and arising from the use and occupancy of the Premises or from any activity, work, or thing done, permitted or suffered by Tenant in or about the Premises or due to any other act or omission of Tenant, its subtenants, assignees, invitees, employees, contractors and agents. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s obligations under this Paragraph 18.
Except for the negligence or willful misconduct of Tenant, its agents, employees or contractors, and to the extent permitted by law, Landlord agrees to indemnify, defend and hold harmless Tenant, and Tenant’s agents, employees and contractors, from and against any and all losses, liabilities, damages, costs and expenses (including attorneys’ fees) resulting from claims by third parties for injuries to any person and damage to or theft or misappropriation or loss of property occurring in or about the Project and arising from any activity, work, or thing done, permitted or suffered by Landlord in or about the Project and arising from any other act or omission of Landlord, its assignees, invitees, employees, contractors and agents. The furnishing of insurance required hereunder shall not be deemed to limit Landlord’s obligations under this Paragraph 18.
If a claim under the foregoing indemnity is made against the indemnitee which the indemnitee believes to be covered by an indemnitor’s indemnification obligations hereunder, the indemnitee shall promptly notify the indemnitor of the claim and, in such notice shall offer to the indemnitor the opportunity to assume the defense of the claim within 10 business days after receipt of the notice (with counsel reasonably acceptable to the indemnitee). If the indemnitor timely elects to assume the defense of the claim, the indemnitor shall have the right to settle the claim on any terms it considers reasonable and without the indemnitee’s prior written consent, as long as the settlement shall not require the indemnitee to render any performance or pay any consideration, and the indemnitee shall not have the right to settle any such claim. If the indemnitor fails timely to elect to assume the defense of the claim or fails to defend the claim with diligence, then the indemnitee shall have the right to take over the defense of the claim and to settle the claim on any terms the indemnitee considers reasonable. Any such settlement shall be valid as against the indemnitor. If the indemnitor assumes the defense of a claim, the indemnitee may employ its own counsel but such employment shall be at the sole expense of the indemnitee. If any such claim arises out of the negligence of both Landlord and Tenant, responsibility for such claim shall be allocated between Landlord and Tenant based on their respective degrees of negligence.
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This indemnity does not cover claims arising from the presence or release of Hazardous Materials.
19. Inspection and Access. After providing Tenant with written notice of its intent to enter the Premises for the purposes stated below, Landlord and its agents, representatives, and contractors may enter the Premises at reasonable times no earlier than twenty-four (24) hours (except in the case of an emergency) after such notice for the purpose inspecting the Premises, making such repairs as may be required or permitted pursuant to this Lease, or showing the Premises to prospective purchasers or lenders. Landlord and Landlord’s representatives may enter the Premises during business hours for the purpose of showing the Premises to prospective purchasers and, during the last 9 months of the Lease Term, to prospective tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let, during the last 9 months of the Lease Term, or that the Project is available for sale. Landlord may grant easements, make public dedications, designate and modify common areas and create restrictions on or about the Premises, provided that no such easement, dedication, designation, modification or restriction materially interferes with Tenant’s access, use or occupancy of the Premises. At Landlord’s request, Tenant shall execute commercially reasonable instruments as may be necessary for such easements, dedications or restrictions.
20. Quiet Enjoyment. If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. Subject to Legal Requirements and Landlord’s remedies following an Event of Default, Tenant shall have access to the Premises 24 hours a day, 7 days a week.
21. Surrender. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received ordinary wear and tear, casualty loss and condemnation covered by Paragraphs 15 and 16 excepted (and without any obligation to deliver the HVAC systems in working condition unless replaced by Tenant) and otherwise in accordance with requirements set forth in herein. Without limiting the foregoing, Tenant shall remove any odor which may exist in the Premises resulting from Tenant’s occupancy of the Premises upon the termination of the Lease Term or earlier termination of Tenant’s right of possession. Any Trade Fixtures, Tenant-Made Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity obligations, payment obligations with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises. Without limiting Tenant’s obligations under the Lease, Tenant acknowledges that it shall have the affirmative obligation to remove all racking and floor striping from the Premises by or before the expiration or earlier termination of the Lease Term and shall clean all resulting holes and shall fill the same with epoxy flush to the floor’s surface. Additionally, without limiting Tenant’s obligations under the Lease, Tenant acknowledges that it shall have the affirmative obligation to cause all office, warehouse, emergency and exit lights to be fully operational with all bulbs and ballasts functioning; all truck doors, service doors, roll up doors and dock levelers serviced and placed in good operating order (including replacement of any dented truck door panels and adjustment of door tension to insure proper operation, with all door panels that have been replaced painted to match the building standard); dock seals/dock bumpers to be free of tears and broken backboards; all structural steel columns in the warehouse and office to be inspected for damage, with repairs of this nature pre-approved by Landlord prior to implementation; sheetrock (drywall) damage to be patched and fire-taped so that there are no holes in either office or warehouse; walls, carpet and vinyl tiles to be in a clean condition without any holes or chips in them (Landlord will accept normal wear on these items provided they appear to be in a maintained condition); any Tenant-installed equipment to be removed from the roof and roof penetrations properly repaired by licensed roofing contractor approved by Landlord; all exterior signs to be removed and holes patched and paint touched-up as necessary; and all electrical and plumbing equipment to be returned in good condition and repair and conforming to code. Any Trade Fixtures, Tenant-Made Alterations required to be removed by Tenant pursuant to this Lease and all property not removed within ten (10) days of the expiration or earlier termination of this Lease shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and disposition of such property. The foregoing shall not be construed to limit Landlord’s other remedies in connection with Tenant’s failure to meet its removal and surrender obligations under this Lease. Upon Tenant’s request prior to the expiration or termination of the Lease Term, Landlord shall conduct an inspection of the Premises to identify for Tenant any Tenant maintenance, repair or replacement obligations to the extent they are visually identifiable by Landlord during such inspection. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity obligations, payment obligations with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises.
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22. Holding Over. If Tenant retains possession of the Premises after the expiration or earlier termination of the Lease Term, unless otherwise agreed in writing, such possession shall be subject to immediate termination by Landlord at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Base Rent for the holdover period, an amount determined as follows: The product of the last month’s Base Rent in effect prior to the expiration or termination date of the Lease Term, and a percentage multiplier of one hundred and fifty percent (150%). All other payments shall continue under the terms of this Lease. In addition, Tenant shall be liable for all damages (but not punitive damages, which Landlord hereby waives) incurred by Landlord as a result of such holding over; provided, however, that Landlord provides Tenant with written notice that Landlord is in negotiations with another prospective tenant, and Tenant fails to thereafter surrender the Premises in accordance with this Lease on, or prior to, the date identified in Landlord’s notice. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Paragraph 22 shall not be construed as consent for Tenant to retain possession of the Premises. For purposes of this Paragraph 22, “possession of the Premises” shall continue until, among other things, Tenant has delivered all keys to the Premises to Landlord, Landlord has complete and total dominion and control over the Premises, and Tenant has completely fulfilled all obligations required of it upon termination of the Lease as set forth in this Lease, including, without limitation, those concerning the condition and repair of the Premises.
23. Events of Default. Each of the following events shall be an event of default (“Event of Default”) by Tenant under this Lease:
(i) Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due, and such failure shall continue for a period of 5 business days after written notice from Landlord to Tenant that such payment was due; provided, however, that Landlord shall not be obligated to provide written notice of such failure more than 1 time in any consecutive 12-month period, and the failure of Tenant to pay any second or subsequent installment of Base Rent or any other payment required herein when due in any consecutive 12-month period shall constitute an Event of Default by Tenant under this Lease without the requirement of notice or opportunity to cure; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under applicable law.
(ii) Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “proceeding for relief”); (C) become the subject of any proceeding for relief which is not dismissed within 60 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).
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(iii) Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or shall expire or shall be reduced or materially changed, except, if the same is replaced in each case, as permitted in this Lease and no lapse in coverage occurred during such replacement process.
(iv) Tenant shall not occupy or shall vacate the Premises whether or not Tenant is in monetary or other default under this Lease. Tenant’s vacating of the Premises shall not constitute an Event of Default if, prior to vacating the Premises, Tenant has made arrangements reasonably acceptable to Landlord to (a) ensure that Tenant’s insurance for the Premises will not be voided or cancelled with respect to the Premises as a result of such vacancy, (b) ensure that the Premises are secured and not subject to vandalism, and (c) ensure that the Premises will be properly maintained after such vacation in accordance with Tenant’s obligations under this Lease. Tenant shall inspect the Premises at least once each month and report monthly in writing to Landlord on the condition of the Premises.
(v) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease.
(vi) Tenant shall fail to discharge or bond over in a manner reasonable acceptable to Landlord any lien placed upon the Premises in violation of this Lease within 30 days after any such lien or encumbrance is filed against the Premises.
(vii) Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Paragraph 23, and except as otherwise expressly provided herein, such default shall continue for more than 30 days after Landlord shall have given Tenant written notice of such default (said notice being in lieu of, and not in addition to, any notice required as a prerequisite to a forcible entry and detainer or similar action for possession of the Premises); provided that if more than 30 days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the 30 day period and thereafter diligently prosecutes it to completion.
(viii) Tenant agrees that any notice given by Landlord pursuant to this Paragraph of the Lease shall satisfy the requirements for notice under California Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding.
24. Landlord’s Remedies. Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing, Landlord may at any time thereafter at its election: terminate this Lease or Tenant’s right of possession, (but Tenant shall remain liable as hereinafter provided) and/or pursue any other remedies at law or in equity. Upon the termination of this Lease or termination of Tenant’s right of possession, it shall be lawful for Landlord, without formal demand or notice of any kind, to re-enter the Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to remove Tenant and all persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep in place and use, or remove and store, all of the furniture, fixtures and equipment at the Premises.
Except as otherwise provided in the next paragraph, if Tenant breaches this Lease and abandoned the Premises prior to the end of the term hereof, or if Tenant’s right to possession is terminated by Landlord because of an Event of Default by Tenant under this Lease, this Lease shall terminate. Upon such termination, Landlord may recover from Tenant the following, as provided in Section 1951.2 of the Civil Code of California: (i) the worth at the time of award of the unpaid Base Rent and other charges under this Lease that had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the reasonable value of the unpaid Base Rent and other charges under this Lease which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonable avoided; (iii) the worth at the time of award by which the reasonable value of the unpaid Base Rent and other charges under this Lease for the balance of the term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; and (iv) 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 that in the ordinary course of things would be likely to result therefrom. As used herein, the following terms are defined: (a) The “worth at the time of award” of the amounts referred to in Paragraphs (i) and (ii) is computed by allowing interest at the lesser of 10 percent per annum or the maximum lawful rate. The “worth at the time of award” of the amount referred to in Paragraph (iii) is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent; (b) The “time of award” as used in clauses (i), (ii), and (iii) above is the date on which judgment is entered by a court of competent jurisdiction; (c) The “reasonable value” of the amount referred to in clause (ii) above is computed by determining the mathematical product of (1) the “reasonable annual rental value” (as defined herein) and (2) the number of years, including fractional parts thereof, between the date of termination and the time of award. The “reasonable value” of the amount referred to in clause (iii) is computed by determining the mathematical product of (1) the annual Base Rent and other charges under this Lease and (2) the number of years including fractional parts thereof remaining in the balance of the term of this Lease after the time of award. Tenant acknowledges and agrees that the term “detriment proximately caused by Tenant’s failure to perform its obligations under this Lease” includes, without limitation, the value of any abated or free rent given to Tenant.
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Even though Tenant has breached this Lease and abandoned the Premises, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord may enforce all its rights and remedies under this Lease, including the right to recover rent as it becomes due. This remedy is intended to be the remedy described in California Civil Code Section 1951.4, and the following provision from such Civil Code Paragraph is hereby repeated: “The Lessor has the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has right to sublet or assign subject only to reasonable limitations).” Any such payments due Landlord shall be made upon demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due from time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter elect in writing to terminate this Lease for such previous breach.
Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law, it being understood that such surrender and/or termination can be effected only by the written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Landlord shall not be liable, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting.
25. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary provided that Landlord commences such cure within the 30-day period and diligently prosecutes it to completion). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease or offset any Rent due under this Lease for breach of Landlord’s obligations hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease shall be limited solely to its interest in the Premises and all income derived therefrom following notice from Tenant of any claims of Landlord default, and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord. Notwithstanding the negligence (including, without limitation, gross negligence) or breach of this Lease by Landlord or its agents, neither Landlord nor its agents shall be liable under any circumstances (pursuant to any legal or equitable remedy) for: (i) injury or damage to the person or goods, wares, merchandise or other property of Tenant, Tenant’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises, or from other sources or places, (ii) injury to Tenant’s business or for any loss of income or profit therefrom, or (iii) consequential or punitive damages. Instead, it is intended that Tenant’s sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies) that Tenant is required to maintain pursuant to the provisions of this Paragraph.
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26. Landlord Lien Waiver. Landlord hereby irrevocably waives any right, title or interest in or to Tenant’s furniture, fixtures, equipment and inventory (collectively, “Personal Property”) and Trade Fixtures that the Tenant may now or hereafter have at the Premises (and/or use in connection with Tenant’s business operations at the Premises) and agrees that the Personal Property and the Trade Fixtures are, and shall remain personal property, notwithstanding the manner in which it is installed or affixed to the Premises. Provided there is no ongoing Event of Default, at least twenty (20) business days prior written notice from Tenant, Landlord hereby agrees to deliver Landlord’s commercially reasonable form of consent and waiver of lien rights with respect to Tenant’s Personal Property and Trade Fixtures to Tenant’s lenders and to Tenant’s lessors of Personal Property and/or Trade Fixtures.
27. Subordination. This Lease and Tenant’s interest and rights hereunder are and shall be subject and subordinate at all times to the lien of any first mortgage, now existing or hereafter created on or against the Premises or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof (collectively, “Security Instruments” and each a “Security Instrument”) without the necessity of any further instrument or act on the part of Tenant. Notwithstanding anything to the contrary contained in this Paragraph, Tenant’s obligation to subordinate this Lease to any Security Instrument entered into after the date of this Lease shall be subject to Tenant’s receiving assurance in a commercially reasonable form (a “Non-Disturbance Agreement”) from the mortgagee or beneficiary that Tenant’s possession and this Lease shall not be disturbed as long as (i) no default by Tenant (beyond applicable notice and cure periods) has occurred and is continuing and (ii) Tenant attorns to the holder of such Security Instrument as provided above. Tenant agrees, at the election of the holder of any such mortgage, to attorn to any such holder of a Security Instrument. Subject to the requirements of this Paragraph, Tenant agrees upon demand to execute, acknowledge and deliver such commercially reasonable instruments, confirming such subordination and such instruments of attornment as shall be requested by any such holder. The term “mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “holder” of a mortgage shall be deemed to include the beneficiary under a deed of trust.
28. Mechanic’s Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within 30 days of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such 30 day period.
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29. Estoppel Certificates. Each party agrees, from time to time, within 10 business days after request of the requesting party, to execute and deliver to the requesting party, or the requesting party’s designee, any estoppel certificate requested by the other, stating, if true, that this Lease is in full force and effect, the date to which rent has been paid, that the requesting party is not in default hereunder (or specifying in detail the nature of the requesting party’s default), the expiration date of this Lease and such other matters pertaining to this Lease as may be reasonably requested by the requesting party. Each party’s obligation to furnish each estoppel certificate in a timely fashion is a material inducement for each party’s execution of this Lease. No cure or grace period provided in this Lease shall apply to either party’s obligations to timely deliver an estoppel certificate.
30. Environmental Requirements. Except for Hazardous Material contained in products used by Tenant in de minimis quantities that are in compliance with Environmental Requirements for ordinary cleaning and office purposes, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or transport, store, use, generate, manufacture or release any Hazardous Material in or about the Premises without Landlord’s prior written consent, not to be unreasonably withheld. Prior to the Commencement Date, Tenant shall provide Landlord with a list of any Hazardous Material (such as chemicals, solvents or heavy metals) that Tenant plans to use in the lab area or the garage area of the Premises for Landlord’s review and approval, not to be unreasonably withheld. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and shall remediate in a manner satisfactory to Landlord any Hazardous Materials released on or from the Project by Tenant, its agents, employees, contractors, subtenants or invitees. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture or release of Hazardous Materials on the Premises. The term “Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. The term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom. No cure or grace period provided in this Lease shall apply to Tenant’s obligations to comply with the terms and conditions of this Paragraph 30.
Notwithstanding anything to the contrary in this Paragraph 30, Tenant shall have no liability of any kind to Landlord as to Hazardous Materials on the Premises (i) caused or permitted by Landlord, its agents, employees, contractors or invitees; (ii) in existence prior to the Commencement Date; or (iii) that migrate onto or under the Premises by no fault of Tenant, its agents, employees, contractors or invitees.
Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without limitation, diminution in value of the Premises or the Project and loss of rental income from the Project), claims, demands, actions, suits, damages, expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup expenses), and costs (including, without limitation, reasonable attorneys’ fees, consultant fees or expert fees and including, without limitation, removal or management of any asbestos brought into the property or disturbed in breach of the requirements of this Paragraph 30, regardless of whether such removal or management is required by the Environmental Requirements) which are brought or recoverable against, or suffered or incurred by Landlord as a result of any release of Hazardous Materials for any breach of the requirements under this Paragraph 30 by Tenant, its agents, employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance. The obligations of Tenant under this Paragraph 30 shall survive any termination of this Lease.
Subject to the requirements of Paragraph 19 above, Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenant’s compliance with Environmental Requirements, its obligations under this Paragraph 30, or the environmental condition of the Premises; provided, any such inspections and tests shall be done at a time and in a manner so as minimize interference with Tenant’s operations at the Premises. Such inspections and tests shall be conducted at Landlord’s expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case Tenant shall reimburse Landlord for the reasonable cost of such inspection and tests. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. If a condition involving the presence of, or a contamination by, a Hazardous Material at the Premises that requires remediation (a “Hazardous Material Condition”) occurs or is discovered during the Lease Term and is not Tenant’s responsibility under this Lease or the Legal Requirements (in which Tenant’s-responsibility case Tenant shall make the investigation and remediation thereof required by this Lease and/or the Legal Requirements and this Lease shall continue in full force and effect, but subject to Landlord’s rights under Section 6(B)(4) and Section 9), and if Landlord elects to remediate such condition and the estimated cost therefor exceeds 12 times the then monthly Base Rent or $100,000, whichever is less, Landlord may, at Landlord’s sole discretion, give written notice to Tenant of Landlord’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Landlord elects to give a termination notice, Tenant may, within 10 days thereafter, give written notice to Landlord of Tenant’s commitment to pay the amount by which the cost of the remediation of such Hazardous Material Condition exceeds an amount equal to 12 times the then monthly Base Rent or $100,000, whichever is less. Tenant shall provide Landlord with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and Landlord shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Tenant does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate as of the date specified in Landlord’s notice of termination.
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31. Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof, comply with the current rules and regulations attached hereto as Exhibit C and any reasonable amendments, modifications or additions thereto that do not circumvent the express terms of this Lease as may hereafter be promulgated by Landlord at any time or from time to time established covering use of the Premises. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project.
32. Security Service. Tenant acknowledges and agrees that Landlord is not providing any security services with respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises.
33. Force Majeure. Landlord shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord (“Force Majeure”).
34. Entire Agreement. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both parties hereto.
35. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.
36. Brokers. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, other than the broker, if any, set forth on the first page of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. Landlord represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, other than the broker, if any, set forth on the first page of this Lease, and Landlord agrees to indemnify and hold Tenant harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Landlord with regard to this leasing transaction.
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37. Miscellaneous.
(a) Any payments or charges due from Tenant to Landlord hereunder shall be considered rent for all purposes of this Lease.
(b) If and when included within the term “Tenant,” as used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant.
(c) All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable national overnight courier service, postage prepaid, or by hand delivery addressed to Landlord at c/o The Pillar Group, 201 San Antonio Circle, Suite 130, Mountain View, California 94040, Attn: Mitch Kalcic. Upon receipt of Landlord’s Notice, the lender shall thereupon have the right but not the obligation to cure such default within any applicable cure period, running concurrently, that Tenant has, if any. Either party may by notice given aforesaid change its address for all subsequent notices or add an additional party to be copied on all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery (or refusal thereof).
(d) Except as otherwise expressly provided in this Lease or as otherwise required by law, wherever in this Lease the consent of a Landlord or Tenant is required to an act by or for the other party, such consent shall not be unreasonably withheld.
(e) At Landlord’s request from time to time (but not more than 1 time during any 12-month period), and subject to a customary non-disclosure agreement, Tenant shall furnish Landlord with true and complete copies of Tenant’s most recent annual and quarterly financial statements prepared by Tenant or Tenant’s accountants.
(f) Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease.
(g) The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto.
(h) The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties.
(i) Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.
(j) Any amount not paid by Tenant within 5 business days after its due date in accordance with the terms of this Lease shall bear interest from such due date until paid in full at the lesser of the highest rate permitted by applicable law or 10 percent per year. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.
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(k) Construction and interpretation of this Lease shall be governed by the laws of the state in which the Premises is located, excluding any principles of conflicts of laws.
(l) Time is of the essence as to the performance of Tenant’s and Landlord’s obligations under this Lease.
(m) All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.
(n) In the event either party hereto initiates litigation to enforce the terms and provisions of this Lease, the non-prevailing party in such action shall reimburse the prevailing party for its reasonable attorney’s fees, filing fees, and court costs.
(o) Tenant agrees and understands that Landlord shall have the right (provided that the exercise of Landlord’s rights does not adversely affect Tenant’s use and occupancy of the Premises or subject Tenant to additional costs), without Tenant’s consent, to place a solar electric generating system on the roof of the Building or enter into a lease for the roof of the Building whereby such roof tenant shall have the right to install a solar electric generating system on the roof of the Building. Upon receipt of written request from Landlord, Tenant, at Tenant’s sole cost and expense, shall deliver to Landlord data regarding the electricity consumed in the operation of the Premises (the “Energy Data”) for purposes of regulatory compliance, manual and automated benchmarking, energy management, building environmental performance labeling and other related purposes, including but not limited, to the Environmental Protection Agency’s Energy Star rating system and other energy benchmarking systems. Landlord shall use commercially reasonable efforts to utilize automated data transmittal services offered by utility companies to access the Energy Data. Landlord shall not publicly disclose Energy Data without Tenant’s prior written consent. Landlord may, however, disclose Energy Data that has been modified, combined or aggregated in a manner such that the resulting data is not exclusively attributable to Tenant. Landlord shall furnish to Tenant all disclosures and other documentation and information for the Premises required under Section 25402.10 of the California Public Resources Code and its implementing regulations prior to the date of execution of the Lease. Notwithstanding anything herein to the contrary, Tenant acknowledges and accepts that a violation by Landlord of this paragraph shall not give Tenant the right to rescind or terminate this Lease in any manner whatsoever.
(p) This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Lease. Execution copies of this Lease may be delivered by facsimile or email, and the parties hereto agree to accept and be bound by facsimile signatures or scanned signatures transmitted via email hereto, which signatures shall be considered as original signatures with the transmitted Lease having the same binding effect as an original signature on an original Lease. At the request of either party, any facsimile document or scanned document transmitted via email is to be re-executed in original form by the party who executed the original facsimile document or scanned document. Neither party may raise the use of a facsimile machine or scanned document or the fact that any signature was transmitted through the use of a facsimile machine or email as a defense to the enforcement of this Lease.
(q) If Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”) Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant this Paragraph of the Lease, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. In such case, Tenant’s Representative shall (a) remain subject to all of the terms and requirements of this Paragraph; (b) shall have deposited with Landlord as security for the timely payment of rent an amount equal to the larger of: (1) three (3) months’ Rent and other monetary charges accruing under this Lease; and (2) any sum specified in Paragraph 1 (Basic Lease Provisions) of this Lease; and (c) shall have provided Landlord with adequate other assurance of the future performance of the obligations of Tenant under this Lease. In the event that an attorney is employed or expenses are incurred to pursue, protect, enforce or litigate the obligations hereunder, whether by suit, action or other proceeding, Tenant’s Representative promises to pay all such expenses and reasonable attorneys’ fees, including, without limitation, reasonable attorneys’ fees incurred in or with respect to any bankruptcy proceeding.
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38. Limitation of Liability of Trustees, Shareholders, and Officers of Landlord. Any obligation or liability whatsoever of Landlord which may arise at any time under this Lease or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction, or undertaking contemplated hereby shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property of, its trustees, directors, shareholders, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise, except to the extent of a willful unlawful distribution of Landlord’s income to such parties.
39. Accessibility; Americans with Disabilities Act.
(i) CASp Statement. Landlord makes the following statement based on Landlord’s actual knowledge in order to comply with California Civil Code Section 1938: The Building and Premises have not undergone an inspection by a Certified Access Specialist (CASp).
(ii) No Representation or Warranty. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Tenant’s specific use of the Premises, Landlord makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Tenant’s use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Tenant agrees to make any such necessary modifications and/or additions at Tenant’s expense.
(iii) California Law Disclosure. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.
(iv) Acknowledgement. Landlord and Tenant hereby mutually agree that in the event a CASp inspection is requested by Tenant, the fee for the CASp inspection shall be paid by Tenant and the cost of making any repairs necessary to correct violations of construction-related accessibility standards noted in the CASp inspection shall be paid by Landlord or Tenant pursuant to the terms of this Lease.
40. WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
41. ASBESTOS DISCLOSURE. LANDLORD HEREBY DISCLOSES TO TENANT THAT, BASED ON THE AGE OF THE BUILDING, LANDLORD HAS REASONABLE CAUSE TO BELIEVE THAT ASBESTOS-CONTAINING MATERIALS MAY BE PRESENT IN THE BUILDING AND THE PREMISES. TENANT ACKNOWLEDGES THAT LANDLORD HAS SATISFIED ITS OBLIGATION TO NOTIFY TENANT OF THE PRESENCE OF ASBESTOS-CONTAINING MATERIALS IN THE BUILDING PURSUANT TO CALIFORNIA HEALTH & SAFETY CODE SECTION 25359.7, AND TENANT SHALL NOT DISTURB ANY MATERIALS THAT MAY CONTAIN ASBESTOS.
42. Arbitration. Except as otherwise expressly provided herein, in the event of any dispute or disagreement between the parties as to the validity, construction, enforceability or performance of this Lease which cannot be resolved by the mutual agreement of the parties, and mindful of the high cost of litigation, not only in dollars but time and energy as well, the parties intend to and do hereby establish a quick, final and binding out-of-court dispute resolution procedure to be followed in the unlikely event any controversy should arise out of or concerning the performance of this Lease. Accordingly, the parties do hereby covenant and agree as follows:
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(i) Any controversy, dispute, or claim of whatever nature arising out of, in connection with, or in relation to the interpretation, performance or breach of this Lease, including any claim based on contract, tort, or statute, shall be determined, at the request of any party to this Lease by binding arbitration before a retired judge of the applicable court of jurisdiction affiliated with Judicial Arbitration & Mediation Services, Inc. (“J.A.M.S.”) conducted at a location determined by an arbitrator in the County of Santa Clara, State of California administered by and in accordance with the then existing Rules of Practice and Procedure of Judicial Arbitration & Mediation Services (J.A.M.S.), and judgment upon any award rendered by the arbitrator(s) may be entered by any state or federal Court having jurisdiction thereof.
(ii) The provisions of California Code of Civil Procedures Section 1283.05 or its successor section(s) are incorporated in and made a part of this Lease. Depositions may be taken and discovery may be obtained in any arbitration under this Lease in accordance with such section(s).
(iii) The arbitrator shall determine which is the prevailing party and may include in the award that party’s costs and reasonable attorneys’ fees.
(iv) As soon as practicable after selection of the arbitrator, the arbitrator or such arbitrator’s designated representative shall determine a reasonable estimate of anticipated fees and costs of the arbitrator, and render a statement to each party setting forth that party’s pro rata share of such fees and costs. Thereafter each party shall, within ten (10) days of receipt of such statement, deposit such sum with the arbitrator. Failure of any party to make such a deposit shall not otherwise serve to abate, stay or suspend the arbitration proceedings.
(v) Any party shall have the right to apply for and obtain a temporary restraining order or other temporary or permanent injunctive or equitable relief from a court of competent jurisdiction to enforce the provisions hereof or to otherwise protect its rights under this Section.
(vi) Notwithstanding the foregoing, the following claims, disputes or disagreements under this Lease are expressly excluded from the arbitration procedures set forth herein: (a) disputes for which a different resolution determination is specifically set forth in this Lease; (b) all claims by either party which (1) seek anything other than enforcement or determination of rights under this Lease or (2) are primarily founded upon matters of fraud, willful misconduct, bad faith or any other allegations of tortious action, and seek the award of punitive or exemplary damages; (c) claims relating to (1) Landlord’s exercise of any unlawful detainer rights pursuant to applicable Legal Requirements or (2) rights or remedies used by Landlord to gain possession of the Premises or terminate Tenant’s right of possession to the Premises, all of which disputes shall be resolved by suit filed in the applicable court of jurisdiction, the decision of which court shall be subject to appeal pursuant to applicable Legal Requirements; and (d) any claim or dispute that is within the jurisdiction of Small Claims Court.
(vii) The provisions of this Paragraph shall not limit, require the postponement of, or in any other way preclude the exercise of any right or remedies otherwise enjoyed by any party to this Lease under the provisions hereof.
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IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written.
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ADDENDUM 1
BASE RENT ADJUSTMENTS
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
Base Rent shall equal the following amounts for the respective periods following the Commencement Date set forth below:
Period | Monthly Base Rent | ||
[*****] | [*****] | [*****] | [*****] |
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ADDENDUM 2
RENEWAL OPTION
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
Subject to the absence of any Tenant default under this Lease at the time of the “Extension Notice” (as hereinafter defined) is received by Landlord and thereafter until the Option Term Commencement Date, the original Tenant (and its Permitted Transferees) shall have the option to extend the initial Lease Term (the “Original Term”) for one (1) additional term (the “Option Term”) of three (3) years following the expiration of the Original Term. Tenant shall exercise its right to extend the Term by the Option Term, if at all, by delivering written notice (the “Extension Notice”) to Landlord of Tenant’s election to so extend the Term, no later than one hundred eighty (180) days before the expiration of the Original Term. Tenant’s use and occupancy of the Premises during the Option Term shall be subject to all of the terms and conditions of the Lease, except that (i) the Base Rent payable by Tenant shall be adjusted as of the commencement date of the Option Term to equal ninety-five percent (95%) of the fair market rental value (the “FMV”) of the Premises,, (ii) Tenant’s Base Rent shall be increased by three percent (3%) on each one (1) year anniversary of the commencement date of the Option Term and such increased Base Rent shall constitute the Base Rent until the next annual adjustment date, and (iii) Landlord shall have no obligation to improve or otherwise modify the Premises (or provide any allowance with respect thereto) during the Option Term.
Within thirty (30) days following the date Landlord receives Tenant’s Extension Notice, Landlord shall deliver written notice (the “Landlord’s Option Base Rent Notice”) to Tenant of Landlord’s proposed FMV for the Premises upon commencement of the Option Term. Tenant shall accept or reject the FMV stated in the Landlord’s Option Base Rent Notice by written notice to Landlord, and Tenant shall be deemed to have approved Landlord’s proposed FMV if Tenant fails to deliver written notice of rejection to Landlord within fifteen (15) business days of Landlord’s delivery of the Landlord’s Option Base Rent Notice. If Tenant timely rejects the FMV stated in Landlord’s Option Base Rent Notice, then Landlord and Tenant shall within ten (10) business days following such rejection meet in an effort to agree upon the FMV. If Landlord and Tenant are unable to agree upon the FMV, within ten (10) business days following the expiration of the preceding ten (10) business day period, then Landlord and Tenant shall each appoint a broker (each an “Appraising Broker”) to appraise the FMV of the Premises during the Option Term, and shall concurrently with such appointment notify the other party, in writing, of the Appraising Broker so appointed. Each Appraising Broker shall complete its appraisal of the FMV, within twenty (20) business days following the expiration of the ten (10) business day period within which their appointment was to occur, and shall deliver a copy of its final appraisal to both Landlord and Tenant. If the two (2) Appraising Brokers’ appraisals differ by five percent (5%) or less, then the FMV for the Premises upon commencement of the Option Term shall be the average of the two (2) appraisals. If the two (2) Appraising Brokers’ appraisals differ by more than five percent (5%), then the two (2) Appraising Brokers shall within ten (10) business days jointly appoint a third (3rd) Appraising Broker (who shall not be provided with a copy of the prior appraisals or otherwise informed of the results thereof), and the FMV of the Premises upon commencement of the Option Term and annual increase in Base Rent shall be the average of the third (3rd) appraisal and the other of the two (2) appraisals which is closest in value to the third (3rd) appraisal. The third (3rd) Appraising Broker shall complete its appraisal within twenty (20) business days following its appointment. If (i) either Landlord or Tenant fails to appoint an Appraising Broker (and notify the other of such appointment) within the required time or (ii) either of the Appraising Brokers selected fails to complete its appraisal within the required time, then the determination of the Appraising Broker who is timely appointed or who timely completes its appraisal, as applicable, shall be conclusive upon both Landlord and Tenant. If the process described above does not result in a determination of the FMV for the Premises during the Option Term, then such FMV shall be determined by binding arbitration before the American Arbitration Association in Santa Clara County in accordance with the then current rules of said association. Landlord and Tenant shall each bear the costs and expenses for its own Appraising Broker, but the costs of the third (3rd) Appraising Broker and any arbitration proceedings shall be split equally between them.
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Any Appraising Broker appointed pursuant to this Paragraph 1.3 must be a licensed commercial real estate broker (who is a member of AIR) with at least five (5) years’ experience in the City of Palo Alto (and the submarket in which the Premises is located), for projects comparable to the Premises.
The FMV of the Premises for the Option Term shall be determined by reference to the base rent that similar, willing non-equity tenants would pay and Landlord and comparable Landlords would accept, in an arm’s length three (3) year net lease renewal of comparable space located in the City of Palo Alto (and including the submarket in which the Premises is located), for the comparable square footage, with comparable office area and consistent building and project features. FMV shall be determined by reference to the stated base rent amount payable in such comparable transactions taking into consideration the following concessions: (a) rental abatement concessions, if any, being granted such tenants in connection with such comparable space, and (b) tenant improvement allowances for such comparable space.
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ADDENDUM 3
LANDLORD CONSTRUCTION
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
1. Construction Addendum. This Landlord Construction Addendum (this “Addendum”) shall set forth the terms and conditions relating to Landlord’s construction of the “Initial Improvements” (as defined below) in the Premises. This Addendum is essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the actual construction of the Premises. All references in this Addendum to Articles or Paragraphs of “this Lease” shall mean the relevant portion of the Lease Agreement (including all addenda and exhibits thereto, the “Lease”) to which this Addendum is attached as Addendum 3 and of which this Addendum forms a part, and all references in this Addendum to Sections of “this Addendum” shall mean the relevant portion of Section 1 through Section 6 of this Addendum.
2. Initial Improvements. Tenant has requested that Landlord, at Tenant’s cost, handle the design, permitting and construction of improvements which are permanently affixed to the Premises (collectively, the “Initial Improvements”), to be designed, engineered and constructed in accordance with this Addendum, including, without limitation, the improvements described on that certain BCCI Proposal 2018-0096 dated February 26, 2018 from BCC Construction Company attached to this Lease as Exhibit F (the “Preliminary Construction Proposal”), which Preliminary Construction Proposal and its contents are subject to change in accordance with the approval process set forth in this Addendum.
2.1 Tenant Improvement Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the “Tenant Improvement Allowance”) in the amount of [*****] for the costs relating to the initial design, permitting and construction of the Initial Improvements in accordance with the Approved Construction Plans (as defined below) and all Legal Requirements, including, without limitation, the American with Disabilities Act pertaining to the Initial Improvements (but not to the specific use or occupancy of Tenant). The parties acknowledge that the Initial Improvements in the entire Premises shall be constructed at the same time pursuant to the terms of this Addendum and that no portion of the Tenant Improvement Allowance shall be available for use by Tenant following the completion of the Initial Improvements in the entire Premises. Under no circumstances shall Landlord be obligated to make disbursements for the Initial Improvements (pursuant to this Addendum or otherwise) in a total amount which exceeds the Tenant Improvement Allowance, and Tenant shall be obligated to pay the entire cost of the design, permitting, construction and other costs of the Initial Improvements to the extent the same exceeds the Tenant Improvement Allowance (the “Excess Costs”). Except as otherwise set forth in this Addendum, the Tenant Improvement Allowance shall be disbursed by Landlord for costs related to the construction of the Initial Improvements and for the design, permitting, construction and construction fees for the Initial Improvements (collectively, the “Tenant Improvement Allowance Items”). Landlord shall disburse the Tenant Improvement Allowance, and Tenant shall pay the Excess Cost for the Tenant Improvement Allowance Items, in proportion to the ratio that their respective contribution bears to the total cost of the Tenant Improvement Allowance Items, in each case as and when due to the Architect/Space Planner, Engineers and Contractor. Tenant shall have at least ten (10) days to make a payment of Excess Costs due under this Section 2.1; provided, however, that Tenant may instead elect to modify the scope of the Initial Improvements to minimize or eliminate any Excess Costs prior to commencement of construction. Based on the Preliminary Construction Proposal, the total cost for construction of the Initial Improvements is estimated to be [*****], which means that Excess Costs payable by Tenant would equal [*****]. Notwithstanding the foregoing, if the final construction costs of the Initial Improvements are less than [*****], Landlord and Tenant agree that Tenant Improvement Allowance shall be reduced by [*****]. For illustration purposes of how this reduction in the Tenant Improvement Allowance occurs at different total costs of construction, please see the chart attached to this Lease as Exhibit G (the “Landlord-Tenant Contribution Analysis”).
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2.2 Architect/Space Planner/Construction Documents. Landlord and Tenant have mutually agreed upon, and Landlord has retained, as the architect and space planner for the Initial Improvements INDE Architecture (the “Architect/Space Planner”) to prepare the Construction Documents. Landlord shall retain engineering consultants (the “Engineers”) to prepare all engineering working drawings and specifications relating to the structural, mechanical, electrical, plumbing, HVAC, life safety, and sprinkler work of the Initial Improvements. Tenant shall review and respond to submissions under this Addendum within five (5) business days following receipt. The working drawings, specification and contract documents to be prepared by Architect/Space Planner and the Engineers hereunder shall be known collectively as the “Construction Documents.” All Construction Documents shall comply with the drawing format and specifications as determined by Landlord, and shall be subject to Landlord’s approval. Landlord’s review of the Construction Documents as set forth in this Section 2.2, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, compliance with Legal Requirements or other like matters. Accordingly, notwithstanding that any Construction Documents are reviewed by Landlord or its Architect/Space Planner, engineers and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction Documents.
2.3 Final Space Plan. A preliminary space plan of the Premises is attached to this Lease as Exhibit B. As soon as reasonably possible following the execution and delivery of the Lease, Landlord shall cause the Architect/Space Planner to prepare, based on the final space plan for Initial Improvements in the Premises (collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and equipment to be contained therein, and shall deliver the Final Space Plan to Tenant for Tenant’s approval. Tenant shall approve or disapprove the Final Space Plan within five (5) business days after Tenant’s receipt of the Final Space Plan.
2.4 Final Construction Documents. After approval of the Final Space Plan, the Architect/Space Planner and the Engineers shall complete the architectural and engineering drawings and specifications for the Premises, and the final architectural working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Construction Documents”) and shall submit the same to Tenant for Tenant’s approval, which approval or disapproval shall be given within five (5) business days after Tenant’s receipt of the Final Construction Documents.
2.5 Permits. The Final Construction Documents shall be subject to Tenant’s approval (as approved, the “Approved Construction Documents”) prior to the commencement of the construction of the Initial Improvements. After Tenant’s approval, Landlord shall promptly cause the Architect/Space Planner to submit the Approved Construction Documents to the appropriate municipal authorities for all applicable building permits necessary to allow “Contractor,” as that term is defined in Section 4.2, below, to commence and fully complete the construction of the Initial Improvements (the “Permits”). No changes, modifications or alterations in the Approved Construction Documents may be made without the prior written consent of Landlord, which approval shall not be unreasonably withheld. If Tenant requests any change order, Landlord shall advise Tenant promptly of any cost increases and/or delays such Landlord approved change(s) will cause in the construction of the Initial Improvements. Tenant shall approve or disapprove any or all such change orders within two (2) business days of notice from Landlord of such cost increases and/or delays.
2.6 Time Deadlines. Tenant shall use its best, good faith, efforts and all due diligence to cooperate with the Architect/Space Planner, the Engineers, and Landlord to complete all phases of the Construction Documents and the permitting process and to receive the permits, and with Contractor for approval of the “Cost Proposal,” as that term is defined in Section 2.7 of this Addendum, as soon as possible after the execution of the Lease, and, in that regard, shall meet with Landlord on a scheduled basis to be reasonably determined by Landlord, to discuss Tenant’s progress in connection with the same. The initial “Milestone Schedule” from the Contractor for the construction of the Initial Improvements is attached to this Lease as Exhibit H; (the “Preliminary Construction Schedule”) provided, however, that such schedule is preliminary and remains subject to change. The applicable dates for approval of items, plans and drawings as described in this Addendum are hereinafter referred to as the “Time Deadlines.” Tenant agrees to comply with the Time Deadlines.
2.7 Contractor. Landlord and Tenant have mutually agreed upon, and Landlord has retained, BCCI Construction (“Contractor”) as contractor to construct the Initial Improvements in accordance with the Approved Construction Plans. Contractor has provided the Preliminary Construction Proposal with the initial estimate of the cost break down for construction. After the Approved Construction Documents are signed by Landlord and Tenant, Landlord shall provide Tenant with the “Cost Proposal” from the Contractor, which shall consist of the Contractor’s break down of the cost of all Tenant Improvement Allowance Items to be incurred by Tenant and Landlord in connection with the design and construction of the Initial Improvements. Tenant shall either provide reasonable objections to or approve the Cost Proposal and shall deliver the Cost Proposal to Landlord within two (2) business days of receipt of the same. If Tenant has reasonable objections to the Cost Proposal, Landlord and Tenant shall each work diligently and in good faith to resolve such objections in an expeditious manner as soon as reasonably possible. Upon Tenant’s approval of the Cost Proposal, Landlord shall be released by Tenant to cause Contractor to purchase the items set forth in the Cost Proposal and commence the construction relating to such items. The date by which Tenant must approve and deliver the Cost Proposal to Landlord shall be known hereafter as the “Cost Proposal Delivery Date.” Landlord shall independently retain Contractor, on behalf of Tenant, to construct the Initial Improvements in accordance with the Approved Construction Documents and the Cost Proposal and Landlord shall supervise the construction by Contractor, and Tenant shall pay, in consideration of Landlord’s agreement to enter into the contract for construction of the Initial Improvements with Contractor, supervise and administer the Initial Improvements and cause the same to be constructed in accordance herewith, a construction supervision and management fee (the “Landlord’s Supervision Fee”) to Landlord in the amount equal to the product of (i) three percent (3%) and (ii) an amount equal to the Tenant Improvement Allowance.
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2.8 Contractor’s Warranties and Guaranties. Landlord and Tenant shall cooperate with one another in enforcing all warranties and guaranties by Contractor relating to the Initial Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Initial Improvements.
2.9 Tenant’s Covenants. To the extent that Tenant directly instructs or causes the Architect/Space Planner or Contractor to perform any work on the Premises or in the Building, Tenant hereby indemnifies Landlord for any loss, claims, damages or delays arising therefrom.
2.10 Notice of Completion. Following completion of construction of the Initial Improvements, Landlord shall cause Contractor and Architect/Space Planner to cause a Notice of Completion to be recorded in the office of the Recorder of the County of Los Angeles in accordance with Section 3093 of the Civil Code of the State of California or any successor statute.
2.11 Copy of Updated Approved Construction Documents Plans. Landlord shall cause the Architect/Space Planner (i) to update the Approved Construction Documents through annotated changes, as necessary, to reflect all changes made to the Approved Construction Documents during the course of construction, and (ii) to deliver to Landlord one (1) set of reproducibles, one (1) set of blueprints and a CAD disk of such updated Approved Construction Documents before the final payment of the Architect/Space Planner. Landlord shall provide Tenant with a copy of the final CAD drawings of the Premises at no cost to Tenant (except for the Landlord Supervision Fee hereunder).
3. Completion of the Initial Improvements; Lease Commencement. The Premises shall be deemed ready for occupancy upon the Substantial Completion of the Premises and receipt of a certificate of occupancy (or City of Palo Alto approval for occupancy of the Premises prior to the issuance of a certificate of occupancy) for the Premises. For purposes of this Lease, “Substantial Completion” of the Premises shall occur upon the completion of construction of the Initial Improvements in the Premises pursuant to the Approved Construction Documents, with the exception of (i) any punch list items, (ii) any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of Contractor and (iii) Initial Improvements exterior to the Building such as fencing and parking lot improvements, which exterior improvements may be completed after the Commencement Date so long as the same does not delay approvals for Tenant’s occupancy of the Premises. Landlord shall use commercially reasonable efforts to notify Tenant in writing thirty (30) days before the estimated dated of Substantial Completion, which notice shall include the anticipated start date for the Tenant’s Early Occupancy Period. Landlord shall notify Tenant in writing of the actual date of Substantial Completion of the Premises. The failure of Tenant to take possession of or to occupy the Premises upon Substantial Completion shall not serve to relieve Tenant of obligations arising on the Commencement Date or delay the payment of rent by Tenant. The Commencement Date shall be confirmed by a Commencement Date Certificate, in the form attached to the Lease as Exhibit D, executed by Landlord and Tenant.
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3.1 Delay of the Substantial Completion of the Premises. Except as provided in this Section 3.1, the Commencement Date shall occur as set forth in the Lease and Section 3, above. If there shall be delay or there are delays in the Substantial Completion of the Premises or in the occurrence of any of the other conditions precedent to the Commencement Date, as set forth in the Lease, as a direct, indirect, partial, or total result of the following (collectively, “Tenant Delays”):
3.1.1 Tenant’s failure to comply with the Time Deadlines;
3.1.2 Tenant’s failure to approve any matter requiring Tenant’s approval within the time periods set forth herein;
3.1.3 A breach by Tenant of the terms of this Addendum or the Lease;
3.1.4 Tenant’s request for changes in the Approved Construction Documents;
3.1.5 Tenant’s interference with construction work during the Early Occupancy Period;
3.1.6 Tenant’s requirement for materials, components, finishes or improvements which are not available in a commercially reasonable time given the anticipated date of Substantial Completion of the Premises, as set forth in the Lease, and Tenant elects to use the same after being informed by Landlord that the selection may result in a Tenant Delay;
Then, notwithstanding anything to the contrary set forth in the Lease or this Addendum and regardless of the actual date of the Substantial Completion of the Premises, the Substantial Completion of the Premises shall be deemed to be the date the Substantial Completion of the Premises would have occurred if no Tenant Delay or Tenant Delays, as set forth above, had occurred. Notwithstanding the foregoing, no Tenant Delay shall be deemed to have occurred unless and until Landlord has provided written notice to Tenant specifying the action or inaction that Landlord contends constitutes a Tenant Delay. If such action or inaction is not cured within three (3) business days after receipt of such notice, then a Tenant Delay, as set forth in such notice, shall be deemed to have occurred commencing as of the date such notice is received and continuing for the number of days completion of the Initial Improvements was in fact delayed as a direct result of such action or inaction.
4. Miscellaneous.
4.1 Tenant’s Representative. Tenant has designated Suzanne Liu as its sole representative with respect to the matters set forth in this Addendum, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this Addendum.
4.2 Landlord’s Representative. Landlord has designated Newport Venture Capital (Rich Harris and Martin Weihrauch) as its sole representatives with respect to the matters set forth in this Addendum, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Addendum.
4.3 Time of the Essence. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no written notice of approval is given or the item is not delivered within the stated time period, at Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding time period shall commence.
4.4 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this Lease, if an event of default under the Lease, or a default by Tenant under this Addendum, has occurred at any time on or before the Substantial Completion of the Premises beyond all applicable notice and cure periods, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, as hereby amended, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Premises (in which case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 5 of this Addendum), and (ii) all other obligations of Landlord under the terms of this Addendum shall be forgiven until such time as such default is cured pursuant to the terms of the Lease, as hereby amended.
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EXHIBIT A
PROJECT SITE PLAN
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
(see attached)
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EXHIBIT B
PREMISES SPACE PLAN
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
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EXHIBIT C
PROJECT RULES AND REGULATIONS
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
Rules and Regulations
1. | The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents, or used by them for any purpose other than ingress and egress to and from the Premises; provided, however, Tenant may install tents over and fences around cars so long as parking spaces are not reduced. |
2. | Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises (except in the outside storage areas that are properly screened in accordance with this Lease), or on the roof of the Premises; provided, however, Tenant may install tents over and fences around cars so long as parking spaces are not reduced. |
3. | Except for seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Premises. |
4. | Intentionally deleted. |
5. | If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent shall have reasonable approval as to where and how the wires may be introduced; and, without such approval (not to be unreasonably withheld, conditioned or delayed), no boring or cutting of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. |
6. | Tenant shall not install or operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited. Explosives or other articles deemed extra hazardous shall not be brought into the Premises. |
7. | Parking any type of residential recreational vehicles is specifically prohibited on or about the Project. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. . |
8. | Tenant shall maintain the Premises free from rodents, insects and other pests. |
9. | Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. |
10. | Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. |
11. | Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. |
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12. | Tenant shall not permit dumping of waste or refuse (other than in the designated trash receptacles or) or permit any harmful materials to be placed in any drainage system or sanitary system in or about the Premises. |
13. | All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure areas, if any, provided for that purpose. |
14. | No auction, public or private, will be permitted on the Premises or the Project. |
15. | No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord. |
16. | The Premises shall not be used for lodging or sleeping or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. |
17. | Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Premises and the Premises, and shall not use more than such safe capacity; provided, however, Tenant may, at its sole cost and expense, upgrade such capacity. Landlord's consent (not to be unreasonably withheld, conditioned or delayed) to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity, as may be increased. |
18. | Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. |
19. | Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant's ordinary use of the Premises. |
20. | Tenant shall not permit smoking within the Premises. |
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EXHIBIT D
FORM OF COMMENCEMENT DATE CERTIFICATE
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
COMMENCEMENT DATE CERTIFICATE
_______________, 2018
Landlord: |
ECE Investment Company, LP, a California limited
partnership |
Tenant: | Aurora Innovation, Inc., a Delaware corporation |
This Commencement Date Certificate is made by Landlord and Tenant pursuant to that certain Lease Agreement, dated as of ________, ___ 2018 (the “Lease”) for certain premises commonly known as 1880 Embarcadero Road, Palo Alto, California (the “Premises”). This Confirmation is made pursuant to Paragraph 2 of the Lease.
1. Lease Commencement Date, Termination Date. Landlord and Tenant hereby agree that the Commencement Date of the Lease is _______________, 20 and the Expiration Date of the Term of the Lease is _______________ notwithstanding any conflicting dates in the Lease.
2. Acceptance of Premises. Tenant has inspected the Premises and affirms that Landlord has completed the “Initial Improvements” (as such term is defined in the Lease) to the Premises that are required to be completed as of the Commencement Date, and that the Premises is acceptable in all respects in its current “as is” condition except for the completion of the following work exterior to the Premises [if none, write NONE]: _____________________________________________.
3. Incorporation. This Confirmation is incorporated into the Lease, and forms an integral part thereof. This Confirmation shall be construed and interpreted in accordance with the terms of the Lease for
TENANT:
AURORA INNOVATION, INC.,
a Delaware corporation
By: |
Name: |
Title: |
By: |
Name: |
Title: |
LANDLORD:
EE INVESTMENT COMPANY, LP
a California limited partnership
By: | KAL WEST ENDEAVORS, LLC, |
a California limited liability company |
its general partner |
By: |
Name: |
Title: |
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EXHIBIT E
FORM OF LETTER OF CREDIT
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
LETTER OF CREDIT
[NAME OF BANK]
IRREVOCABLE STANDBY LETTER OF CREDIT
Date of Issue: | No. |
APPLICANT: | BENEFICIARY: | |
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AMOUNT: $
At the request and for the account of __________________________, (the “Account Party”), we hereby establish in your favor our Irrevocable Letter of Credit no. _______________ in the amount of ___________________________ _______________ and _____100 Dollars ($_________).
This Letter of Credit is issued with respect to that certain lease agreement, by and between you, as Landlord, and the Account Party, as Tenant. Said lease agreement, and any amendments or modifications thereof, is hereinafter referred to as the “Lease.” Our obligations under this Letter of Credit are solely as set forth herein and are completely independent of the obligations of the Account Party under the Lease. We do not undertake any obligation under the Lease, nor do we undertake any responsibility to ascertain any facts, or to take any other action, with respect to the Lease, and we acknowledge that our obligations under this Letter of Credit shall not be affected by any amendment or modification to the Lease, any circumstance, claim or defense of any party as to the enforceability of the Lease or any dispute as to the accuracy of the Statement (as defined below). The references to the Lease in this Letter of Credit are solely to describe the required contents of the Statement.
Funds under this Letter of Credit are available to you against presentation of the following documents at our office at ___________________________________________________________________________ prior to close of business on the expiration date set forth below:
1. The original of this Letter of Credit.
2. Your sight draft drawn on us in an amount not exceeding the amount of this Letter of Credit (less sums previously paid by us hereunder) executed by the person executing the Statement (as defined below) and bearing the number of this Letter of Credit; and
3. A statement (the “Statement”) stating that the person drawing on this Letter of Credit is your duly authorized representative, and that you are entitled to draw upon this Letter of Credit.
Facsimile demands are permitted by the delivery to us of facsimile copies of the documents described in 1 through 3 above. Facsimile demands shall be sent to us at the following facsimile number:_______________. If a demand is made by facsimile, the original letter of credit is not required.
The expiration date of this Letter of Credit is ____________, provided, however, that the expiration date of this Letter of Credit shall be automatically extended, without notice of amendment, for successive one (1) year periods, unless we give you written notice of our election not to extend the expiration date (“Notice of Non-Renewal”) not later than sixty (60) days prior to the date this Letter of Credit is scheduled to expire. In the event that we elect not to renew the Letter of Credit, you may immediately draw down on the full amount of the Letter of Credit by presentation of your drawing request. Further, in the event that a voluntary petition is filed by the Account Party, or an involuntary petition is filed against the Account Party by any of the Account Party’s creditors other than Beneficiary, under the Federal Bankruptcy Code, or the Account Party executes an assignment for the benefit of creditors, you may immediately draw down on the Letter of Credit, in full or from time-to-time in part, by presentation of your drawing request.
This Letter of Credit is transferable in its entirety through us. Multiple transfers shall be permitted. There will be no charge to Beneficiary or any transferee for the transfer of this Letter of Credit. All bank charges and commissions incurred in the issuance of this Letter of Credit are for the Account Party’s account. We will honor complying drafts presented hereunder by a transferee (and cease to honor drafts presented hereunder by you) upon our receipt of the fully executed transfer form attached hereto as attached hereto. We will not reduce or curtail any terms or conditions of this Letter of Credit upon a transfer. Transfers of this Letter of Credit shall be on the terms of this Letter of Credit as the same may be amendment.
This Letter of Credit may be drawn upon in one or more drafts not exceeding in the aggregate, the amount available hereunder. Partial draws shall be permitted.
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We hereby issue this Letter of Credit in your favor, and we hereby undertake to honor all drafts drawn under and in compliance with the terms of this Letter of Credit.
To the extent not inconsistent with the terms and conditions of this Letter of Credit, this Letter of Credit shall be governed by and construed in accordance with the Uniform Customs and Practices for Documentary Credits (_______ Revision) International Chamber of Commerce Publication 590 and the laws of the State of _______________.
Authorized Signature |
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Annex 1
Notice Of Transfer
_______________, 20__
[Name & address of issuing bank]
RE: Irrevocable Transferable Letter Of Credit No. _______________
The undersigned (the “Beneficiary”), hereby notifies ______________________________ (the “Issuer”) that it has irrevocably transferred the above-referenced Letter Of Credit to _______________ (the “Transferee”) with an address at ______________________________ effective as of the date the Issuer receives this Notice Of Transfer. The Transferee acknowledges and agrees that the Letter Of Credit Amount may have been reduced pursuant to the terms thereof, and that the Transferee is bound by any such reduction.
IN WITNESS WHEREOF, the undersigned has duly executed and delivered this Notice Of Transfer this _____ day of _______________, 20__.
[Beneficiary] |
By: | ||
Name: | ||
Title: |
Agreed:
[Transferee]
By: |
Name: |
Its: |
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EXHIBIT E
PRELIMINARY CONSTRUCTION PROPOSAL
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
(see attached)
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February 26th, 2018
Mitch Kalcic
The Pillar Group
201 San Antonio Circle
Suite 130
Mountain View, CA 94040
BCCI Proposal 2018-0096
1880 Embarcadero Road
Palo Alto, CA 94303
Dear Mitch:
BCCI is pleased to provide the following conceptual budget for the tenant improvements at 1880 Embarcadero Road Palo Alto, CA 94303. The pricing breakdown is as follows:
[*****]
We based our proposal on the following:
n Issued To Owner plans dated 05.17.2017
n 1880 Embarcadero Road Milestone Schedule dated 02.26.2018
General Qualifications
1. | We estimate that the project will take Eleven (11) weeks to complete. |
2. | We assume that authorization to proceed will be issued by the client to provide BCCI sufficient time to release subcontractors and suppliers, procure insurance certificates, perform Owner kickoff meeting and mobilize on site. |
3. | This project is bid to run in one (1) continuous phase. |
4. | All work to be performed during straight time hours (7:00am to 3:00pm, M-F). |
5. | Assumes existing roll up doors operational, not in need of service. |
6. | Assumes that an existing opening will be utilized for exhaust fan discharge in Garage. |
7. | Assumes new skylights will fit into existing openings, no new major framing. |
8. | We have excluded any Window Treatment, existing to remain. |
Scope Clarifications
1. | Site Fencing & Gates |
a. | 220 Lineal Feet of 8’ Tall wrought iron vertical square end plain picket fence |
b. | (1) 20’x8’ Vehicular Sliding Fence |
c. | (1) Motorized Sliding Fence, Chain Driven |
d. | (1) Pedestal for Card Reader, ADA, Stainless Steel Housing |
e. | (1) Push Button, surface conduit |
f. | (2) Man-Gates with Panic Hardware |
g. | Re-striping of (4) stalls, (1) ADA post/sign, with parking bumpers |
2. | 05700 Ornamental Metals |
a. | Reinforcement at existing column in Garage. |
3. | 06220 Millwork |
a. | Island Counter qualified with solid surface counter top. |
b. | Lower cabinet millwork qualified with plastic laminate counter top. |
c. | Plastic Laminate upper and lower cabinets. | |
4. | 08800 Glazing |
a. | New glass qualified as 3/8” clear tempered. |
b. | Mirrors in restroom qualified at 1/4” frameless. |
BCCI Construction Company 1880 Embarcadero Road. ô Page 2
5. | 09250 Drywall |
a. | Extension of existing walls due to open ceiling areas. |
b. | All new walls in open ceiling areas to be full height. |
c. | New walls and ceiling at restrooms as required for expansion. | |
6. | 09310 Ceramic Tile |
a. | New tile floors in Men’s, Women’s, and Shower Room. 6”x6” thin set with laticrete anti-fracture membrane and 4” cove base. |
b. | New tile walls, full height, in Men’s, Women’s and Shower Room. | |
7. | 09680 Carpet |
a. Furnish and Install carpet tile, material qualified at $24/SY.
8. | 09650 Resilient Flooring and Base |
a. | Furnish and Install 4” rubber base throughout. |
b. | Luxury Vinyl tile at Break Room. |
c. | Static Dissipative Tile at Lab. | |
9. | 10800 Toilet Partitions and Accessories |
a. (7) New toilet partitions qualified as floor mounted baked enamel finish.
10. | 11450 Appliances |
a. (2) Refrigerators and (1) Dishwasher in Break Room.
11. | 15500 HVAC |
a. | Modify AC-6 10ton cooling only unit in Server Toom. Ductwork to match new layout and lockout of second stage cooling to match server room load. Heat load to be confirmed. |
b. | Provide new exposed GI Spiral ductwork and fittings with sidewall air distribution. |
c. | Ductwork insulation per Title 24 requirements. |
d. | Vehicle Lab to include the following: |
i. | Furnish and install (1)- roof exhaust fan for code ventilation of the work area |
ii. | Furnish and install (1)- in-line vehicle exhaust fan with (3)- tail pipe exhaust hoses |
iii. | Furnish and install (1)- 400 MBH suspended gas fire unit heater with associated flue |
iv. | Furnish and install (1)- rooftop intake vent to provide, non-tempered Make¬up air to the space. |
v. | Provide new wall louver and associated ductwork and fittings for the tail pipe exhaust. |
vi. | Provide standalone thermostat for unit heater control, including the low voltage control wiring |
vii. | Provide independent air balancing of the new ductwork distribution |
12. | 16100 Electrical |
a. | We have included pricing to replace the lighting and controls in the perimeter offices to meet Title 24 requirements. |
b. | Lighting qualified using Finelite E2 fixtures. |
c. | Furnish and Install lighting controls per Title 24 requirements, Lutron VIVE. |
d. | Furnish and Install (16) 4-circuit furniture base feed locations. |
e. | Utilize existing ceiling mounted server room receptacles. |
f. | Power for gate, card reader and push button at new site fencing. |
13. | Other items not included as part of this proposal. |
n Consultant fees (Architectural, Structural, Acoustical, etc.).
n Hazardous material work procedures.
n Title 24 upgrades not listed.
n ADA upgrades.
n Seismic upgrades.
n Security.
n A/V.
n Furniture.
n MoisterNapor Barrier.
n Server Racks.
n Re-slurring and striping of parking lot.
BCCI Construction Company 1880 Embarcadero Road. ô Page 3
Alternates
1. | Furnish and Install ceramic tile at wet walls only. |
Net Deduct [*****]
Please check appropriate box. | Accepted ¨ Declined ¨ |
2. | Scrape existing carpet adhesive if needed for new carpet installation. |
Net Deduct [*****]
Please check appropriate box. | Accepted ¨ Declined ¨ |
3. | Add additional support wires at existing fixtures per Palo Alto code. |
Net Deduct [*****]
Please check appropriate box. | Accepted ¨ Declined ¨ |
Please feel free to contact me should you have any questions or require additional information.
We look forward to working with you on this exciting project.
Sincerely,
BCCI
/s/ Don Willett |
Don Willett
Estimator
BCCI Construction Company 1880 Embarcadero Road. ô Page 4
EXHIBIT F
LANDLORD-TENANT CONTRIBUTION ANALYSIS
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
(see attached)
1880 Embarcadero Road
Palo Alto, California
Landlord’s & Tenant’s Contribution to Improvements
[*****]
Total Improvement Costs | Landlord’s Share | Tenant’s Share | ||
[*****] | [*****] | [*****] |
BCCI Construction Company 1880 Embarcadero Road. ô Page 6
EXHIBIT G
PRELIMINARY CONSTRUCTION SCHEDULE
ATTACHED TO AND A PART OF THE LEASE AGREEMENT
DATED MARCH 13, 2018 BETWEEN
ECE INVESTMENT COMPANY, LP
and
AURORA INNOVATION, INC.
(see attached)
CONSENT TO SUBLEASE AGREEMENT
THIS CONSENT TO SUBLEASE AGREEMENT (this “Agreement”), is made as of this 5th day of August, 2020, by and among Embarcadero Road LLC, a California limited liability company (“Landlord”), Aurora Innovation, Inc., a Delaware corporation (“Sublandlord”), and Archer Aviation, Inc., a Delaware corporation (“Subtenant”).
RECITALS
A. Reference is hereby made to that certain Lease Agreement, dated as of March 13, 2018, by and between ECE Investment Company LP, a California limited partnership (predecessor-in-interest to Landlord) and Sublandlord (the “Lease”), for the interior portion of the building commonly known as 1880 Embarcadero Road, Palo Alto, California 94303 (the “Premises”).
B. Pursuant to the terms of Paragraph 17 of the Lease, Sublandlord has requested Landlord’s consent to that certain Sublease dated as of July 1, 2020, by and between Sublandlord and Subtenant (the “Sublease”), with respect to a subletting by Sublandlord of the Premises; and
C. All defined terms not otherwise expressly defined herein shall have the respective meanings given in the Lease.
AGREEMENT
1. Landlord’s Consent. Landlord hereby consents to the Sublease; provided however, notwithstanding anything contained in the Sublease to the contrary, such consent is granted by Landlord only upon the terms and conditions set forth in this Agreement. The Sublease is and at all times shall remain subject and subordinate to the Lease. Landlord shall not be bound by any of the terms, covenants, conditions, provisions or agreements of the Sublease. Sublandlord and Subtenant agree that references in the Sublease to “Master Lessor” shall mean Embarcadero Road LLC, a California limited liability company, successor-in-interest to ECE Investment Company LP, a California limited partnership.
2. Non-Release of Sublandlord; Further Transfers. Neither the Sublease nor this consent thereto shall release or discharge Sublandlord from any liability, whether past, present or future, under the Lease or alter the primary liability of Sublandlord to pay the Base Rent, Operating Expenses and other charges under the Lease and to perform and comply with all of the obligations of Sublandlord to be performed under the Lease (including the payment of all bills tendered by Landlord for any charges incurred for services and materials supplied to the Sublet Premises). Neither the Sublease nor this consent thereto shall be construed as a waiver of Landlord’s right to consent to any further subletting either by Sublandlord or by the Subtenant or to any assignment by Sublandlord of the Lease or assignment by the Subtenant of the Sublease, or as a consent to any portion of the Sublet Premises being used or occupied by any other party. Landlord may consent to subsequent sublettings and assignments of the Lease or the Sublease or any amendments or modifications thereto without notifying either Sublandlord or anyone else liable under the Lease and without obtaining their consent. No such action by Landlord shall relieve such persons from any liability to Landlord or otherwise with regard to the Sublet Premises.
3. Relationship With Landlord. Sublandlord hereby assigns and transfers to Landlord the Sublandlord’s interest in the Sublease and all rentals and income arising therefrom, subject to the terms of this Section 3. Landlord, by consenting to the Sublease agrees that until an Event of Default shall occur in the performance of Sublandlord’s obligations under the Lease, Sublandlord may receive, collect and enjoy the rents accruing under the Sublease. If there is an Event of Default by Sublandlord in the performance of its obligations to Landlord under the Lease, then Landlord may, at its option by notice to Sublandlord, either (a) terminate the Lease and the Sublease, (b) during the continuance of such Event of Default, elect to receive and collect, directly from Subtenant, all rent and any other sums owing and to be owed under the Sublease, as further set forth in Section 3.1 below, or (c) terminate the Lease and elect to succeed to Sublandlord’s interest in the Sublease and cause Subtenant to attorn to Landlord, as further set forth in Section 3.2 below.
/s/ RG | /s/ CW | /s/MK | |||
Initial | Initial | Initial |
3.1. Landlord’s Election to Receive Rents. Landlord shall not, by reason of the Sublease, nor by reason of the collection of rents or any other sums from the Subtenant pursuant to Section 3(b) above, be deemed liable to Subtenant for any failure of Sublandlord to perform and comply with any obligation of Sublandlord, and Sublandlord hereby irrevocably authorizes and directs Subtenant, upon receipt of any written notice from Landlord stating that an Event of Default exists in the performance of Sublandlord’s obligations under the Lease, to pay to Landlord the rents and any other sums due and to become due under the Sublease during the continuance of such Event of Default. Sublandlord agrees that Subtenant shall have the right to rely upon any such statement and request from Landlord, and that Subtenant shall pay any such rents and any other sums to Landlord without any obligation or right to inquire as to whether such Event of Default under the Lease exists and notwithstanding any notice from or claim from Sublandlord to the contrary. Sublandlord shall not have any right or claim against Subtenant for any such rents or any other sums so paid by Subtenant to Landlord. Landlord shall credit Sublandlord against Base Rent and Operating Expenses due Sublandlord under the Lease with any rent received by Landlord under such assignment but the acceptance of any payment on account of rent from Subtenant as the result of any such Event of Default shall in no manner whatsoever be deemed an attornment by the Landlord to Subtenant or by Subtenant to Landlord, be deemed a waiver by Landlord of any provision of the Lease or serve to release Sublandlord from any liability under the terms, covenants, conditions, provisions or agreements under the Lease. Notwithstanding the foregoing, any other payment of rent from Subtenant directly to Landlord, regardless of the circumstances or reasons therefor, shall in no manner whatsoever be deemed an attornment by the Subtenant to Landlord in the absence of a specific written agreement signed by Landlord to such an effect.
3.2. Landlord’s Election of Sublandlord’s Attornment. In the event Landlord elects, at its option and in its sole discretion, to cause Subtenant to attorn to Landlord pursuant to Section 3(c) above, Landlord shall undertake the obligations of Sublandlord under the Sublease from the time of the exercise of the option, but Landlord shall not (i) be liable for any prepayment of more than one month’s rent or any security deposit paid by Subtenant, unless received by Landlord, (ii) be liable for any previous act or omission of Sublandlord under the Lease or for any other defaults of Sublandlord under the Sublease, (iii) be subject to any defenses or offsets previously accrued which Subtenant may have against Sublandlord, or (iv) be bound by any changes or modifications made to the Sublease without the written consent of Landlord.
4. Insurance and Indemnity Sublandlord shall require Subtenant to add Landlord and its designees as additional insured on Subtenant’s commercial general liability policy and business automobile liability insurance and Subtenant’s property insurance and worker’s compensation policy shall include a waiver of subrogation by the insurer to the benefit of Landlord and its property manager and Sublandlord shall provide documentation of such coverage upon Landlord’s request. Sublandlord agrees that in no event shall Landlord’s indemnity, defense or hold harmless obligations under Paragraph 18 of the Lease include any losses, liabilities, damages, costs and expenses resulting from claims made by Subtenant (or by any of Subtenant’s employees, contractors and agents) against Sublandlord (or against any of Sublandlord’s employees, contractors and agents).
5. Subtenant Financials. Pursuant to Paragraph 17 of the Lease, Landlord is entitled to evaluate the credit, net worth or liquidity of a sublessee of the Premises. In furtherance of the same, at Landlord’s request from time to time (but not more than 1 time during any 12-month period) during the term of the Sublease, and subject to a customary non-disclosure agreement, Subtenant shall furnish Landlord with true and complete copies of Subtenant’s most recent annual and quarterly financial statements prepared by Subtenant or Subtenant’s accountants.
/s/ RG | /s/ CW | /s/MK | |||
Initial | Initial | Initial |
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6. Reimbursement of Landlord Costs. Pursuant to Paragraph 17 of the Lease and as a condition precedent to the effectiveness of this Agreement, Sublandlord shall reimburse Landlord for all of Landlord’s reasonable third-party out-of-pocket expenses in connection with this Assignment, not to exceed $2,500. Accordingly, concurrent with the execution of this Agreement, Sublandlord shall pay Landlord the amount of $2,500.00 as reimbursement for such expenses.
7. Excess Rental. Pursuant to Paragraph 17 of the Lease, Sublandlord is responsible for paying Landlord as additional rent 50% of excess rent and other excess consideration under the Sublease, after deducting certain expenses specified therein. Sublandlord shall provide Landlord with a thorough accounting of all excess rent and other consideration to be received by Sublandlord under the Sublease and a breakdown of the specified costs that Sublandlord claims are deductible, therefrom along with copies of invoices evidencing such costs.
8. General Provisions
8.1 Consideration for Sublease. Sublandlord and Subtenant represent and warrant that there are no additional payments of rent or any other consideration of any type payable by Subtenant to Sublandlord with regard to the Sublet Premises other than as disclosed in the Sublease.
8.2. Brokerage Commission. Sublandlord and Subtenant covenant and agree that under no circumstances shall Landlord be liable for any brokerage commission or other charge or expense in connection with the Sublease and Sublandlord and Subtenant agrees to protect, defend, indemnify and hold Landlord harmless from the same and from any cost or expense (including but not limited to reasonably attorneys’ fees) incurred by Landlord in resisting any claim for any such brokerage commission.
8.3 Term. Each of Sublandlord and Subtenant hereby expressly waives any right to extend the term of the Sublease without the prior written approval of Landlord.
8.4. Recapture. This consent shall in no manner be construed as limiting Landlord’s ability to exercise its rights to recapture any portion of the Premises to be assigned or sublet, as set forth in Paragraph 17 of the Lease, in the event of a proposed future sublease or assignment of such portion of the Premises; provided, however, that Landlord waives such right with respect to the Sublease.
8.5. Controlling Law. The terms and provisions of this Agreement shall be construed in accordance with and governed by the laws of the State of California.
8.6. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto, their heirs, successors and assigns. As used herein, the singular number includes the plural and the masculine gender includes the feminine and neuter.
8.7. Captions. The paragraph captions utilized herein are in no way intended to interpret or limit the terms and conditions hereof; rather, they are intended for purposes of convenience only.
8.8. Partial Invalidity. If any term, provision or condition contained in this Agreement shall, to any extent, be invalid or unenforceable, the remainder of this Agreement, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Agreement shall be valid and enforceable to the fullest extent possible permitted by law.
/s/ RG | /s/ CW | /s/MK | |||
Initial | Initial | Initial |
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8.9. Attorneys’ Fees. If either party commences litigation against the other for the specific performance of this Agreement, for damages for the breach hereof or otherwise for enforcement of any remedy hereunder, the parties hereto agree to and hereby do waive any tight to a trial by jury and, in the event of any such commencement of litigation, the prevailing party shall be entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred.
8.10. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall for all purposes be deemed to be an original, and all of which together shall constitute but one and the same instrument.
8.11. Signatures. Each party hereto, and their respective successors and assigns shall be authorized to rely upon the signatures of all of the parties hereto on this Agreement which are delivered by facsimile or PDF as constituting a duly authorized, irrevocable, actual, current delivery of this Agreement with original ink signatures of each person and entity.
[Signature Page Immediately Follows]
/s/ RG | /s/ CW | /s/MK | |||
Initial | Initial | Initial |
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IN WITNESS WHEREOF, the parties have executed this Consent to Sublease Agreement as of the day and year first above written.
LANDLORD: | ||
EMBARCADERO ROAD LLC, | ||
a California limited liability company | ||
By: | /s/ Mitchell Kukcic |
Name Printed: | Mitchell Kukcic |
Title: | Manager |
Date: | 8/11/20 |
SUBLANDLORD: | ||
AURORA INNOVATION, INC., | ||
a Delaware corporation | ||
By: | /s/ Carly Wilson |
Name Printed: | Carly Wilson |
Title: | Counsel | |
Date: | 8/10/20 | |
SUBTENANT: | ||
ARCHER AVIATION, INC., | ||
a Delaware corporation | ||
By: | /s/ Adam Goldstein |
Name Printed: | Adam Goldstein |
Title: | Cofounder | |
Date: | 8/9/20 |
Signature Page to Consent to Sublease
Exhibit 10.13
LEASE AGREEMENT
THIS LEASE AGREEMENT is dated for reference purposes only as of this 11th day of December 2020, between Jack Dymond Lathing Co., LLC, a California limited liability company (“Landlord”), and the Tenant named below.
Summary of Basic Lease Terms
Tenant: | Archer Aviation, Inc., a Delaware corporation |
Tenant’s Representative, Address, and Telephone: |
Archer Aviation, Inc.
1880 Embarcadero Road Palo Alto, CA 94303 Attention: Adam Goldstein Email: adam@flyarcher.com |
Premises: | The interior portion of the Building, containing approximately 14,660 rentable square feet, shown on the drawing attached hereto as Exhibit A, more commonly known as 240 South Whisman Road, Mountain View, California 94041. |
Project: | The project commonly known as Pillar Industrial Park consisting of the Premises, the Building and related outdoor parking, driveways and landscaping, situated on approximately 8.23 acres of land. |
Building: |
240 South Whisman Road
Mountain View, California 94041 |
Parcel: | Assessor Parcel Number: 160-64-002 |
Lease Term: | Approximately eighteen (18) months beginning on the Commencement Date and ending on the Expiration Date. |
Commencement Date: | January 4, 2021 (subject to Paragraph 2.1 below) |
Expiration Date | June 30, 2022 (subject to Paragraph 2.1 below) |
Initial Monthly Gross Rent: | $25,655.00 (i.e., $1.75 per square foot per month) |
Security Deposit: | $26,424.65, subject to the terms of Paragraph 5 below. |
Brokers: | Landlord: Cushman & Wakefield |
Tenant: Newmark Knight Frank | |
Parking Spaces: | Forty-nine (49) non-exclusive and non-designated spaces in the Project. |
Exhibits: |
A. Site Plan - Project
B. Space Plan - Premises C. Premises Rules and Regulations D. Electrical Work –– Plans and Specifications E. Excluded Electrical Panel |
- 1 -
1. Granting Clause. In consideration of the obligation of Tenant to pay rent as herein provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord, the Premises, to have and to hold for the Lease Term, subject to the terms, covenants and conditions of this Lease.
2. Acceptance of Premises. Landlord shall deliver the Premises to Tenant on the Commencement Date professionally cleaned, with the mechanical, electrical, plumbing, heating, ventilating and air conditioning systems in good working order, the Building structurally sound and the roof water tight. If any aspect of the Premises in existence as of the Commencement Date does not conform to the foregoing delivery condition, then Tenant may send written notice to Landlord within the first one hundred and eighty (180) days of the Lease Term, in which case Landlord shall rectify the same at Landlord’s sole cost and expense. After such 180-day period, Landlord’s obligations with respect to maintenance, repair and replacement of the Premises and the Building shall be solely as set forth in Paragraph 10 below. Except as provided in this Paragraph 2 and as otherwise expressly provided in this Lease, Tenant shall accept the Premises in its “AS IS, WHERE IS AND WITH ALL FAULTS” condition as of the Commencement Date, subject to all applicable laws, ordinances, regulations, covenants and restrictions. Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes. Notwithstanding anything to the contrary in in this Lease, Landlord has disclosed to Tenant that the electrical panel depicted on Exhibit E and labeled “No Power” has no power, and Landlord shall not be responsible under this Lease to repair the panel or provide power to the panel.
2.1 Early Access Period. Subject (i) Tenant’s payment of the Security Deposit and first month’s Gross Rent, and (ii) Tenant providing certificates of insurance evidencing the coverage required under Paragraph 9 below, Landlord shall allow Tenant early access to the Premises prior to the Commencement Date upon mutual execution of the Lease (the “Early Access Period”) for moving in furniture and equipment, setting up its operations and performing the Electrical Work. The Early Access Period shall be at least 30 days. If the Commencement Date in the Summary of Basic Lease Terms is fewer then 30 days after Landlord delivers early access to Tenant under this Paragraph 2.1, then the Commencement Date shall be delayed to be the date that is 30 days after Landlord delivers such access; provided, however, that in no event shall the Commencement Date be delayed beyond January 15, 2021 to accommodate a 30-day Early Access Period. Tenant shall not be permitted to use the Premises for its normal business operations during the Early Access Period. All terms and conditions of the Lease shall apply during the Early Access Period except that Tenant shall not be obligated to pay Gross Rent but shall pay for any utilities used.
2.2 Option to Extend the Lease Term. Subject to the absence of any Event of Default (or any default or breach with which the giving of notice or the passage of time would constitute an Event of Default), the original Tenant under this Lease and any Permitted Transferees shall have a one-time right to extend the initial Lease Term for a twelve (12) month period through and until July 4, 2023 (the “Option Term”), exercisable upon Tenant delivering to Landlord written notice no earlier than nine (9) months, and no later than six (6) months, prior to the expiration of the initial Lease Term. During the Option Term, Tenant shall continue to lease the Premises in accordance with all terms and conditions of this Lease, and the Gross Rent shall adjust in accordance with Paragraph 4.1 below.
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3. Use. The Premises shall be used only for warehouse, industrial and electronics testing and related legal uses necessary or incidental thereto and any other permitted or legal use available to the Tenant. Tenant represents and warrants that it has obtained (or will obtain) all required business licenses from the City of Mountain View and other agencies having jurisdiction over the Premises for Tenant’s permitted use of the Premises. Tenant is solely responsible for ensuring that its use of the Premises conforms with all applicable land use and zoning requirements. Tenant shall not conduct or give notice of any auction, liquidation, or going out of business sale on the Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises to use that would damage the Premises. Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb, unreasonably interfere with, or endanger Landlord or any tenants of the Project. Tenant shall not be permitted to have outside storage in the parking areas. Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without limitation, the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, the “Legal Requirements”). The Premises shall not be used as a place of public accommodation under the Americans with Disabilities Act or similar state statutes or local ordinances or any regulations promulgated thereunder, all as may be amended from time to time. In the event that Landlord receives written notice from a governmental authority that the Premises is not in compliance with applicable Legal Requirements existing as of the Commencement Date of this Lease and such non-compliance is not related to Tenant’s specific use of the Premises or Tenant-Made Alterations to the Premises performed by Tenant, Landlord shall make such modifications as may be required by order or directive of applicable governmental authority in order to bring the Premises into compliance with applicable Legal Requirements as of the date of this Lease without cost or expense to Tenant. Furthermore, in the event Landlord receives notice that the Premises is not in compliance with applicable Legal Requirements which come into effect after the Commencement Date of this Lease and such non-compliance is not related to Tenant’s specific use of the Premises or Tenant-Made Alterations to the Premises performed by Tenant, Landlord shall make such modifications as may be required by order or directive of applicable governmental authority in order to bring the Premises into compliance with applicable Legal Requirements. Tenant shall, at its expense, make any alterations or modifications, within or without the Premises, that are required by Legal Requirements related to Tenant’s specific use or occupation of the Premises (but not research, development or office use in general) and in connection with any Tenant-Made Alterations or Tenant requests for governmental permits or approvals. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits or the disallowance of the existing roof warranty. If any increase in the cost of any insurance on the Premises is caused by Tenant’s specific use or occupation of the Premises (but not warehouse, research, development or office use in general) or Tenant-Made Alterations, or because Tenant vacates the Premises prior to the end of the Lease Term, then Tenant shall pay the amount of such increase to Landlord. Notwithstanding anything contained herein to the contrary, Tenant has agreed to (1) use commercially reasonable efforts to obtain a permit for the Electrical Work described on Exhibit D and (2) submit its request for a permit for the Electrical Work to the City of Mountain View no later than five (5) days after execution of the Lease by Tenant. If the Tenant is unable to obtain the permit for the Electrical Work despite its commercially reasonable efforts within ninety (90) days after Tenant executes the Lease (the “Permit Contingency Period”), then Tenant may terminate this Lease upon (a) written notice to Landlord received prior to the expiration of the Permit Contingency Period and (b) payment of a termination fee (the “Termination Fee”) of $25,000 to reimburse Landord for its costs and expenses related to the design, planning, negotiation and documentation of the Lease transaction and all lease termination expenses. Upon such termination, Landlord shall be entitled to retain any Gross Rent paid by Tenant prior to the date of such termination and to retain the Termination Fee. Landlord and Tenant agree that the Termination Fee, and any Gross Rent paid by Tenant prior to termination, constitute a fair and reasonable approximation of the costs and expenses incurred by Landlord in connection with the Lease transaction and the termination of the Lease. Tenant shall provide Landlord with weekly updates on the status of the permit for the Electrical Work and, upon receipt of the permit from the City, Tenant shall promptly provide Landlord with a copy of the same and waive in writing its right to terminate under this Paragraph 3. If Tenant receives the permit for the Electrical Work during the Permit Contingency Period, or fails to send a notice of termination under this Paragraph 3 before the expiration of the Permit Contingency Period, then this Lease shall continue in full force and effect, and Tenant shall no longer have any right under this Paragraph 3 to terminate this Lease.
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4. Gross Rent. Tenant shall pay Gross Rent in the amount set forth on Page 1 of this Lease. The first month’s Gross Rent shall be due and payable on the date hereof, and Tenant promises to pay to Landlord in advance, without demand, deduction or set-off, monthly installments of Gross Rent on or before the first day of each calendar month succeeding the Commencement Date. Payments of Gross Rent for any fractional calendar month shall be prorated based on the actual number of days in the applicable calendar month. All payments required to be made by Tenant to Landlord hereunder (or to such other party as Landlord may from time to time specify in writing) shall be made by check or by Electronic Fund Transfer (“EFT”) of immediately available federal funds before 11:00 a.m., Pacific Time at such place, within the continental United States, as Landlord may from time to time designate to Tenant in writing. The obligation of Tenant to pay Gross Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly installment of Gross Rent for more than 5 days, Tenant shall pay to Landlord on demand a late charge equal to 5 percent (5%) of such delinquent sum; provided, however, for the first such late payment per twelve (12) month period, no late charge shall be assessed unless such failure continues for five (5) days after written notice thereof. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty.
4.1 Adjustments in Gross Rent. The monthly Gross Rent payable by Tenant under this Lease shall increase by three percent (3%) on each anniversary of the Commencement Date during which the Lease Term (including any Option Term) is in effect. Accordingly, on January 4, 2022, the monthly Gross Rent payable by Tenant shall be increased to $26,424.65 and, if the Option Term is exercised pursuant to Paragraph 2.2 above, then on January 4, 2023, the monthly Gross Rent payable by Tenant shall be increased to $27,217.39.
5. Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of an Event of Default (hereinafter defined), Landlord may use all or part of the Security Deposit to pay delinquent payments due under this Lease, and the cost of any damage, injury, expense or liability caused by such Event of Default, without prejudice to any other remedy provided herein or provided by law. Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to its original amount. Landlord’s obligation respecting the Security Deposit is that of a debtor, not a trustee; no interest shall accrue thereon. The Security Deposit shall be the property of Landlord, but shall be paid to Tenant when Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall not be required to keep all or any part of the Security Deposit separate from its general accounts. Tenant waives any limitations set forth in California Civil Code Section 1950.7 limiting the use to which a security deposit may be applied. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity assuming Landlord’s obligations under this Paragraph 5, provided Landlord transfers or credits the amount of the Security Deposit to such person or entity. Within forty-five (45) days after the expiration or termination of this Lease, Landlord shall return to Tenant that portion of the Security Deposit not used or applied by Landlord along with a written accounting of any application of the amounts used or applied by Landlord.
6. No Additional Rent. The Gross Rent payable under this Lease is inclusive of any Tenant contribution to the costs and expenses incurred by Landlord during the Lease Term with respect to the ownership, maintenance, repair, replacement and operation of the Premises and the Project; provided, however, subject to Paragraphs 9 and 15, Tenant shall be responsible for reimbursing Landlord for the entire cost of any maintenance, repairs, or replacement to address damage to the Premises, the Building or the Project caused by Tenant, its agents, employees, contractors or invitees.
7. Taxes. The Gross Rent payable under this Lease is inclusive of any Tenant contribution toward taxes, assessments and governmental charges that accrue against the Parcel during the Lease Term. However, if any such tax or excise is levied or assessed directly against Tenant or results from any Tenant-Made Alterations, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant.
8. Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, internet, sewer, sprinkler services, refuse and trash collection, janitorial services, and other utilities and services used on the Premises billed or metered separately to the Premises, all maintenance charges for utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to Tenant’s use of the Premises. No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent.
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9. Insurance. Landlord shall maintain all risk or special form property insurance covering the full replacement cost of the Building and commercial general liability insurance on the Project in forms and amounts customary for properties substantially similar to the Project (but in no event less than coverage providing, on an occurrence basis, for a minimum amount of $1,000,000 per occurrence and $2,000,000 general aggregate), subject to commercially reasonable deductibles. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including but not limited to, rent loss insurance. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the Project or Building will be determined by Landlord based upon the total insurance cost calculations). Tenant shall reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s specific and unique use of the Premises (but not including general warehouse or industrial use) or as a result of any Tenant-Made Alterations.
9.1 Tenant Insurance. Tenant, at its expense, shall maintain during the Lease Term the following insurance, at Tenant’s sole cost and expense: (1) commercial general liability insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum amount of $1,000,000 per occurrence and $2,000,000 general aggregate; (2) all risk or special form property insurance covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant; (3) workers’ compensation insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute and shall include a waiver of subrogation in favor of Landlord; (4) employers liability insurance of at least $1,000,000, (5) business automobile liability insurance having a combined single limit of not less than $1,000,000 per occurrence insuring Tenant against liability arising out of the ownership maintenance or use of any owned, hired or nonowned automobiles, (6) business interruption insurance with a limit of liability representing loss of at least approximately 6 months of income, and (7) Excess or Umbrella Liability of $5,000,000 per occurrence and $5,000,000 general aggregate. Excess or Umbrella Liability policy will follow-form over the General Liability and Commercial Auto policies. Any company writing any of Tenant’s insurance shall have an A.M. Best rating of not less than A-VIII and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). All commercial general liability insurance policies shall name Tenant as a named insured and Landlord, its property manager, and other designees of Landlord as the interest of such designees shall appear, as additional insureds. The limits and types of insurance maintained by Tenant shall not limit Tenant’s liability under this Lease. Tenant shall provide Landlord with certificates of such insurance as required under this Lease prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter upon renewals at least 15 days prior to the expiration of the insurance coverage. Acceptance by Landlord of delivery of any certificates of insurance does not constitute approval or agreement by Landlord that the insurance requirements of this Paragraph have been met, and failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver of Tenant’s obligation to maintain such insurance. In the event any of the insurance policies required to be carried by Tenant under this Lease shall be cancelled prior to the expiration date of such policy, or if Tenant receives notice of any cancellation of such insurance policies from the insurer prior to the expiration date of such policy, Tenant shall: (a) immediately deliver notice to Landlord that such insurance has been, or is to be, cancelled, (b) shall promptly replace such insurance policy in order to assure no lapse of coverage shall occur, and (c) shall deliver to Landlord a certificate of insurance for such policy. The insurance required to be maintained by Tenant hereunder are only Landlord’s minimum insurance requirements and Tenant agrees and understands that such insurance requirements may not be sufficient to fully meet Tenant’s insurance needs.
9.2 Insurance Requirements. The all-risk or special form property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage thereby insured against. Notwithstanding anything to the contrary in this Lease, neither party nor its officers, directors, employees, managers, agents, invitees or contractors shall be liable to the other for loss or damage caused by or resulting from any risk coverable by all risk or special form property insurance, and each party waives any claims against the other party, and its officers, directors, employees, managers, agents, invitees and contractors for such loss or damage without regard to the negligence or willful misconduct of the entity so released. All of Landlord’s and Tenant’s repair and indemnity obligations under this Lease shall be subject to the waiver contained in this paragraph. The failure of a party to insure its property shall not void this waiver. Tenant and its agents, employees and contractors shall not be liable for, and Landlord hereby waives all claims against such parties for losses resulting from an interruption of Landlord’s business, or any person claiming through Landlord, resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence of Tenant or its agents, employees or contractors. Landlord and its agents, employees and contractors shall not be liable for, and Tenant hereby waives all claims against such parties for losses resulting from an interruption of Tenant’s business, or any person claiming through Tenant, resulting from any accident or occurrence in or upon the Premises or the Project from any cause whatsoever, including without limitation, damage caused in whole or in part, directly or indirectly, by the negligence of Landlord or its agents, employees or contractors.
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10. Landlord’s Repairs. Landlord shall maintain and repair (including, without limitation replacement when required), at its sole expense (a) the structural soundness of the roof, (including the roof membrane), (b) the structural soundness of the foundation; (c) the structural soundness of the exterior walls and all load-bearing walls of the Building (d) the parking areas and other exterior areas of the Project, including, but not limited to paving and parking areas, roads, alleys, and driveways, landscaping, exterior painting, utility lines and exterior lighting; and (e) the mechanical and building systems of the Building including, but not limited to, electrical, lighting, plumbing, heating, ventilating and air conditioning systems; provided, however, subject to Paragraphs 9 and 15, Tenant shall be responsible for reimbursing Landlord for the entire cost of any maintenance, repairs, or replacement to address damage to the Premises, the Building or the Project caused by Tenant, its agents, employees, contractors or invitees. Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to this Paragraph 10, after which Landlord shall have a reasonable opportunity to repair.
11. Tenant’s Repairs. Subject to Landlord’s obligation in Paragraph 10 and subject to Paragraphs 9 and 15 and as otherwise expressly provide in this Lease, Tenant, at its expense, shall repair, replace (as needed) and maintain in good condition all interior, non-structural portions of the Premises and all entries, doors, ceilings, windows, interior walls, the interior side of demising walls and Tenant-Made Alterations (including, without limitation, any additional heating, ventilation and air conditioning and electrical systems installed by Tenant). If Tenant fails to perform any repair or replacement for which it is responsible, Landlord may give Tenant notice to do such acts as a reasonably required to fulfill Tenant’s obligations under this Paragraph 11 and, if Tenant thereafter fails to promptly commence such work and diligently prosecute it to completion, then Landlord may perform such work and be reimbursed by Tenant within 30 days after demand therefor. Subject to Paragraphs 9 and 15, Tenant shall bear the full cost of any repair or replacement to any part of the Building or Project that results from damage caused by Tenant, its agents, employees, contractors, or invitees.
12. Tenant-Made Alterations and Trade Fixtures. Except for interior cosmetic painting, any alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“Tenant-Made Alterations”), shall be subject to Landlord’s prior written consent, which may be withheld in Landlord’s sole and absolute discretion. However, Landlord shall not unreasonably withhold consent to Tenant’s installation of that certain minor electrical work to the Premises described on Exhibit D attached hereto (the “Electrical Work”) if such Electrical Work is performed at Tenant’s sole cost in accordance with all applicable permits, approvals, insurance requirements and Legal Requirements, and is installed in accordance with the requirements under this Paragraph 12. The Electrical Work shall constitute a a Tenant-Made Alteration. All Tenant-Made Alterations, if any, shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval. Landlord may monitor construction of the Tenant-Made Alterations. Except for minor or cosmetic work, Tenant shall reimburse Landlord for its reasonable and actual out of pocket 3rd party costs in reviewing plans and specifications and in monitoring construction, not to exceed $2,500.00. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable laws, codes, rules and regulations. Tenant shall provide Landlord with the identities and mailing addresses of all general contractors and major subcontractors performing work or supplying materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law. For work which costs in excess of $75,000, Landlord may condition its consent upon Tenant providing a lien and completion bond in an amount equal to one hundred and fifty (150%) of the estimated cost of such Tenant-Made Alteration. Tenant shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction. Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the names of all general contractors and subcontractors who did work on the Tenant-Made Alterations and final lien waivers from all such contractors and subcontractors. Upon surrender of the Premises, any Tenant-Made Alterations constructed by or on behalf of Tenant (other than interior painting) shall be removed from the Premises at Tenant’s expense, except to the extent Landlord and Tenant have otherwise agreed in writing in connection with Landlord’s consent to any Tenant-Made Alterations that they may remain on the Premises as Landlord’s property. Upon Tenant’s written request, Landlord shall provide Tenant, at the time of Tenant’s request for approval of any Tenant-Made Alterations (including, but no limited to, the Electrical Work), a list of which Tenant-Made Alterations , if any, may remain on the Premises as Landlord’s property upon surrender of the Premises. Tenant shall repair any damage caused by the removal of the Tenant-Made Alterations upon surrender of the Premises and restore the Premises to the condition in which Tenant received it in accordance with Paragraph 21 below.
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13. Signs. Tenant shall not make any changes to the exterior of the Premises, install any exterior lights, decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type which can be viewed from the exterior of the Premises, without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion. Notwithstanding the foregoing, Tenant shall have the right to install signage on the exterior of the Building and on the monument sign designated for the Building with its company name and/or logo, subject to (i) compliance with all applicable Legal Requirements, (ii) the Project’s sign criteria and (iii) Landlord’s reasonable approval of the size, location, color, style and contents of the signage. Upon surrender or vacation of the Premises, Tenant shall have removed all signs and repair, paint, and/or replace the building facia surface and the monuments to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for its signage.
14. Parking. Tenant shall be entitled, at no additional charge, to use the number of non-designated and non-exclusive parking space specified on the first page of this Lease. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties and makes no representations or warranties that the available parking is sufficient for Tenant’s use of Premises. Tenant shall not park or permit any parking of vehicles overnight.
15. Restoration. If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall notify Tenant within ten (10) business days after such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed 45 days, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party given no later than 30 days after Landlord’s notice. If neither party elects to terminate this Lease or if Landlord reasonably estimates that restoration will take 45 days or less, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by Landlord and paid by Tenant, subject to delays arising from the collection of insurance proceeds or from Force Majeure events (as defined in Paragraph 33). Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Gross Rent shall be abated for the period of repair and restoration commencing on the date of such casualty event in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate the Lease by reason of damage or casualty loss.
16. Condemnation. If any part of the Premises or the Project should be taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and the Taking would materially interfere with or impair Landlord’s ownership or operation of the Project, then upon written notice by Landlord this Lease shall terminate and Gross Rent shall be apportioned as of said date. In the event (i) more than thirty percent (30%) of the Premises is involved in a Taking as described in this Paragraph 16, or (ii) more than thirty percent (30%) of the parking spaces for the Building are Taken and not replaced by Landlord with other parking spaces in the Project proximate to the Building, and in either case the Taking, in Tenant’s reasonable judgment, would materially interfere with or impair Tenant’s operations at the Premises, then in any such event Tenant shall have the right to terminate this Lease by giving written notice of termination to Landlord within thirty (30) days of such Taking. If a part of the Premises shall be Taken, and this Lease is not terminated as provided above, the Gross Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances. In the event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Trade Fixtures, if a separate award for such items is made to Tenant. The foregoing termination right in this Paragraph 16 shall be in addition to, and not in lieu of, the termination rights of Landlord and Tenant set forth in the Summary of Basic Lease Terms.
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17. Assignment and Subletting. Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or hypothecate its leasehold interest or grant any concession or license within the Premises (each a “Transfer”) without Landlord’s prior written consent, which shall not be unreasonably withheld conditioned or delayed. Each Tenant request for a Transfer accompanied by such documentation and information as shall enable Landlord to evaluate the request for Transfer. It shall be reasonable for the Landlord to withhold, delay or condition its consent, where required, to any requested Transfer in any of the following instances: (i) the assignee or the sublessee of more than fifty percent (50%) of the Premises does not have the credit, net worth or liquidity necessary, in Landlord’s reasonable opinion, to fulfill the obligations of Tenant under this Lease; (ii) occupancy of the Premises by the assignee or sublessee would, in Landlord’s reasonable opinion, violate any agreement binding upon Landlord or the Project with regard to the identity of tenants, usage in the Project, or similar matters; (iii) the identity or business reputation of the assignee or sublessee will, in the good faith judgment of Landlord, tend to damage the goodwill or reputation of the Project; and (iv) in the case of a sublease, the subtenant has not acknowledged that the sublease is subject and subordinate to the Lease. The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment or sublease. Any approved assignment or sublease shall be expressly subject to the terms and conditions of this Lease. Tenant shall provide to Landlord all information concerning the Transfer as Landlord may reasonably request. Landlord may revoke its consent immediately and without notice if, as of the effective date of the assignment or sublease, there has occurred and is continuing any Event of Default periods under this Lease. For purposes of this paragraph, a transfer of 49% or more of the ownership interests controlling Tenant shall be deemed a Transfer of this Lease unless such ownership interests are publicly traded.
17.1 Recapture Right. Upon Landlord’s receipt of Tenant’s written notice of a desire to assign or sublet the Premises, Landlord may, by giving written notice to Tenant within 30 days after receipt of Tenant’s notice, terminate this Lease with respect to the space described in Tenant’s notice, as of the date specified in Tenant’s notice for the commencement of the proposed assignment or sublease. Tenant may withdraw its notice to sublease or assign by notifying Landlord within 10 days after Landlord has given Tenant notice of such termination, in which case the Lease shall not terminate but shall continue.
17.2 Permitted Assignments. Notwithstanding the above, Tenant may assign or sublet the Premises, or any part thereof, to any entity wholly owned by Tenant, or comprised of exactly the same ownership as Tenant; (ii) any corporation or other entity resulting from the merger or consolidation of Tenant where the resulting Tenant entity maintains a post transfer tangible net worth equal to or greater than Tenant’s immediately prior to such assignment or sublease or the tangible net worth of the Tenant at the time it executed the Lease; or (iii) any corporation, partnership or other entity, or person which acquires 49% or more of the ownership interests controlling Tenant or all or substantially all of the assets of Tenant where the resulting Tenant entity maintains a post transfer tangible net worth equal to or greater than Tenant’s immediately prior to such assignment or sublease or the tangible net worth of the Tenant at the time it executed the Lease (each a “Permitted Transferee”), without the prior written consent of Landlord. Tenant hereby agrees to give Landlord written notice ten (10) days prior to such merger, consolidation, or transfer of assets along with any documentation reasonably requested by Landlord related to the required conditions as provided above. Except for a transfer to a Permitted Transferee, Tenant shall reimburse Landlord for all of Landlord’s reasonable third party out-of-pocket expenses in connection with any assignment or sublease, not to exceed $2,500.00. This Lease shall be binding upon Tenant and its successors and permitted assigns.
17.3 Primary Responsibility and Excess Rental. Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such assignments or sublettings). In the event that the rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to pay Landlord as additional rent hereunder 50% such excess rental and other excess consideration, after first deducting the customary and reasonable cost of any real estate commissions, attorneys’ fees, Landlord approved tenant improvements, credit for free rent and other inducement costs incurred in connection with such assignment or sublease, within 10 days following receipt thereof by Tenant; provided in the event of a sublease which is less than 100% of the Premises such excess rental and other consideration shall be applied on a square foot basis.
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17.4 Additional Conditions of Subletting and Assignment. If this Lease be assigned or if the Premises be subleased (whether in whole or in part) or in the event of the mortgage, pledge, or hypothecation of Tenant’s leasehold interest or grant of any concession or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon an Event of Default by Tenant hereunder Landlord may collect rent from the assignee, sublessee, mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding paragraph, apply the amount collected to the next rent payable hereunder; and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder.
18. Indemnification. Except for the negligence or willful misconduct of Landlord, its agents, employees or contractors, and to the extent permitted by law, Tenant agrees to indemnify, defend and hold harmless Landlord, and Landlord’s agents, employees and contractors, from and against any and all losses, liabilities, damages, costs and expenses (including reasonable attorneys’ fees) resulting from claims by third parties for injuries to any person and damage to or theft or misappropriation or loss of property occurring in or about the Project and arising from the use and occupancy of the Premises or from any activity, work, or thing done, permitted or suffered by Tenant in or about the Premises or due to any other act or omission of Tenant, its subtenants, assignees, invitees, employees, contractors and agents. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s obligations under this Paragraph 18.
19. Inspection and Access. After providing Tenant with written notice of its intent to enter the Premises for the purposes stated below, Landlord and its agents, representatives, and contractors may enter the Premises at reasonable times no earlier than twenty-four (24) hours (except in the case of an emergency) after such notice for the purpose inspecting the Premises, making such repairs as may be required or permitted pursuant to this Lease, or showing the Premises to prospective purchasers or lenders. Additionally, after providing Tenant with written notice of its intent to enter the Premises no earlier than twenty-four (24) hours after the delivery of such notice, Landlord and Landlord’s representatives may enter the Premises during business hours for the purpose of showing the Premises to prospective purchasers and prospective tenants. Landlord may erect a suitable sign on the Premises stating the Premises are available to let, or that the Project is available for sale, at any time. Landlord may grant easements, make public dedications, designate and modify common areas and create restrictions on or about the Premises. At Landlord’s request, Tenant shall execute commercially reasonable instruments as may be necessary for such easements, dedications or restrictions.
20. Quiet Enjoyment. If Tenant shall perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person claiming by, through or under Landlord. Subject to Legal Requirements and Landlord’s remedies following an Event of Default, Tenant shall have access to the Premises 24 hours a day, 7 days a week.
21. Surrender. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant shall surrender the Premises to Landlord in the same condition as received ordinary wear and tear, casualty loss and condemnation covered by Paragraphs 15 and 16 and otherwise in accordance with requirements set forth in herein. Without limiting the foregoing, Tenant prior to surrender shall clean any staining on the foundations and flooring resulting from oil, gasoline or other automotive fluids, to the extent caused by Tenant or its employees, agents contractors or invitees. Any Trade Fixtures, Tenant-Made Alterations and property not so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from Landlord’s retention and disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the Lease Term, including without limitation, indemnity obligations and all obligations concerning the condition and repair of the Premises. The foregoing shall not be construed to limit Landlord’s other remedies in connection with Tenant’s failure to meet its removal and surrender obligations under this Lease. Upon Tenant’s request prior to the expiration or termination of the Lease Term, Landlord shall conduct an inspection of the Premises to identify for Tenant any Tenant maintenance, repair or replacement obligations to the extent they are visually identifiable by Landlord during such inspection.
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22. Holding Over. If Tenant retains possession of the Premises after the expiration or earlier termination of the Lease Term, unless otherwise agreed in writing, such possession shall be subject to immediate termination by Landlord at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other similar right or option) shall be applicable during such holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Gross Rent for the holdover period, an amount determined as follows: The product of the last month’s Gross Rent in effect prior to the expiration or termination date of the Lease Term, and a percentage multiplier of two hundred percent (200%). All other payments shall continue under the terms of this Lease. In addition, Tenant shall be liable for all damages (but not punitive damages, which Landlord hereby waives) incurred by Landlord as a result of such holding over; provided, however, that Landlord provides Tenant with written notice that Landlord is in negotiations with another prospective tenant, and Tenant fails to thereafter surrender the Premises in accordance with this Lease on, or prior to, the date identified in Landlord’s notice. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Paragraph 22 shall not be construed as consent for Tenant to retain possession of the Premises. For purposes of this Paragraph 22, “possession of the Premises” shall continue until, among other things, Tenant has delivered all keys to the Premises to Landlord, Landlord has complete and total dominion and control over the Premises, and Tenant has completely fulfilled all obligations required of it upon termination of the Lease as set forth in this Lease, including, without limitation, those concerning the condition and repair of the Premises.
23. Events of Default. Each of the following events shall be an event of default (“Event of Default”) by Tenant under this Lease:
(i) Tenant shall fail to pay any installment of Gross Rent or any other payment required herein when due, and such failure shall continue for a period of 5 business days after written notice from Landlord to Tenant that such payment was due; provided, however, that Landlord shall not be obligated to provide written notice of such failure more than 1 time in any consecutive 12-month period, and the failure of Tenant to pay any second or subsequent installment of Gross Rent or any other payment required herein when due in any consecutive 12-month period shall constitute an Event of Default by Tenant under this Lease without the requirement of notice or opportunity to cure; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under applicable law.
(ii) Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (A) make a general assignment for the benefit of creditors; (B) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “proceeding for relief”); (C) become the subject of any proceeding for relief which is not dismissed within 60 days of its filing or entry; or (D) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).
(iii) Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or shall expire or shall be reduced or materially changed, except, if the same is replaced in each case, as permitted in this Lease and no lapse in coverage occurred during such replacement process.
(iv) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to this Lease except as otherwise permitted in this Lease.
(v) Tenant shall fail to discharge or bond over in a manner reasonable acceptable to Landlord any lien placed upon the Premises in violation of this Lease within 30 days after any such lien or encumbrance is filed against the Premises.
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(vi) Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Paragraph 23, and except as otherwise expressly provided herein, such default shall continue for more than 30 days after Landlord shall have given Tenant written notice of such default (said notice being in lieu of, and not in addition to, any notice required as a prerequisite to a forcible entry and detainer or similar action for possession of the Premises); provided that if more than 30 days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the 30 day period and thereafter diligently prosecutes it to completion.
(vii) Tenant agrees that any notice given by Landlord pursuant to this Paragraph of the Lease shall satisfy the requirements for notice under California Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding.
24. Landlord’s Remedies. Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing, Landlord may at any time thereafter at its election: terminate this Lease or Tenant’s right of possession, (but Tenant shall remain liable as hereinafter provided) and/or pursue any other remedies at law or in equity. Upon the termination of this Lease or termination of Tenant’s right of possession, it shall be lawful for Landlord, without formal demand or notice of any kind, to re-enter the Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to remove Tenant and all persons and property therefrom. If Landlord re-enters the Premises, Landlord shall have the right to keep in place and use, or remove and store, all of the furniture, fixtures and equipment at the Premises.
Except as otherwise provided in the next paragraph, if Tenant breaches this Lease and abandoned the Premises prior to the end of the term hereof, or if Tenant’s right to possession is terminated by Landlord because of an Event of Default by Tenant under this Lease, this Lease shall terminate. Upon such termination, Landlord may recover from Tenant the following, as provided in Section 1951.2 of the Civil Code of California: (i) the worth at the time of award of the unpaid Gross Rent and other charges under this Lease that had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the reasonable value of the unpaid Gross Rent and other charges under this Lease which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonable avoided; (iii) the worth at the time of award by which the reasonable value of the unpaid Gross Rent and other charges under this Lease for the balance of the term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; and (iv) 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 that in the ordinary course of things would be likely to result therefrom. As used herein, the following terms are defined: (a) The “worth at the time of award” of the amounts referred to in Paragraphs (i) and (ii) is computed by allowing interest at the lesser of 10 percent per annum or the maximum lawful rate. The “worth at the time of award” of the amount referred to in Paragraph (iii) is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent; (b) The “time of award” as used in clauses (i), (ii), and (iii) above is the date on which judgment is entered by a court of competent jurisdiction; (c) The “reasonable value” of the amount referred to in clause (ii) above is computed by determining the mathematical product of (1) the “reasonable annual rental value” (as defined herein) and (2) the number of years, including fractional parts thereof, between the date of termination and the time of award. The “reasonable value” of the amount referred to in clause (iii) is computed by determining the mathematical product of (1) the annual Gross Rent and other charges under this Lease and (2) the number of years including fractional parts thereof remaining in the balance of the term of this Lease after the time of award. Tenant acknowledges and agrees that the term “detriment proximately caused by Tenant’s failure to perform its obligations under this Lease” includes, without limitation, the value of any abated or free rent given to Tenant.
Even though Tenant has breached this Lease and abandoned the Premises, this Lease shall continue in effect for so long as Landlord does not terminate Tenant’s right to possession, and Landlord may enforce all its rights and remedies under this Lease, including the right to recover rent as it becomes due. This remedy is intended to be the remedy described in California Civil Code Section 1951.4, and the following provision from such Civil Code Paragraph is hereby repeated: “The Lessor has the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has right to sublet or assign subject only to reasonable limitations).” Any such payments due Landlord shall be made upon demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due from time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter elect in writing to terminate this Lease for such previous breach.
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Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law, it being understood that such surrender and/or termination can be effected only by the written agreement of Landlord and Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord shall have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of rent or other payment with knowledge of the breach of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a judgment or by warrant of any court or judge. The terms “enter,” “re-enter,” “entry” or “re-entry,” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises shall be on such terms and conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Landlord shall not be liable, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting.
25. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is reasonably necessary provided that Landlord commences such cure within the 30-day period and diligently prosecutes it to completion). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease or offset any Gross Rent or other amounts due under this Lease for breach of Landlord’s obligations hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease shall be limited solely to its interest in the Premises and all income derived therefrom following notice from Tenant of any claims of Landlord default, and in no event shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord. Notwithstanding the negligence (including, without limitation, gross negligence) or breach of this Lease by Landlord or its agents, neither Landlord nor its agents shall be liable under any circumstances (pursuant to any legal or equitable remedy) for: (i) injury or damage to the person or goods, wares, merchandise or other property of Tenant, Tenant’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises, or from other sources or places, (ii) injury to Tenant’s business or for any loss of income or profit therefrom, or (iii) consequential or punitive damages. Instead, it is intended that Tenant’s sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies) that Tenant is required to maintain pursuant to the provisions of this Paragraph.
26. Landlord Lien Waiver. Landlord hereby irrevocably waives any right, title or interest in or to Tenant’s furniture, fixtures, equipment and inventory (collectively, “Personal Property”) and Trade Fixtures that the Tenant may now or hereafter have at the Premises (and/or use in connection with Tenant’s business operations at the Premises) and agrees that the Personal Property and the Trade Fixtures are, and shall remain personal property, notwithstanding the manner in which it is installed or affixed to the Premises. Provided there is no ongoing Event of Default, at least twenty (20) business days prior written notice from Tenant, Landlord hereby agrees to deliver Landlord’s commercially reasonable form of consent and waiver of lien rights with respect to Tenant’s Personal Property and Trade Fixtures to Tenant’s lenders and to Tenant’s lessors of Personal Property and/or Trade Fixtures.
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27. Subordination. This Lease and Tenant’s interest and rights hereunder are and shall be subject and subordinate at all times to the lien of any first mortgage, now existing or hereafter created on or against the Premises or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof (collectively, “Security Instruments” and each a “Security Instrument”) without the necessity of any further instrument or act on the part of Tenant. Tenant agrees, at the election of the holder of any such mortgage, to attorn to any such holder of a Security Instrument. Subject to the requirements of this Paragraph, Tenant agrees upon demand to execute, acknowledge and deliver such commercially reasonable instruments, confirming such subordination and such instruments of attornment as shall be requested by any such holder; provided, however, that Tenant shall not have any right to any form of non-disturbance agreement from the mortgagee or the beneficiary given the short-term nature of this Lease. The term “mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “holder” of a mortgage shall be deemed to include the beneficiary under a deed of trust.
28. Mechanic’s Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in any manner to bind the interest of Landlord or Tenant in, the Premises or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease. Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within 30 days of the filing or recording thereof; provided, however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such 30 day period.
29. Estoppel Certificates. Each party agrees, from time to time, within 10 business days after request of the requesting party, to execute and deliver to the requesting party, or the requesting party’s designee, any estoppel certificate requested by the other, stating, if true, that this Lease is in full force and effect, the date to which rent has been paid, that the requesting party is not in default hereunder (or specifying in detail the nature of the requesting party’s default), the expiration date of this Lease and such other matters pertaining to this Lease as may be reasonably requested by the requesting party. Each party’s obligation to furnish each estoppel certificate in a timely fashion is a material inducement for each party’s execution of this Lease. No cure or grace period provided in this Lease shall apply to either party’s obligations to timely deliver an estoppel certificate.
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30. Environmental Requirements. Except for Hazardous Material contained in products used by Tenant in de minimis or reasonable quantities that are in compliance with Environmental Requirements for ordinary cleaning and office purposes, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or transport, store, use, generate, manufacture or release any Hazardous Material in or about the Premises without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole and absolute discretion. Prior to the Commencement Date (or any earlier access date under this Lease), Tenant shall provide Landlord with a list of any Hazardous Material (such as chemicals, solvents or heavy metals) that Tenant plans to use in the Premises for Landlord’s approval in Landlord’s sole and absolute discretion. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and shall remediate in a manner satisfactory to Landlord any Hazardous Materials released on or from the Project by Tenant, its agents, employees, contractors, subtenants or invitees. Tenant shall complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture or release of Hazardous Materials on the Premises. The term “Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. The term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant listed or defined as hazardous or toxic, under any Environmental Requirements, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or residues generated, resulting, or produced therefrom. No cure or grace period provided in this Lease shall apply to Tenant’s obligations to comply with the terms and conditions of this Paragraph 30.
30.1 Tenant Environmental Indemnity. Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without limitation, diminution in value of the Premises or the Project and loss of rental income from the Project), claims, demands, actions, suits, damages, expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup expenses), and costs (including, without limitation, reasonable attorneys’ fees, consultant fees or expert fees and including, without limitation, removal or management of any asbestos brought into the property or disturbed in breach of the requirements of this Paragraph 30, regardless of whether such removal or management is required by the Environmental Requirements) which are brought or recoverable against, or suffered or incurred by Landlord as a result of any release of Hazardous Materials for any breach of the requirements under this Paragraph 30 by Tenant, its agents, employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance. The obligations of Tenant under this Paragraph 30 shall survive any termination of this Lease
30.2 Limitations on Tenant Liability for Hazardous Materials. Landlord represents and warrants that, to Landlord’s actual knowledge as of the Commencement Date, there are no Hazardous Materials in, on or under the Premises in violation of Environmental Requirements. Notwithstanding anything to the contrary in this Paragraph 30, Tenant shall have no liability of any kind to Landlord as to Hazardous Materials on the Premises (i) caused or permitted by Landlord, its agents, employees, contractors or invitees; (ii) in existence prior to the Commencement Date (or any early date of entry by Tenant during the Early Access Period); or (iii) that migrate onto or under the Premises by no fault of Tenant, its agents, employees, contractors or invitees, except in each case to the extent exacerbated by Tenant its agents, employees, contractors, subtenants or invitees. As used herein, the phrase “Landlord’s actual knowledge” shall mean the actual knowledge, without duty to further investigate or inquire, of Mitchell J. Kalcic, a principal of Landlord. Notwithstanding the foregoing definition, in no event shall the named individual have any personal liability to Tenant under this Lease, at law or in equity.
30.3 Inspections, Testing and Hazardous Material Conditions. Subject to the requirements of Paragraph 19 above, Landlord shall have access to, and a right to perform inspections and tests of, the Premises to determine Tenant’s compliance with Environmental Requirements, its obligations under this Paragraph 30, or the environmental condition of the Premises; provided, any such inspections and tests shall be done at a time and in a manner so as minimize interference with Tenant’s operations at the Premises. Such inspections and tests shall be conducted at Landlord’s expense, unless such inspections or tests reveal that Tenant has not complied with any Environmental Requirement, in which case Tenant shall reimburse Landlord for the reasonable cost of such inspection and tests. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. If a condition involving the presence of, or a contamination by, a Hazardous Material at the Premises that requires remediation (a “Hazardous Material Condition”) occurs or is discovered during the Lease Term and is not Tenant’s responsibility under this Lease or the Legal Requirements (in which Tenant’s-responsibility case Tenant shall make the investigation and remediation thereof required by this Lease and/or the Legal Requirements and this Lease shall continue in full force and effect, but subject to Landlord’s rights under Paragraph 6(B)(4) and Paragraph 9), and if Landlord elects to remediate such condition and the estimated cost therefor exceeds $150,000, Landlord may, at Landlord’s sole discretion, give written notice to Tenant of Landlord’s desire to terminate this Lease as of the date 30 days following the date of such notice. In the event Landlord elects to give a termination notice, Tenant may, within 10 days thereafter, give written notice to Landlord of Tenant’s commitment to pay the amount by which the cost of the remediation of such Hazardous Material Condition exceeds $150,000. Tenant shall provide Landlord with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and Landlord shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Tenant does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall terminate as of the date specified in Landlord’s notice of termination.
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31. Rules and Regulations. Tenant shall, at all times during the Lease Term and any extension thereof, comply with the current rules and regulations attached hereto as Exhibit C and any reasonable amendments, modifications or additions thereto that do not circumvent the express terms of this Lease as may hereafter be promulgated by Landlord at any time or from time to time established covering use of the Premises. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants in the Project.
32. Security Service. Tenant acknowledges and agrees that Landlord is not providing any security services with respect to the Premises and that Landlord shall not be liable to Tenant for, and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises.
33. Force Majeure. Landlord and Tenant shall not be held responsible for delays in the performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord or Tenant, as applicable (“Force Majeure”). In no event shall any Force Majeure event excuse, delay or release the performance of any monetary obligation of Tenant under this Lease.
34. Entire Agreement. This Lease constitutes the complete agreement of Landlord and Tenant with respect to the subject matter hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises, negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both parties hereto.
35. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.
36. Brokers. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, other than the brokers, if any, set forth on the first page of this Lease, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. Landlord represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, other than the brokers, if any, set forth on the first page of this Lease, and Landlord agrees to indemnify and hold Tenant harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Landlord with regard to this leasing transaction. Landlord shall pay said brokers a commission pursuant to a separate agreement, which separate agreement shall provide that the commission payable shall not be earned or payable unless and until the earlier of (i) Tenant obtaining a permit from the City of Mountain View for the Electrical Work and waiving in writing its termination right under Paragraph 3, or (ii) the expiration of the Permit Contingency Period if Tenant has not then terminated the Lease pursuant to Paragraph 3. If the Tenant terminates the Lease pursuant to Paragraph 3, then the separate agreement shall provide that no commission shall be payable to said brokers.
37. Disclosure Regarding Prior Use. Landlord has informed Tenant, and Tenant understands and acknowledges, that due to the prior use of the Premises as a gymnasium, there may be a residual odor in the Building. Landlord is not required to address or remediate this odor in connection with Tenant’s use of the Premises under this Lease. Tenant has investigated the odor prior to the Commencement and waives any right to object to, or hold Landlord responsible for, any resolution or remediation of the odor. Landlord recommends that Tenant circulate air in the Building to mitigate the odor.
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38. Miscellaneous.
(a) Any payments or charges due from Tenant to Landlord hereunder shall be considered rent for all purposes of this Lease.
(b) If and when included within the term “Tenant,” as used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant.
(c) All notices required or permitted to be given under this Lease shall be in writing and shall be sent by registered or certified mail, return receipt requested, or by a reputable national overnight courier service, postage prepaid, or by hand delivery addressed to Landlord at c/o The Pillar Group, 951 Industrial Road, Suite F, San Carlos, CA 94070, Attn: Mitch Kalcic, and addressed to Tenant at its address in the Summary of Basic Lease Terms. Upon receipt of Landlord’s Notice, the lender shall thereupon have the right but not the obligation to cure such default within any applicable cure period, running concurrently, that Tenant has, if any. Either party may by notice given aforesaid change its address for all subsequent notices or add an additional party to be copied on all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery (or refusal thereof).
(d) Except as otherwise expressly provided in this Lease or as otherwise required by law, wherever in this Lease the consent of a Landlord or Tenant is required to an act by or for the other party, such consent shall not be unreasonably withheld.
(e) At Landlord’s request from time to time (but not more than 1 time during any 12-month period), and subject to a customary non-disclosure agreement, Tenant shall furnish Landlord with true and complete copies of Tenant’s most recent annual and quarterly financial statements prepared by Tenant or Tenant’s accountants.
(f) Neither this Lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease.
(g) The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto.
(h) The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties.
(i) Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease.
(j) Any amount not paid by Tenant within 5 business days after its due date in accordance with the terms of this Lease shall bear interest from such due date until paid in full at the lesser of the highest rate permitted by applicable law or 10 percent per year. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder.
(k) Construction and interpretation of this Lease shall be governed by the laws of the state in which the Premises is located, excluding any principles of conflicts of laws.
(l) Time is of the essence as to the performance of Tenant’s and Landlord’s obligations under this Lease.
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(m) All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control.
(n) In the event either party hereto initiates litigation to enforce the terms and provisions of this Lease, the non-prevailing party in such action shall reimburse the prevailing party for its reasonable attorney’s fees, filing fees, and court costs.
(o) Tenant agrees and understands that Landlord shall have the right (provided that the exercise of Landlord’s rights does not adversely affect Tenant’s use and occupancy of the Premises or subject Tenant to additional costs), without Tenant’s consent, to place a solar electric generating system on the roof of the Building or enter into a lease for the roof of the Building whereby such roof tenant shall have the right to install a solar electric generating system on the roof of the Building. Upon receipt of written request from Landlord, Tenant, at Tenant’s sole cost and expense, shall deliver to Landlord data regarding the electricity consumed in the operation of the Premises (the “Energy Data”) for purposes of regulatory compliance, manual and automated benchmarking, energy management, building environmental performance labeling and other related purposes, including but not limited, to the Environmental Protection Agency’s Energy Star rating system and other energy benchmarking systems. Landlord shall use commercially reasonable efforts to utilize automated data transmittal services offered by utility companies to access the Energy Data. Landlord shall not publicly disclose Energy Data without Tenant’s prior written consent. Landlord may, however, disclose Energy Data that has been modified, combined or aggregated in a manner such that the resulting data is not exclusively attributable to Tenant. Landlord shall furnish to Tenant all disclosures and other documentation and information for the Premises required under Section 25402.10 of the California Public Resources Code and its implementing regulations prior to the date of execution of the Lease. Notwithstanding anything herein to the contrary, Tenant acknowledges and accepts that a violation by Landlord of this paragraph shall not give Tenant the right to rescind or terminate this Lease in any manner whatsoever.
(p) This Lease may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Lease. Execution copies of this Lease may be delivered by facsimile or email, and the parties hereto agree to accept and be bound by facsimile signatures or scanned signatures transmitted via email hereto, which signatures shall be considered as original signatures with the transmitted Lease having the same binding effect as an original signature on an original Lease. At the request of either party, any facsimile document or scanned document transmitted via email is to be re-executed in original form by the party who executed the original facsimile document or scanned document. Neither party may raise the use of a facsimile machine or scanned document or the fact that any signature was transmitted through the use of a facsimile machine or email as a defense to the enforcement of this Lease.
(q) If Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”) Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant this Paragraph of the Lease, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. In such case, Tenant’s Representative shall (a) remain subject to all of the terms and requirements of this Paragraph; (b) shall have deposited with Landlord as security for the timely payment of rent an amount equal to the larger of: (1) three (3) months’ Rent and other monetary charges accruing under this Lease; and (2) any sum specified in Paragraph 1 (Basic Lease Provisions) of this Lease; and (c) shall have provided Landlord with adequate other assurance of the future performance of the obligations of Tenant under this Lease. In the event that an attorney is employed or expenses are incurred to pursue, protect, enforce or litigate the obligations hereunder, whether by suit, action or other proceeding, Tenant’s Representative promises to pay all such expenses and reasonable attorneys’ fees, including, without limitation, reasonable attorneys’ fees incurred in or with respect to any bankruptcy proceeding.
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39. Limitation of Liability of Trustees, Shareholders, and Officers of Landlord. Any obligation or liability whatsoever of Landlord which may arise at any time under this Lease or any obligation or liability which may be incurred by it pursuant to any other instrument, transaction, or undertaking contemplated hereby shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property of, its trustees, directors, shareholders, officers, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise, except to the extent of a willful unlawful distribution of Landlord’s income to such parties.
40. Accessibility; Americans with Disabilities Act.
(i) CASp Statement. Landlord makes the following statement based on Landlord’s actual knowledge in order to comply with California Civil Code Section 1938: The Building and Premises have not undergone an inspection by a Certified Access Specialist (CASp).
(ii) No Representation or Warranty. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Tenant’s specific use of the Premises, Landlord makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Tenant’s use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Tenant agrees to make any such necessary modifications and/or additions at Tenant’s expense.
(iii) California Law Disclosure. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.
(iv) Acknowledgement. Landlord and Tenant hereby mutually agree that in the event a CASp inspection is requested by Tenant, the fee for the CASp inspection shall be paid by Tenant and the cost of making any repairs necessary to correct violations of construction-related accessibility standards noted in the CASp inspection shall be paid by Landlord or Tenant pursuant to the terms of this Lease.
41. WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
42. ASBESTOS DISCLOSURE. LANDLORD HEREBY DISCLOSES TO TENANT THAT, BASED ON THE AGE OF THE BUILDING, LANDLORD HAS REASONABLE CAUSE TO BELIEVE THAT ASBESTOS-CONTAINING MATERIALS MAY BE PRESENT IN THE BUILDING AND THE PREMISES. TENANT ACKNOWLEDGES THAT LANDLORD HAS SATISFIED ITS OBLIGATION TO NOTIFY TENANT OF THE PRESENCE OF ASBESTOS-CONTAINING MATERIALS IN THE BUILDING PURSUANT TO CALIFORNIA HEALTH & SAFETY CODE SECTION 25359.7, AND TENANT SHALL NOT DISTURB ANY MATERIALS THAT MAY CONTAIN ASBESTOS.
43. Arbitration. Except as otherwise expressly provided herein, in the event of any dispute or disagreement between the parties as to the validity, construction, enforceability or performance of this Lease which cannot be resolved by the mutual agreement of the parties, and mindful of the high cost of litigation, not only in dollars but time and energy as well, the parties intend to and do hereby establish a quick, final and binding out-of-court dispute resolution procedure to be followed in the unlikely event any controversy should arise out of or concerning the performance of this Lease. Accordingly, the parties do hereby covenant and agree as follows:
(i) Any controversy, dispute, or claim of whatever nature arising out of, in connection with, or in relation to the interpretation, performance or breach of this Lease, including any claim based on contract, tort, or statute, shall be determined, at the request of any party to this Lease by binding arbitration before a retired judge of the applicable court of jurisdiction affiliated with Judicial Arbitration & Mediation Services, Inc. (“J.A.M.S.”) conducted at a location determined by an arbitrator in the County of Santa Clara, State of California administered by and in accordance with the then existing Rules of Practice and Procedure of Judicial Arbitration & Mediation Services (J.A.M.S.), and judgment upon any award rendered by the arbitrator(s) may be entered by any state or federal Court having jurisdiction thereof.
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(ii) The provisions of California Code of Civil Procedures Section 1283.05 or its successor section(s) are incorporated in and made a part of this Lease. Depositions may be taken and discovery may be obtained in any arbitration under this Lease in accordance with such section(s).
(iii) The arbitrator shall determine which is the prevailing party and may include in the award that party’s costs and reasonable attorneys’ fees.
(iv) As soon as practicable after selection of the arbitrator, the arbitrator or such arbitrator’s designated representative shall determine a reasonable estimate of anticipated fees and costs of the arbitrator, and render a statement to each party setting forth that party’s pro rata share of such fees and costs. Thereafter each party shall, within ten (10) days of receipt of such statement, deposit such sum with the arbitrator. Failure of any party to make such a deposit shall not otherwise serve to abate, stay or suspend the arbitration proceedings.
(v) Any party shall have the right to apply for and obtain a temporary restraining order or other temporary or permanent injunctive or equitable relief from a court of competent jurisdiction to enforce the provisions hereof or to otherwise protect its rights under this Paragraph 43.
(vi) Notwithstanding the foregoing, the following claims, disputes or disagreements under this Lease are expressly excluded from the arbitration procedures set forth herein: (a) disputes for which a different resolution determination is specifically set forth in this Lease; (b) all claims by either party which (1) seek anything other than enforcement or determination of rights under this Lease or (2) are primarily founded upon matters of fraud, willful misconduct, bad faith or any other allegations of tortious action, and seek the award of punitive or exemplary damages; (c) claims relating to (1) Landlord’s exercise of any unlawful detainer rights pursuant to applicable Legal Requirements or (2) rights or remedies used by Landlord to gain possession of the Premises or terminate Tenant’s right of possession to the Premises, all of which disputes shall be resolved by suit filed in the applicable court of jurisdiction, the decision of which court shall be subject to appeal pursuant to applicable Legal Requirements; and (d) any claim or dispute that is within the jurisdiction of Small Claims Court.
(vii) The provisions of this Paragraph shall not limit, require the postponement of, or in any other way preclude the exercise of any right or remedies otherwise enjoyed by any party to this Lease under the provisions hereof.
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the dates set forth below.
TENANT: | LANDLORD: | |||
ARCHER AVIATION, INC.
a Delaware corporation |
JACK DYMOND LATHING CO., LLC,
a California limited liability company |
|||
By: | /s/ Adam Goldstein | By: | THE PILLAR GROUP, LP, | |
Name: | Adam Goldstein | a California limited partnership its manager | ||
Title: | Cofounder | |||
By: | By: | /s/ Mitchell Kalcic | ||
Name: | Mitchell Kalcic, Trustee of the Kalcic | |||
Title: | Revocable Living Trust U.T.A. Separate | |||
Property, its general partner |
Date: | 12/15/2020 | Date: | Dec 17, 2020 |
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EXHIBIT A
PROJECT SITE PLAN
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED DECEMBER 11, 2020 BETWEEN
JACK DYMOND LATHING CO., LLC
and
ARCHER AVIATION, INC.
(see attached)
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EXHIBIT B
PREMISES SPACE PLAN
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED DECEMBER 11, 2020 BETWEEN
JACK DYMOND LATHING CO., LLC
and
ARCHER AVIATION, INC.
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EXHIBIT C
PROJECT RULES AND REGULATIONS
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED DECEMBER 11, 2020 BETWEEN
JACK DYMOND LATHING CO., LLC
and
ARCHER AVIATION, INC.
Rules and Regulations
The terms, conditions and provisions of this Exhibit C are hereby incorporated into and are made a part of the Lease. Any capitalized terms used herein and not otherwise defined herein shall have the meaning ascribed to such terms as set forth in the Lease:
1. No advertisement, picture or sign of any sort shall be displayed on or outside the Premises or the Building without the prior written consent of Landlord. Landlord shall have the right to remove any such unapproved item without notice and at Tenant’s expense.
2. Tenant shall not regularly park motor vehicles in designated parking areas after the conclusion of normal daily business activity.
3. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without the prior written consent of Landlord.
4. All window coverings installed by Tenant and visible from the outside of the Building require the prior written approval of Landlord.
5. Except as expressly permitted by the Lease, Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance or any flammable or combustible materials on or around the Premises or the Building.
6. Tenant shall not alter any lock or install any new locks or bolts on any door at the Premises without the prior consent of Landlord.
7. Tenant agrees not to make any duplicate keys without the prior consent of Landlord.
8. Tenant shall park motor vehicles in those general parking areas as designated by Landlord except for loading and unloading. During those periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow within the Park and loading and unloading areas of other Tenants.
9. Tenant shall not disturb, solicit or canvas any occupant of the Building or Park and shall cooperate to prevent same.
10. No person shall go on the roof without Landlord’s permission.
11. Business machines and mechanical equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the Building, to such a degree as to be objectionable to Landlord or other Tenants, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or vibration; provided, Landlord acknowledges that Tenant will utilize power units and forklifts.
12. All goods, including material used to store goods, delivered to the Premises of Tenant shall be immediately moved into the Premises and shall not be left in parking or receiving areas overnight.
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13. Tractor trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel plates or wood blocks under the dolly wheels to prevent damage to the asphalt paving surfaces. No parking or storing of such trailers will be permitted in the auto parking areas of the Park or on streets adjacent thereto.
14. Forklifts which operate on asphalt paving areas shall not have solid rubber tires and shall only use tires that do not damage the asphalt.
15. Tenant is responsible for the storage and removal of all trash and refuse. All such trash and refuse shall be contained in suitable receptacles stored behind screened enclosures at locations approved by Landlord.
16. Tenant shall not store or permit the storage or placement of goods, or merchandise or pallets or equipment of any sort outside of the Premises nor in or around the Building, the Park or any of the Common Areas of the foregoing. No displays or sales of merchandise shall be allowed in the parking lots or other Common Areas.
17. Except for guide dogs and other service animals permitted under applicable accessibility and disability laws, Tenant shall not permit any animals, including, but not limited to, any household pets, to be brought or kept in or about the Premises, the Building, the Park or any of the Common Areas of the foregoing.
18. Tenant shall not permit any motor vehicles to be washed on any portion of the Premises or in the Common Areas of the Park, nor shall Tenant permit mechanical work or maintenance of motor vehicles to be performed in the Common Areas of the Park. The parking areas may not be used for washing, waxing, cleaning or servicing of any vehicle by Tenant or any of their agents, employees, invitees or licensees. Parking spaces may be used only for parking automobiles.
19. Tenant shall abide by the health and safety requirements of the federal government, State of California, County of Santa Clara, and City of Mountain View implemented for the novel coronavirus (Covid-19), including, without limitation, exercising social distancing and taking reasonable precautions to avoid the spread of infection. No person is permitted to enter the Building if she or he has any symptoms of cough, fever, loss of taste or any other symptoms that may be associated with Covid-19. Tenant shall regularly review the guidelines published by the Centers for Disease Control (CDC) and the state and local governmental agencies, and will implement the practices and procedures suggested thereby.
20. Landlord reserves the right to implement additional Rules and Regulations relating to access to the Premises, the Building and/or the Project which are intended to promote and protect health and physical well-being and/or intended to limit the spread of Covid-19.
Notwithstanding anything to the contrary herein, nothing contained in these Rules and Regulations shall prohibit Tenant from parking, storing, or maintaining Tenant’s vehicles or performing research and development activities on such vehicles within the Premises otherwise in accordance with the terms and conditions of the Lease.
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EXHIBIT D
ELECTRICAL WORK PLANS AND SPECIFICATIONS
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED DECEMBER 11, 2020 BETWEEN
JACK DYMOND LATHING CO., LLC
and
ARCHER AVIATION, INC.
(see attached)
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EXHIBIT E
EXCLUDED ELECTRICAL PANEL
ATTACHED TO AND A PART OF THE
LEASE AGREEMENT
DATED DECENBER 11, 2020 BETWEEN
JACK DYMOND LATHING CO., LLC
and
ARCHER AVIATION, INC.
(see attached)
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Exhibit 10.14
SUBLEASE AGREEMENT
BETWEEN
DELTA MIKE ENTERPRISES, LLC
AND
ARCHER
Aviation
SUBLEASE AGREEMENT
THIS SUBLEASE AGREEMENT (“Lease”) is entered into this March 1, 2021 (the “Effective Date”) by and between Delta Mike Enterprises, LLC, a California limited liability company (“Lessor” or “Delta Mike”), and Archer Aviation (“Lessee”).
RECITALS:
A. The City of Salinas, a California charter city and municipal corporation of the State of California (the “Master Lessor”) owns and operates the Salinas Municipal Airport in the City of Salinas, State of California; and
B. The Master Lessor and Delta Mike entered into a Lease Agreement Between the City of Salinas and Delta Mike Enterprises, LLC dated December 1, 2020 (the “Master Lease”) pursuant to which Delta Mike leased a portion of the Airport (the “Master Premises”) for its own use; and
C. Section 4.4 of the Master Lease allows Delta Mike to assign or transfer certain portions of the Master Premises to third parties in accordance with the express terms and conditions of Section 4.4; and
D. Lessee desires to lease a portion of the Master Premises for the uses permitted and upon the terms and conditions herein.
NOW, THEREFORE, in consideration of the foregoing, the mutual promises and covenants set forth in this Agreement, and for other good and valuable consideration, the sufficiency of which is hereby acknowledged, the parties agree as follows:
Article 1 DEFINITIONS AND EXHIBiTS
Section 1.1 Definitions.
The following capitalized terms have the meanings set forth in this Section 1.1 whenever used in this Agreement, unless otherwise provided:
(a) “Additional Improvements” has the meaning given in Exhibit D.
(b) “Airport” means the Salinas Municipal Airport in the City of Salinas, State of California.
(c) “ASI” means Airmotive Specialties, Inc., a California corporation, that is an affiliate of Lessor.
(d) “Base Rent” has the meaning given in Section 2.4, and includes the combined rent for the Building.
(e) “Building” has the meaning given in Section 2.1.
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(f) “Cancellation Date” has the meaning given in Section 2.3(c).
(g) “Cancellation Fee” has the meaning given in Section 2.3(c).
(h) “City Code” has the meaning given in Section 3.2(b).
(i) “Claims” has the meaning given in Section 5.1.
(j) “Clean and in Good Condition” has the meaning given in Section 6.9.
(k) “Commercial Property” means property that is offered for rent or lease to persons operating, or intending to operate, a place of public accommodation as defined in Section 202 of Chapter 2 of Part 2 of Title 24 of the California Code of Regulations, or afacility to which the general public is invited, at those premises and has the meaning given in Section 5.4.
(l) “Delta Mike” means Delta Mike Enterprises, LLC, a California limited liability company, as set forth in the opening paragraph
(m) ”Event of Default” means any material breach of this Lease
(n) “Extended Term” or “First Extended” has the meaning given in Section 2.3(b).
(o) “FAA” means the Federal Aviation Administration.
(p) “Land Use Plan” has the meaning given in Section 3.2(a).
(q) “Lease” means this Sublease Agreement, as set forth in the opening paragraph.
(r) “Lessee” means Archer Aviation Inc., as set forth in the opening paragraph.
(s) “Lessor” means the Delta Mike Enterprises, LLC, a California limited liability company, as set forth in the opening paragraph.
(t) “Master Lease” means the Lease Agreement Between the City of Salinas and Delta Mike Enterprises, LLC dated December 1, 2020, as set forth in Recital B above.
(u) “Master Lessor” means the City of Salinas, a California charter city and municipal corporation of the State of California, as set forth in the Recital A above.
(v) “Master Premises” means that portion of the Airport that Delta Mike leased from the Master Lessor pursuant to the Master Lease, as set forth in Recital B above.
(w) ”Original Term” has the meaning given in Section 2.3(a).
(x) “Part 21” has the meaning given in Section 3.3(c)(1).
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(y) “Part 77” has the meaning given in Section 3.3(d) and Title 14 Aeronautics and Space, Chapter I, Subchapter E, Part 77 — Safe Efficient Use, and Preservation of the Navigable Airspace.
(z) “Premises” means the Building and the Ramp Space leased to Lessee pursuant to Section 2.1 of this Agreement.
(aa) “Released and Indemnified Parties” means Lessor, Master Lessor, ASI, and each of their officers, any elected and/or appointed officials, employees, agents, representatives, volunteers, and assigns and as set forth in Section 5.1.
(bb) “Renewal Term” has the meaning given in Section 2.3(b).
(cc) “Rules” is defined in Section 3.2(a).
Section 1.2 Exhibits.
The following exhibits are attached to this Lease and are incorporated into it by this reference; provided, however, that any conflict between an exhibit and the main body of this Lease will be construed in favor of the latter:
Exhibit A Legal Description of the Premises
Exhibit B Depiction of the Premises
Exhibit C Permitted Uses of Premises
Exhibit D Description of the Lessee Improvements
Exhibit E Insurance Requirements
Exhibit F Rental Schedule
Article 2 LEASE PROVISIONS
Section 2.1 Premises.
(a) Demise of the Premises. Lessor hereby agrees to lease to Lessee, and Lessee hereby agrees to lease from Lessor, approximately (i) 570 square feet of office space on the upper level on the west side of the building and the north end, (ii) 5,185 square feet of hangar space on the north East corner, and (iii) 3,000 square feet Shared ramp space for ingress and egress to the facility, located at 37 Mortensen Ave., Salinas, CA 93905 (the “Building”). The Premises is described more particularly in Exhibit A and Exhibit B. Lessee may, at its option, lease additional space outside the Premises for a generator at an additional charge.
Section 2.2 Use of the Premises.
The Premises will be used only for the purposes described in Exhibit C. The Premises may not be used for any other purpose without Lessor’s written authorization. Lessee will be responsible for fencing or partitions and all other related costs in order to establish its exclusive use of the ramp space that is part of the Premises. Lessee will have access to the main ramp area but will share the main ramp area with other tenants of the Master Premises. Lessee will not use the Premises in any way that interferes with the Master Lessor (or any other tenants’) use of the Master Premises. Lessee shall keep the main hanger doors closed at all times unless Lessee is moving equipment or aircraft in and out of the hanger.
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Section 2.3 Term.
(a) Term. Except as otherwise specifically set forth in this Section, the term of this Lease shall be for a period of two (2) years commencing on March 1, 2021 (the “Commencement Date”) and ending March 31, 2023, unless sooner terminated in the manner and under the conditions herein provided (the “Original Term”). Rent due pursuant to Section 2.4 begins upon commencement of the Original Term.
(b) Renewal Options. Provided Lessee is not in default under this Sublease Agreement beyond any applicable notice and cure periods, Lessee may elect to renew this Sublease Agreement for up to three (3) one (1) year renewal periods (the “Extended Term” or “Extended Terms”) by giving Lessor written notice of each such election not less than three (3) months prior to the expiration of the then current term, as may have previously been extended. If Lessee elects to renew, the Extended Terms of the Sublease Agreement, except as otherwise specifically set forth herein, shall be on the same terms and conditions as set forth herein, except that there shall be no option to extend beyond the third Extended Term and Rent shall be calculated as provided in Section 2.4 of this Sublease Agreement.
(c) Lessee Cancellation Option. Lessee shall have the right to cancel this lease Agreement any time after the last day of the twelfth (12th) month following the Commencement Date. If Lessee desires to exercise this early cancellation option, then Lessee shall provide Lessor with not less than six (6) months prior written notice.
(d) Termination of Master Lease. This Lease shall automatically terminate without any further action of either party upon the termination of the Master Lease.
Section 2.4 Rent.
(a) Time and Place of Payments. In the event that Lessee elects to pay rent annually, the payment will be due and payable in advance for the first year on the Effective Date and each year thereafter on the annual anniversary of the Effective Date. In the event that Lessee elects to pay on a monthly basis, the payment be due and payable in advance for the first month, prorated on the basis of a thirty (30) day month for the number of days until the first (1st) day of the following month, and thereafter on the first (1st) day of each calendar month.
Checks will be made payable to Lessor and will be delivered to:
Delta Mike Enterprises, LLC
Attn: David A. Teeters
820 Park Row, #639
Salinas, California 93901
The place and time of payment may be changed at any time by the Lessor upon thirty (30) days’ written notice to Lessee. Lessee assumes all risk of loss and responsibility for late payment charges.
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(b) Amount of Rent.
(1) Base Rent. During the Original Term, rent shall be payable, at the option of the Lessee, in either annual or equal monthly installments.
(A) The monthly rate for the Building and land on the Premises equals five thousand Three hundred eighty-two dollars and 90/100 ($5,382.90) per month or sixty four thousand five hundred ninety four dollars and 80/100 ($64,594.80) per annum (“Base Rent”). The Base Rent is based upon rent of (i) 570 square feet of office space at $1.00 per square foot, (ii) 5,185 square feet of hanger space at $0.85 per square foot. Lessee may, at its option, lease space outside the Premises for a generator at a rate of $0.40 per square foot.
(2) Utilities. In addition to the Base Rent, Lessee shall pay for its prorated share of all water, gas, electricity, sewage, and any other related services supplied to the Premises. Lessee will establish phone/ethernet and trash/recycling services independent of the lease agreement. Lessor will reasonably determine the pro rata allocation of all monthly utilities to Lessee and will notify Lessee on a monthly basis with the rental invoice of Lessee’s proportionate cost, which Lessee will pay to Lessor on the first day of the month with no more than 10 days after receipt of such invoice. Lessor shall install submeters for all utility services to the Premises in order to more accurately determine Lessee’s monthly utility usage. On the Commencement Date, Lessee will pay Lessor a one-time charge of eight hundred dollars ($900.00) to reimburse Lessor for all such submeter costs incurred by Lessor. Lessor represents and warrants that there is currently 220 three phases electrical available to the Premises.
(3) Rent Increases. Pursuant to the Rental Schedule in Exhibit F, commencing on the first anniversary of the Effective Date and on each anniversary of the Effective Date thereafter, the annual Base Rent due under this Agreement shall be increased by an amount equal three and one quarter percent (3.25%) of the annual Base Rent in effect during the immediately preceding year. If lease elects to install outside generator the rent will increase the same of 3.25% per year as in rent schedule Exhibit F.
(c) Delinquent Rent. Rent will be considered delinquent if it is not paid within ten (10) days of the due date. The parties agree that Lessee’s failure to pay rent before it becomes delinquent will cause Lessor to suffer losses or damages, including but not limited to transactions charges, collections costs, and the loss of use of funds, which would be difficult to predict and calculate in advance. To compensate for such losses, Lessee will pay a late fee equal to ten percent (10%) of the amount of unpaid rent that is due and owing at the time the rent became delinquent, which the parties agree represents a reasonable estimate of Lessor’s damages,
Section 2.5 Security Deposit.
There will be a security deposit equal to $2500.00 two thousand five hundred dollars and 00/100 refundable at the expiration of this lease or any earlier termination pursuant to Article 6, lessee will return the Premises to Lessor in comparable or better condition and repair as it existed as of the Effective Date, normal wear and tear excepted.
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Section 2.6 Taxes.
(a) Lessee will pay all taxes (including possessory interest tax), property related fees, and assessments that may be levied upon the Premises, and any interest of Lessee therein, for the full term of this Lease. In addition, Lessee will solely pay (or reimburse Lessor) for one hundred percent (100%) of any increase in the possessory interest tax (or any other tax) on the Premises resulting from any Lessee improvement to the Premises.
(b) Lessor agrees to waive future tax assessments levied against the Premises by the Lessor for future improvements made by Lessor to Airport Property, that are outside of Lessee’s Leased area, and if such improvements do not provide direct benefit to Lessee. The waiver of future assessments shall not be construed or extended to waiving of existing taxes or assessments, the possessory interest tax or future assessments by other government agencies.
Article 3 AIRPORT USE RESTRICTIONS
Section 3.1 Lessor’s Reservations.
(a) Utilities. Lessor reserves the right, upon reasonable prior notice to Lessee, to install, lay, construct, maintain, repair, and operate such sanitary sewers, drains, storm water sewers, pipelines, manholes, and connections; water, oil and gas pipelines; telephone, telegraph and electric power lines; and the appliances and appurtenances necessary or convenient in connection therewith, in, over, upon, through, across, under, and along any and all portions of the Premises. No right reserved by Lessor in this Subsection shall be so exercised as to interfere unreasonably with Lessee’s permitted use or operations hereunder or to impair the security or any secured creditor of Lessee. Lessor further agrees that rights granted to third parties by reason of this clause shall contain provisions that the Premises will be restored as nearly as practicable to its original condition upon the completion of any construction. Lessor further agrees that should the exercise of these rights temporarily interfere with the use of any and all of the Premises by Lessee, the rental and other charges due hereunder shall be reduced in proportion to the interference with Lessee’s use of the Premises.
(b) Reservations in Gross. The easements and rights herein reserved and excepted by Lessor, and the easements and rights herein granted by Lessee to Lessor, shall be deemed both in gross and also appurtenant to each and every portion of the real property of the Airport (save and except the Premises).
(c) Other Federal Requirements. Lessee agrees that Lessee’s use of the Premises, including any initial construction, all future construction, and any maintenance, repair, or modification of the Premises, will comply with all applicable Federal Aviation Regulations or other applicable federal statutes, regulations, or rules affecting airports or aviation as may now be in force or that may be hereafter adopted by any federal agency or instrumentality. This Subsection will be construed broadly to ensure compliance with applicable federal requirements.
(d) Based Aircraft Reporting. Lessee agrees to provide Lessor an accounting of Based Aircraft on an annual basis. The accounting shall include: Year, Make, and Model of the Aircraft; name and phone number of registered owner.
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Section 3.2 City of Salinas Regulations.
(a) Airport Rules and Land Use Plan Incorporated. The Salinas Municipal Airport Rules and Regulations (the “Rules”) and the Salinas Municipal Airport Land Use Plan (the “Land Use Plan”), as those documents may be amended or superseded from time to time, are incorporated into this Lease by this reference. Lessee will comply fully with the Rules, and Lessee’s use of the Premises will be consistent with the Land Use Plan. Lessee will obtain a use permit and any other permits as may be required by the City of Salinas for operation on the Premises. Lessor shall not be liable to Lessee for any adverse effect on Lessee’s operations or use of the Premises based upon any change in the Rules or the Land Use Plan.
(b) City of Salinas Municipal Code. Lessee agrees to comply with applicable provisions of the City of Salinas Municipal Code (the “City Code”), including but not limited to Chapter 4 (Public Property) and Chapter 37 (Zoning). Lessor agrees that the Premises are compliant with such provisions as of the date of this Lease.
(c) Other Applicable Laws, Rules, and Regulations. Lessee further agrees to comply with all other applicable laws, rules, and regulations, for the use of the Premises and all other portions of the Airport, including any rules and regulations established by the Salinas City Council, the Salinas Airport Commission, and the Salinas Airport Manager.
Section 3.3 Federal Requirements.
(a) Subordination to Federal Agreements. This Lease is subordinate to the provisions and requirements of the Master Lease and any existing or future agreement between the Master Lessor and the United States of America, relative to the development, operation, or maintenance of the Airport.
(b) Non-Exclusive Right. It is understood and agreed that nothing herein contained shall be construed to grant or authorize the granting of an exclusive right within the meaning of 49 U.S.C. sections 40103 (e) and 47107(a)(4).
(c) Nondiscrimination.
(1) The Lessee for itself, its personal representatives, successors in interest, and assigns, as a part of the consideration hereof, does hereby covenant and agree that: no person on the grounds of race, color or national origin shall be excluded from participation in, denied the benefits of, or be otherwise subjected to discrimination in the use of said facilities; that in the construction of any improvements on, over, or under such land and the furnishing of services thereon, no person on the grounds of race, color, or national origin shall be excluded from participation in, denied the benefits of, or otherwise be subjected to discrimination; that the Lessee shall use the Premises in compliance with all other requirements imposed by or pursuant to 49 C.F.R. Part 21 - Nondiscrimination in Federally Assisted Programs of the Department of Transportation — Effectuation of Title VI of the Civil Rights Act of 1964; 49 CFR Part 23 -Participation of Disadvantaged Business Enterprise in Airport Concessions; 49 CFR Part 26 -Participation By Disadvantaged Business Enterprises In Department Of Transportation Financial Assistance Programs and as said Regulations may be amended.
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(2) The Lessee will furnish services on a reasonable and not unjustly discriminatory basis to all users, and charge reasonable and not unjustly discriminatory prices for each unit or service, provided that the contractor may be allowed to make reasonable and nondiscriminatory discounts, rebates, or other similar types of price reductions to volume purchasers.
(3) The Lessee assures that it will comply with pertinent statutes, Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin, sex, age or handicap be excluded from participating in any activity conducted with or benefiting from Federal assistance. This Provision obligates the Lessee or its transferee for the period during which Federal assistance is extended to the airport program, except where Federal assistance is to provide, or is in the form of personal property or real property or interest therein or structures or improvements thereon. In these cases, the Provision obligates the party or any transferee for the longer of the following periods: (a) the period during which the property is used by the sponsor or any transferee for a purpose for which Federal assistance is extended, or for another purpose involving the provision of similar services or benefits; or (b) the period during which the airport sponsor or any transferee retains ownership or possession of the property. In the case of contractors, this Provision binds the contractors from the bid solicitation period through the completion of the contract.
(d) Height Restrictions. The Lessee by accepting this Sublease Agreement expressly agrees for itself, its successors and assigns that it will not erect nor permit the erection of any structure or building nor permit object of natural growth or other obstruction on the land leased hereunder above a height as determined by the application of the requirements of 14 C.F.R. Part 77. In the event the aforesaid covenants are breached, the owner reserves the right to enter upon the land hereunder and to remove the offending structure or object or cut the offending natural growth, all of which shall be at the expense of the Lessee.
(e) FAA Form 7460-1, Notice of Construction or Alteration. The Lessee agrees to comply with the notification and review requirements of 14 C.F.R. Part 77 in the event future construction of a building is planned for the leased premises or in the event of any planned modification or alteration of any present or future building or structure situated on the leased premises. This requires the submission of FAA Form 7460-1, Notice of Construction or Alteration to the FAA.
(f) Interference. The Lessee by accepting this Lease agrees for itself, its successors and assigns that it will not make use of the Leased premises in any manner which might interfere with the landing and taking off of aircraft or otherwise constitute a hazard. In the event the aforesaid covenant is breached, the owner reserves the right to enter upon the premises hereby leased and cause the abatement of such interference at the expense of the Lessee.
(g) Right of Flight. There is reserved to the Lessor and the Master Lessor, and their successors and assigns, for the use and benefit of the public, a right of flight for the passage of aircraft in the airspace above the surface of the Leased Premises. This public right of flight shall include the right to cause in said airspace any noise inherent in the operation of any aircraft used for navigation or flight through said airspace or landing at, taking off from, or operating on the airport premises.
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(h) Development of Landing Area. The Master Lessor reserves the right to further develop or improve the landing area of the airport as it sees fit, regardless of the desires or views of the Lessee and/or Delta Mike Enterprises, and without interference or hindrance.
(i) Security. The Lessee will conform to airport, Master Lessor and FAA safety and security rules and regulations regarding use of the airport operations area including runways, taxiways, aircraft aprons by vehicles, employees, customers, visitors, etc. in order to prevent security breaches and avoid aircraft incursions and vehicle / pedestrian deviations; will complete and pass airfield safe driving instruction program when offered or required by the airport; and will be subject to penalties as prescribed by the airport for violations of the airport safety and security requirements. In addition, Lessee will be obligated to provide adequate security and supervision so as to ensure that its licensees, invitees and guests only use and occupy the Premises that Lessee is leasing pursuant to the Lease, and that no such individuals shall leave the Premises and go to any other portion of the Master Premises. If necessary, Lessee shall be obligated to install fencing or other barriers to as to insure that its licensees, invitees, and guests solely remain on the Premises.
(j) Facility Repairs. The Master Lessor reserves the right, but shall not be obligated to the Lessee, to maintain and keep in repair the landing area of the airport and all publicly owned facilities of the airport, together with the right to direct and control all activities of the (lessee, licensee, permittee, etc.) in this regard.
(k) War or National Emergency. This Lease and all the provisions of it are subject to whatever right the United States of America has affecting the control, operation, regulation, and taking over of the Airport or the exclusive or non-exclusive use of the Airport by the United States of America during the time of war or national emergency.
(l) No Liability of Lessor. Lessor shall not be liable to Lessee for any adverse effect on Lessee’s operations or use of the Premises based upon any change in federal rules, regulations or policies.
Article 4 OTHER COVENANTS
Section 4.1 Lessee’s Maintenance and Repair Obligations. Except as otherwise specifically provided in this Sublease Agreement, Lessee will be solely responsible for keeping the Premises clean and in good condition and repair, reasonable wear and tear excepted. Master Lessor shall, at its own cost and expense, be responsible to repair and maintain the structural components of the Premises. For the purpose of this Lease, structural components includes the foundation, exterior walls, roof(s), windows, and floor structures. Lessee shall, at its own cost and expense, be responsible to repair and maintain non-structural components of the Premises. For the purpose of this Lease, non-structural components includes but is not limited to heating, air-conditioning and ventilation systems exclusively serving the Premises, telephone and communication systems, plumbing and electrical systems exclusively serving the Premises, all appliances, lighting and light bulbs, flooring, ceilings, walls, doors, door locks, door frames, stairs, large hangar doors, and electric drive mechanisms for the hangar doors. Lessee shall not be responsible for the top rollers and guides and exterior paint for the large hanger doors. Lessee shall maintain the Premises in an aesthetically pleasing manner, including without limitation removing weeds and debris on the Premises, replacing components that are broken or worn, refreshing painted surfaces associated with the Premises, ensuring the Premises is pest free, and preventing the accumulation of stored materials outside. Lessee will also be responsible for all damage or destruction of the Premises caused by of Lessee or by Lessee’s employees, agents, licenses, contractors, assignees, sublessees, guests, or invitees.
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(a) Lessor’s Right to Cure; Additional Rents. If, in the opinion of the Lessor’s Airport Manager, the Premises are not being properly maintained, the Airport Manager shall, after giving written notice to Lessee and after a reasonable time to cure, cause such repair and maintenance to be made. The cost of such maintenance or repair will be added to the rent, and will be due immediately upon invoice.
Section 4.2 Signs.
Lessee may post such signs as necessary and usual in the conduct of its business in and upon the Premises. Location, size, shape, and copy of all signs will be in accordance with the City Code, and will be approved by Master Lessor’s Airport Manager, Community Development Department, and Permit Center prior to installation. Subject to all requirements of the City Code and other applicable laws, approval will not be withheld unreasonably.
Section 4.3 Liens and Claims.
(a) Possessory Interest. Lessee acknowledges that this Lease may create a real property possessory interest subject to taxation. Without limiting Lessee’s obligation pursuant to this Lease to pay taxes, assessments, property related fees, and other charges and impositions associated with the Premises, payment of real property taxes levied on such possessory interest will be the sole responsibility of Lessee, with no right of offset of rent, charges, or other fees due under this Lease.
(b) No Liens. Lessee will pay all taxes, assessments, property related fees, and other charges and impositions that Lessee is obligated to pay under this Lease before the same become delinquent. Furthermore, Lessee will not permit or suffer any liens or encumbrances to be imposed upon the Premises, the Airport, or any building or structure thereon as a result of nonpayment of any obligation of Lessee. Neither will Lessee permit or suffer any lien, claim, or demand to be imposed upon the Premises, the Airport, or any building or structure thereon, arising from any work of construction, repair, restoration, or maintenance at or on the Premises (except liens, claims, or demands suffered by or arising from the actions of Lessor).
(c) Payment Bonds. To ensure the completion of works of improvement and to protect the Premises from liens, prior to the commencement of any work of construction, repair, restoration, or maintenance at or on the Premises, which exceeds Fifty Thousand and No/100 Dollars ($50,000.00) in cost, Lessee shall furnish to Master Lessor’s Airport Manager, at no cost to Lessor, payment bonds approved as to form by the Master Lessor’s City Attorney in the full amount of the total cost of the contract or contracts for the work.
(d) Contesting Charges. Notwithstanding anything to the contrary in this Section, with prior notice to Lessor, Lessee may contest any tax, assessment, fee, charge, imposition, claim, or demand for payment that may become a lien on Lessor’s property if left unpaid, provided that nonpayment is permitted only during the pendency of any contest without the foreclosure of the lien or the imposition of any fine or penalty that could become a debt of Lessor. Lessee will prosecute any contest diligently, and will provide such security as may be requested by, and acceptable, to Lessor to hold Lessor, Master Lessor and both Lessor’s and Master Lessor’s property free from liability.
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(e) Payment by Lessor. If Lessee fails to pay any amount required by this Section to be paid by Lessee, Lessor will have the right, but not the duty, on five (5) days’ prior written notice to Lessee, to pay, discharge, or adjust such obligation for Lessee’s benefit. On written demand from Lessor, Lessee will, as additional rent, reimburse Lessor within ten (10) days for the full amount expended by Lessor, together with interest from the date of payment at the lesser of ten percent (10%) or the maximum amount allowed by law.
Section 4.4 Right to Assign or Transfer.
(a) Limitation on Assignment, Subleasing, Encumbrance, or Transfer. Lessee will not sublease the Premises or otherwise encumber, assign or transfer this Lease, or any right or interest herein, to any of the buildings and improvements on the Premises, without the prior written consent of both the Lessor and Master Lessor, which shall not be unreasonably withheld, and no such assignment, sublease or transfer, whether voluntary or involuntary, by operation of law, under legal process or proceedings, or otherwise, shall be valid or effective without such prior written consent.
(1) Lessee shall provide both Lessor and Master Lessor copy of written agreement between Lessee and Sublessee(s). The written agreement shall include the following provisions:
(A) Each Sublessee shall secure and maintain a Salinas Municipal Airport Use Permit and insurance coverage in types and amounts, and subject to such conditions, as specified in the Permit.
(B) Each Sublessee shall indemnify, hold harmless, and defend (with counsel reasonably acceptable to Lessor and Master Lessor) the Released and Indemnified Parties against any and all claims, actions, causes of action, liabilities, costs (including reasonable attorneys’ fees), expenses, liens, judgments, damages, or civil or administrative fines (collectively, “Claims”) caused by Sublessee’s use of the Premises, including, without limitation, Claims for property damage, personal injury, or wrongful death; provided, however, that Lessee’s indemnification obligation does not extend to Claims arising out of the Released and Indemnified Parties gross negligence or willful misconduct.
(b) Based Aircraft Reporting. Sublessee shall provide Lessee an accounting of Based Aircraft on an annual basis. The accounting shall include: Year, Make, and Model of the Aircraft; name and phone number of registered owner.
(c) Change in Control. If Lessee is a corporation, unincorporated association, partnership, or other business entity, the transfer, assignment, or hypothecation of any stock or interest in said entity, in the aggregate in excess of fifty percent (50%), transfer of the general partner or managing general partnership interest in a limited partnership, or transfer of the manager of a limited liability company, will be deemed an assignment within the meaning of this Lease. The following transfers are excepted from the provisions of this Subsection:
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(1) Transfer or assignment of stock or interest to a shareholder or member of Lessee or an entity controlled by, under common control with, or controlling Lessee, or pursuant to a merger or sale of all or substantially all of the assets of Lessee, or any acquisition of a majority of the stock or equity of Lessee.
(2) Transfer or assignment of stock or interest to a spouse, child, or grandchild of a shareholder, member, or partner, or to a trust for the benefit of the same.
(3) The transfer or sale of stock for financing purposes (such a public offering, merger with SPAC, or Series A financing).
(d) Lessor’s Option to Terminate. Notwithstanding any other provision in this Lease regarding default or termination, should Lessee attempt to make or suffer to be made any such encumbrance, assignment, sublease, or transfer in violation of this Section, or should any right or interest of Lessee hereunder or in or to the Premises be transferred or sold by or under court order or legal process, or otherwise, then any of the foregoing events will be deemed a breach of this Lease and thereupon Lessor may, at its option, terminate this Lease immediately by written notice to Lessee, or exercise other rights provided by law or in this Lease to be exercisable by Lessor in the event of any default or breach under this Lease. Should both Lessor and Master Lessor consent to any such encumbrance, assignment, sublease, or transfer, such consent will not constitute a waiver of any of the restrictions of this Section, and the same will apply to each and every encumbrance, assignment, sublease, or transfer hereunder and shall be severally binding upon each and every encumbrancer, assignee, sublessee, transferee, and other successor in interest of Lessee.
(e) Grounds for Withholding Consent. It is agreed and understood that either or both Lessor and/or Master Lessor may withhold their consent to any assignment, transfer, sublease, or encumbrance under the following circumstances:
(1) If a proposed assignee or sublessee will not covenant in writing to keep, perform, and be bound by each and all the covenants and conditions of this Lease, andto assume any previously accrued obligations hereunder.
(2) If Lessee is in default under this Lease at such time in any respect.
(3) If construction, repair, or demolition of improvements on the Premises by Lessee is in progress, or if said construction, repair, or demolishment is incomplete.
(4) Until a determination has been made by either Lessor or Master Lessor that the assignee, transferee, or other successor in interest of Lessee can pay rent and operate in accordance with the standards required by Lessor or Master Lessor.
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(5) Either Lessor or Master Lessor is not satisfied, in its sole and absolute discretion, that Lessee is willing and able to discharge any proposed encumbrance.
(6) Any other reasonable basis as permitted by law.
(f) Incorporation of Lease; Effect of Assignment. Any document that purports to assign, sublease, transfer, or encumber the Premises or any part thereof, will incorporate directly or by reference all provisions of this Lease unless otherwise amended in writing. Upon any assignment or transfer approved by Lessor and Master Lessor, Lessee will be relieved of any further obligations arising under this Lease after the effective date thereof.
Section 4.5 Encumbrances of Leasehold Interests.
(a) Subject to Section 4.6, Lessee may encumber Lessee’s interest in the Premises to secure a loan from a federally insured institutional lender to construct the Tenant Improvements and any Additional Improvements, provided the unpaid balance of any such loan will not at any time exceed Seven Hundred Fifty Thousand and No/100 Dollars ($750,000.00) without the prior written consent of Master Lessor’s City Council. Such encumbrance will be subject, however, to the following covenants and conditions:
(1) Any document evidencing the loan or any security given for it must be filed with Master Lessor’s City Clerk within ten (10) days after its execution.
(2) Except as otherwise provided in this Section, any instrument securing the loan will be subordinate to this Lease and Lessor’s interests in the Premises, the Master Lease, the Airport, and all improvements thereon. In the event of any conflict between the provisions of this Lease and the provisions of such security instrument, the provisions of this Lease will control, and any person acquiring any interest in the Premises by foreclosure, trustee’s sale, or any similar remedy, will acquire that interest subject to Lessee’s obligations under this Lease.
(3) If Lessee elects to terminate this Lease pursuant to Section 6.6 in the case of any casualty, Lessee will be obligated disburse the proceeds of any insurance first to repay any loan secured by Lessee’s interest in the Premises. The remaining proceeds, if any, will be paid to Lessor for such amounts, if any, due and owing to Lessor by Lessee under this Lease. Thereafter, any proceeds remaining may be disbursed to Lessee.
(b) To the extent that a loan secured by Lessee’s interest in the Premises is reasonably necessary for Lessee to finance the Tenant Improvements and any Additional Improvements authorized by Lessor, and provided that Master Lessor has approved such encumbrance pursuant to Section 4 and this section, Lessor will not unreasonably withhold agreement to customary creditor protections, including by providing the lender notice and an opportunity to cure any breach of this Lease on Lessee’s behalf prior to exercising any remedy hereunderthat would threaten the lender’s security.
(c) Regardless of whether Lessee obtains a loan for any improvements, Lessee shall be solely obligated for making any and all changes required by the Americans with Disabilities Act associated with any such improvements (whether as Tenant Improvements, Additional Improvements or otherwise), all at Lessee’s sole cost and expense.
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Section 4.6 Right to Enter.
Lessor reserves the right by its officers, employees, agents, and contractors, to enter the Premises upon prior notice at reasonable times (except in cases of emergency), (i) for any reason otherwise authorized under this Lease, including as allowed in Section 3.1; (ii) to inspect the Premises and to ensure compliance with this Lease; (iii) in furtherance of any maintenance obligation of Lessor; (iv) to post notices, including notices of non-responsibility for improvements, alterations, or repairs if an when Lessor desires to do so; and (v) whenever reasonably necessary in the interest of public health or safety.
Section 4.7 Abandonment.
Lessee may not abandon, vacate, or surrender the Premises during the Original Term or any Extended Term, except as otherwise provided in this Lease. In the case of any unauthorized abandonment, Lessor may reenter and relet the Premises. Mere failure to operate the Premises will not constitute abandonment provided the Lessee continues to maintain the Premises and pay all rent and other obligations hereunder. Any belongings or other property left on the Premises following termination of this Lease or abandonment of the Premises will, at the option of Lessor, be deemed abandoned.
Section 4.8 Recording of Lease Forbidden.
Lessee will not record this Lease, or a memorandum or abstract of it, and will not cause or permit any other person to do the same on its behalf, without express written permission from Master Lessor’s Airport Manager.
Section 4.9 Licenses and Permits.
Lessee has obtained or will obtain at such time as may be necessary, each and every approval, license or permit as may be necessary to operate the Premises as contemplated hereunder.
Article 5 RISK MANAGEMENT
Section 5.1 Indemnification.
Lessee hereby agrees to indemnify, release, hold harmless, and defend (with counsel reasonably acceptable to Master Lessor) Lessor, ASI, and Master Lessor (and its elected and appointed officials) and their respective officers, employees, representatives, volunteers, and agents (hereinafter collectively the “Released and Indemnified Parties”) against any and all claims, actions, causes of action, suits, liabilities, costs (including reasonable attorneys’ fees), expenses, liens, judgments, damages, or civil or administrative fines (collectively, “Claims”) caused by or related to Lessee’s use of the Premises, including, without limitation, Claims for property damage, personal injury, or wrongful death; provided, however, that Lessee’s indemnification obligation does not extend to Claims arising out of the gross negligence or willful misconduct of the Released and Indemnified Parties.
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Section 5.2 Insurance.
Lessee will provide insurance coverage in types and amounts, and subject to such conditions, as specified in Exhibit E.
Section 5.3 Reporting Damage.
Lessee will report any transaction or occurrence at or relating to the Premises for which Lessor may have significant exposure to liability. Such report will be made immediately by phone, and within one (1) business day in writing, to Lessor and Master Lessor’s Airport Manager or such other person as Lessor (or Master Lessor) may designate in writing. The written report will describe the incident in reasonable detail, including a description of the nature of the damages and the identity and contact information (if available) of any witnesses. The report will also identify any insurance policy that may be available to cover the damage.
Section 5.4 Disclaimer and Release; ADA Notice.
(a) General Release.
(1) Lessee agrees that this is a commercial lease negotiated in good faith and that it was provided a reasonable opportunity prior to entering into this Agreement to inspect the Premises and to conduct such due diligence as it, in its discretion, has deemed appropriate. LESSEE ACCEPTS THE PREMISES SUBJECT TO AND AS PROVIDED IN THIS LEASE IN ITS CURRENT “AS-IS” CONDITION, INCLUDING ALL FAULTS OR DEFECTS, ZONING CONDITIONS, OR HAZARDOUS CONDITIONS KNOWN OR UNKNOWN (IF ANY). Lessor and Master Lessor will not be liable to Lessee for, and Lessee hereby releases the Released and Indemnified Parties from any and all liability, whether in tort or in contract, for any injury, damage, or loss resulting from or attributable to the condition or status of the Premises. Lessee hereby waives and agrees not to commence any action, legal or administrative proceeding, cause of action, or suit in law or equity, of whatever kind or nature, directly or indirectly against the Released Parties in connection with the Premises, this Lease or Lessee’s use of the Premises pursuant to this Lease.
(2) Lessee, on its own behalf and of any other party claiming by or through Lessee, expressly waives the provisions of Civil Code Section 1542, which states:
A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.
Lessee’s Initials: | /s/AG |
(3) Lessee acknowledges that the release set forth above is an integral part of this Lease, and that neither Lessor nor Master Lessor would not have agreed to enter into this Lease without it. The release shall survive the expiration and termination of this Lease.
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(4) Notwithstanding anything to the contrary herein, this Subsection shall not be construed to hold Released and Indemnified Parties harmless for liability for the breach of this Lease or for intentional and active fraud, willful misconduct, or gross negligence.
(b) Bailee Release. It is hereby agreed and understood that Lessor and Master Lessor in no way purport to be a bailee, and are therefore not responsible in any way for any damage to the property of Lessee or Lessee’s contractors, agents, employees, guests, or invitees.
(c) CASp Notice. Pursuant to Civil Code Section 1938, Lessor is required to advise Lessee of the following:
A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.
(d) CASp Inspection. Lessee and Lessor mutually agree if either party obtains a CASp inspection, the cost of the CASp Inspection will be the responsibility of the Party who contracts the CASp inspector, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises will be shared or divided based on the context or reason of the violation. In general, the Lessee is responsible for all costs and expenses of complying with federal, state and local statues, regulations and guidelines imposing standards for accessibility applicable to the Premises with respect to the following:
(1) Violations arising from Lessee’s or Sublessee’s tenancy, occupancy; business operations, or change in existing use;
(2) Violations arising from Lessee’s or Sublessee’s improvements, maintenance, or modification to the Premises.
Lessee’s failure to comply with such laws shall be subject to Lessee’s obligations stated within this Lease, including, without limitation, in Section 5.1.
Lessor is responsible for all costs and expenses of complying with federal, state and local statues, regulations and guidelines imposing standards for accessibility applicable to the Premises with respect to the following:
(3) Violations of access corridors up to but not including the Premise;
(4) Violations within, about, on the Premises outside the responsibility of the Lessee.
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(e) Assumption of Risks and Waiver. Lessee assumes all risks associated with the use of the Airport and Premises for aviation purposes, including, without limitation, risks (including without limitation any psychological risks) associated with noise, vibration, currents and other effects of air, illumination, and fuel consumption. Lessee expressly waives any and all claims whatsoever against the Released and Indemnified Parties arising in any manner out of the normal operation of the Airport as an airport, and waives any nuisance claim Lessee may have against another lessee or licensee of Airport property so long as the lessee or licensee is in full compliance with all applicable laws, as well as with its lease or license. Lessees within the scope of the foregoing waiver are intended beneficiaries of the waiver.
Section 5.5 Hazardous Substances.
(a) Notice of Releases. Pursuant to Health and Safety Code Section 25359.7, Lessee will notify both Lessor and Master Lessor in writing within a reasonable time after Lessee obtains knowledge of any material release of hazardous substances and of any hazardous substances that have come to be located beneath the Airport.
(b) Removal of Hazards. Prior to the expiration of this Lease, Lessee will, at its sole expense, remove all items of personal property from the Premises, including but not limited to all flammable substances and hazardous materials and wastes (as defined by state and federal law) at the time of expiration of this Lease to the extent released or deposited by Lessee and to the extent the presence of which violates applicable Law. Lessee will have no liability or responsibility for removal of flammable substances or hazardous materials and wastes migrating to beneath the Leased Premises or existing prior to the Effective Date.
(c) Availability of Records. Lessee shall make available for inspection to the Lessor and the Master Lessor, all records relating to the maintenance, release, mitigation, cleanup and disposal of any hazardous substances on the Premises.
(d) Compliance with Applicable Laws. Lessee shall comply with all federal, state and local laws and regulations relating to hazardous materials and wastes it uses, stores, releases or discharges on the Premises during the term of this Lease, and shall timely comply with the orders of any governmental agencies relating thereto. Lessee will be responsible for meeting current storm water pollution prevention best management practices, as identified by Master Lessor in Master Lessor’s Storm Water Pollution Prevention Plan, as it may be amended from time to time. Such practices include, without limitation:
(1) Providing a labeled and stocked spill kit on site;
(2) Proper storage and labeling of hazardous substances or components of potentially hazardous substances;
(3) Providing personnel with appropriate routine spill response training;
(4) Keeping repair, construction, and maintained appropriately covered from wet weather;
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(5) Making appropriate use of drip pans, dry cleanup models, and spill and overflow protection; and
(6) Removing pollutants offsite as necessary or appropriate.
Lessee understands and agrees that failure to comply with such best practices may result in Lessee no longer being included by Master Lessor in Master Lessor’s participation in the general permit of the California State Water Resources Control Board concerning storm water discharges.
(e) Indemnification. Without limiting Lessee’s indemnification obligations in any manner under this Lease, Lessee agrees to hold harmless, release, indemnify, and defend the Released and Indemnified Parties for any liability to the extent caused by Lessee’s breach of this Section.
Section 5.6 Survival.
Lessee’s duties under this Article survive the termination of this Lease.
Article 6 DEFAULT AND TERMINATION
Section 6.1 Termination for Nonpayment of Rent or Other Charges.
Lessee’s failure to pay rent or any other charge due to Lessor under this Agreement within ten (10) days of the due date for such payment will constitute an Event of Default. Upon the occurrence of such Event of Default, Lessor will provide Lessee with written notice of the default. Unless the default is cured or waived within thirty (30) days of such notice, or unless the parties reach some other agreement in writing regarding payment of the amount due, the Lessor may take whatever action at law or in equity as may appear reasonably necessary to enforce performance or observance of any obligations, agreements, or covenants of the Lessee under this Lease, including without limitation, termination of this Lease. In the event of such default, the Lessor’s remedies shall be cumulative, and no remedy expressly provided for in this Lease, Article, or Section shall be deemed to exclude any other remedy allowed by law.
Section 6.2 Other Events of Default.
In the case of any Event of Default under this Lease other than as described in Section 6.1, Lessee will cure the default on thirty (30) days’ written notice from Lessor; provided that if a cure cannot reasonably be accomplished within such time, Lessee will commence a cure within thirty (30) days, and will diligently pursue a cure as quickly as reasonably possible. If the default is not timely cured, the Lessor may take whatever action at law or in equity as may appear reasonably necessary to enforce performance or observance of any obligations, agreements, or covenants of the Lessee under this Lease, including without limitation, termination of this Lease. In the event of such default, the Lessor’s remedies shall be cumulative, and no remedy expressly provided for in this Section shall be deemed to exclude any other remedy allowed by law.
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Section 6.3 Future Expansion.
Lessor may, upon nine (9) months’ prior written notice, terminate this Lease in the event Master Lessor requires the Premises in connection with the future expansion or operation of the Airport. Lessor will abate any rent due from Lessee accordingly, and will pay Lessee the fair market value of the Tenant Improvements and any Additional Improvements constructed with Lessor’s permission, less the amount of the Tenant Improvements Allowance (if any).
Section 6.4 Force Majeure.
(a) Termination by Lessor. Lessor may terminate this Lease, on such notice as is reasonable under the circumstances, due to an act of God, war, civil unrest, terrorism, the action of another government agency, or for otherwise for good cause not reasonably within Lessor’s control, that would prevent Lessee’s use of the Premises as contemplated under this Lease, and that gives rise to a need to regain possession of the Premises. Lessor will abate any rent due from Lessee accordingly, and will pay Lessee the fair market value of the Tenant Improvements and any Additional Improvements constructed with Lessor’s permission, less the amount of the Tenant Improvements Allowance (if any).
(b) Termination by Lessee. If, due to an act of God, war, civil unrest, terrorism, the action of another government agency, or for otherwise for good cause not reasonably within Lessee’s control, Lessee can no longer use the Premises as contemplated under this Lease, Lessee may, upon three (3) months’ written notice, terminate this Lease. Lessor will abate Lessee’s rent during such period of notice, and will refund any prepaid rent for the period following termination, but will otherwise have no liability for any damages to Lessee.
Section 6.5 Insolvency.
Insolvency by Lessee will constitute an Event of Default under this Lease. Insolvency includes any circumstance in which Lessee has, (i) made a general assignment for the benefit of creditors; (ii) filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by its creditors (provided that the filing of any involuntary petition in bankruptcy against Lessee will not constitute a breach of this lease unless and until there is an adjudication that Lessee is bankrupt); (iii) suffered the appointment of a receiver to take possession of all or substantially all of its assets; (iv) suffered the attachment or other judicial seizure of all or substantially all of its assets; (v) admitted in writing it inability to pay its debts as they come due; or (vi) made an offer of settlement, extension or composition to its creditors generally.
Section 6.6 Casualty.
(a) Lessor’s Right to Restore. If the Premises are totally or partially damaged or destroyed by fire, earthquake or other casualty, Lessor will have the right but not the obligation, to restore the Premises by repair or rebuilding. Lessor will provide Lessee a written notice within thirty (30) says following the date of such damage stating whether Lessor has elected to terminate this Lease or to repair the Premises. If Lessor fails to provide such timely notice, Lessee may, upon ten (10) days’ prior written notice, terminate this Lease. If Lessor provides such timely notice and elects to repair or rebuild, and thereafter is able to commence such restoration within ninety (90) days from the date of damage, and can demonstrate that the Premises can be restored within 180 days, this Lease shall remain in full force and effect. If Lessor is unable to restore the Leased Premises within this time, or if Lessor elects not to restore, then either party may terminate this Lease by giving the other written notice. Upon such election to terminate, the rent under this Lease will be due and payable only through the date of damage. If this Lease is not terminated, the rent due and payable under this Lease will be abated or reduced to the extent that the damage interferes with Lessee’s reasonable use of the Premises until such portion of the Premises is restored.
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(b) Lessee’s Right to Terminate. Notwithstanding the provisions of Subsection (a), if the Premises are so damaged as to materially and adversely affect Lessee’s ability to conduct its normal business operations, as reasonably determined by Lessee, Lessee will have the right at its option to terminate the Lease upon written notice to Lessor given within thirty (30) days following the date of such damage, and rent under this Lease will be due and payable only through the date that such notice is given.
(c) No Obligation to Restore. If Lessor elects to repair and restore, Lessor will restore the Premises to substantially its condition to that prior to the occurrence or damage, provided that Lessor will not be obligated to repair or restore any alterations, additions, fixtures, equipment or improvements which have been installed by Lessee, whether or not Lessee has the right or obligation to remove the same or is required to leave the same on the Premises as of the expiration or earlier termination of this Lease, unless Lessee, in a manner satisfactory to Lessor, assures payment in full of all costs as may be incurred by Lessor in connection therewith. If there be any such alterations, fixtures, additions equipment or improvements installed by Lessee and Lessee does not assure or agree to assure payment of all cost of restoration or repair as aforesaid, Lessor will have the right to determine the manner in which the Premises will be restored so as to be substantially as the Premises existed prior to the damage occurring of this Lease, as if such alterations, additions, fixtures, equipment or improvements installed by Lessee had not then been made or installed.
(d) No Liability for Loss or Interruption of Business. In no event will Lessor be responsible for any loss or interruption to Lessee’s business caused by damage or destruction to the Premises or during the repair or reconstruction thereof regardless of the cause of damage or destruction or the extent of insurance coverage. The parties agree that the rights and obligation of the parties in the event of damage or destruction of the Premises will be governed by this Lease.
Section 6.7 Eminent Domain.
This Lease will terminate automatically if the entire Premises are acquired by eminent domain or sale in lieu of eminent domain. All compensation for the Premises will be payable to Master Lessor, except that Lessee will have the right to make a claim to the public agency acquiring the property for compensation for its Tenant Improvements and Additional Improvements, relocation expenses, and business losses, as allowed by law. If only a portion of the Premises is acquired by eminent domain or sale in lieu of eminent domain, Lessee may terminate this Lease on thirty (30) days prior written notice; provided that termination will be effective only after Lessee pays any rent, taxes, assessments, property related fees, or other charges due and owing to the date of the termination. Any compensation which would otherwise be payable to Lessee may be paid directly to any encumbrancer of Lessee’s leasehold interest to the extent of such encumbrance.
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Section 6.8 Remedies Cumulative.
Remedies provided under this Article for any Event of Default are cumulative with any other remedy that may be available to either party at law or in equity. For greater clarity, a termination resulting from future expansion (in compliance with Section 6.3), Force Majeure, casualty, or eminent domain will be deemed a no-fault termination, and not an Event of Default, and remedies therefor will be limited as provided in this Article.
Section 6.9 Lease Termination
At the expiration or early termination of this Lease, Lessee shall surrender the Premises to Lessor in the condition required by this Lease. Prior to surrender: (a) Lessee shall remove all Alterations and Tenant Improvements constructed by Lessee and designated by Lessor to be removed and shall restore the Premises and the Building to the condition existing immediately prior to the installation of such Alterations and Tenant Improvements; (b) Lessee shall remove all personal property and trade fixtures from the Premises and all of its signs from the Building; and (c) Lessee shall repair all damage caused by the installation or removal of any such Alterations, Tenant Improvements, personal property, signage or trade fixtures. Lessee shall deliver the Premises to Lessor in “clean and in good condition,” subject to reasonable wear and tear (consistent with Lessee’s repair and maintenance obligations under this Lease) and damage by casualty that is not required to be repaired by Lessee pursuant to this Lease. Clean and good condition, for the purposes of this Lease shall include the following: the floor to be mopped clean, windows cleaned inside and out, broken, cracked, or missing windows repaired or replaced; all light fixtures and bulbs in operating conditions; walls are clean and free of stains, holes or other markings on wall and floors as a result of business operations are repaired; all doors are in good mechanical operating condition, carpets are cleaned; fencing is in good condition; and water fixtures and valves are leak free and operable. Electrical outlets and breaker boxes shall have appropriate covers/lids. Lessee shall be responsible for ensuring the building is surrendered to the Lessor in a state of condition that does not present a safety hazard. Lessee has no obligation to remove or restore any improvements referenced on Exhibit D.
Article 7 MISCELLANEOUS PROVISIONS
Section 7.1 Notice.
Unless otherwise provided in this Lease, all notices required to be given under this Lease will be in writing and will be sent by (i) certified mail, postage prepaid, return receipt requested, (ii) express delivery or overnight courier service with a delivery receipt, (iii) personal delivery with a delivery receipt, or (iv) electronic mail with a copy delivered by one of the previous three methods, to the address of the parties shown as follows (or as either party may designate in writing):
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If to Master Lessor: Airport Manager
Salinas Municipal Airport
30 Mortensen Avenue
Salinas, CA 93905
With a copy to:
City Attorney
City of Salinas
200 Lincoln Avenue
Salinas, CA 93901
If to Lessor: Delta Mike Enterprises, LLC
David A. Teeters
820 Park Row #639
Salinas, CA 93901
If to Lessee: Archer Aviation Inc.
Attn: Matt Deal
1880 Embarcadero Rd
Palo Alto, CA, 94303
Notice will be deemed given upon delivery if personally delivered or five (5) days following deposit in the mail, if so deposited. Other methods of notice, including electronic mail, may be used to give notice if consented to in writing by the parties.
Section 7.2 Venue and Applicable Law.
This Lease will be governed, construed, and interpreted according to the laws of the State of California, and in any legal proceeding necessary to interpret or enforce this Lease or any part of it, the parties agree to submit to the jurisdiction of, and venue in, the courts of the State of California in the County of Monterey.
Section 7.3 Time.
Time is of the essence with respect to all obligations of the parties under this Lease.
Section 7.4 Third Party Beneficiaries.
This Lease is not intended to create, nor will it be in any way interpreted to create, any third party beneficiary rights, except as expressly and unequivocally provided herein. For greater clarity, the Released and Indemnified Parties are intended beneficiaries of those provisions making reference to the same.
Section 7.5 Integration; Amendment.
This Lease contains the entire understanding of the parties relating to the subject matter hereof, and supersedes other prior and contemporaneous oral and written agreements, understandings, and representations between the parties. No amendment to this Lease will be binding unless agreed to in a writing executed by both parties.
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Section 7.6 Waiver.
No waiver of any provision of this Lease will constitute a continuing waiver of that provision or a waiver of any other provision. No waiver will be binding unless executed in writing by the party making the waiver.
Section 7.7 Interpretation.
(a) Neutral Interpretation. This Lease includes the contributions of both parties, each of which has had the opportunity to consult competent counsel, and the rule stated in Civil Code Section 1654 that an agreement be construed against its drafter will not apply to this this Lease.
(b) Severability. If any term or provision of this Lease is held by a court of jurisdiction to be invalid or unenforceable, the remaining terms of the Lease will be valid and enforceable except to the extent that the original intent of the parties would be frustrated thereby.
(c) Headings. Headings contained in this Lease are for ease of reference only, and will not alter the meaning of any provision hereof.
(d) Gender and Number. In this Lease, the masculine includes the feminine and neuter, and vice versa, and the singular includes the plural, and vice versa, as the context admits or requires.
(e) Parties’ Intent. Any rule of construction notwithstanding, this Lease will be construed in the manner that best effectuates its purposes, to the fullest extent permitted under law.
Section 7.8 Attorneys’ Fees and Costs.
Attorneys’ fees and costs will be available pursuant to Civil Code Section 1717 in any action between the parties arising out of this Lease. Attorney’s fees for in-house City Attorney staff, if awarded, shall be calculated at the market rate for civil litigation attorneys in the County of Monterey.
Section 7.9 Heirs, Successors, and Assigns.
This Lease, subject to the provisions as to assignment, transfer, and subleases, applies to bind the permitted representatives, heirs, executors, administrators, executors, and assigns of both parties.
Section 7.10 Conflicts of Interest.
To Lessee’s knowledge, no one affiliated with it having a prohibited conflict of interest pursuant to Government Code Section 1090 or the Political Reform Act (Government Code Section 87100, et seq.) has participated in the making of this Lease, and Lessee shall advise Lessor should it obtain knowledge of facts giving rise to such a conflict.
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Section 7.11 Relationship Between the Parties.
The parties to this Lease are independent contractors and no agency, joint venture, partnership, employee, co-employer, or similar relationship exists between them; accordingly, no party has the authority to bind the other.
Section 7.12 Brokers.
Each party represents that it has not dealt with any broker, agent, or other intermediary who is or may be entitled to be paid a commission or finder’s fee in connection with this Lease.
Section 7.13 Multiple Originals.
This Lease may be executed in counterparts, each of which will be deemed an original.
Section 7.14 Signatures.
Each person executing this Lease represents and warrants that he or she is fully authorized to bind his or her respective party hereto.
[Signatures on Following Page]
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IN WITNESS WHEREOF, the parties have executed this Lease effective as of the Effective Date.
DELTA MIKE ENTERPRISES, LLC, a California Limited Liability Company | ARCHER AVIATION INC. |
By: | /s/ Adam Goldstein | |||
By: | /s/ David Teeters | |||
Name: | Adam Goldstein | |||
Name: | David A. Teeters | Title: | Co-CEO | |
Title: | President | Date: | 02/08/2021 | |
Date: |
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CONSENT OF MASTER LESSOR
By signing below, the Master Lessor consents to the terms and conditions of this Sublease Agreement.
CITY OF SALINAS,
a California charter city and municipal corporation
By: | /s/ Brett J. Godown | Date: |
Name: | Brett J. Godown, C.M., C.A.E. | |
Title: | Airport Manager |
EXHIBIT A
Legal Description of the Premises
(Intentionally Left Blank)
EXHIBIT B
Depiction of the Premises
B-1
EXHIBIT C
Permitted Uses of the Premises
1. | Maintenance, repair, overhaul, modification, light manufacturing and associated services related to aircraft, aircraft engines, and airframes; automatic flight systems; instruments, radio electronic equipment, propellers, and all other aircraft components. |
2. | Specialized Aviation Service Operation (“SASO”) - a commercial aeronautical business that is authorized to offer a single or limited service according to established Minimum Standards. Examples of a SASO include, but are not limited to the following commercial aeronautical activities: flight training, aircraft maintenance, avionics maintenance and aircraft storage. |
3. | Research and development of aircraft and aerospace vehicles and drones |
4. | Storage and service of equipment directly related to business operations. |
5. | Flight Training |
6. | Storage of aircraft. |
7. | Aircraft sales |
C-1
EXHIBIT D
Description of the Lessee Improvements
· | In consideration for the Original Term and Renewal Term, Lessee agrees to a one-time payment to lessor on March 1, 2021 of forty-five thousand and 00/100 $45,00000. This payment of $45,000.00 will be used solely for the replacement and ADA compliance of exterior stairs on the southwest corner of the building, stairs inside on the west side of the building and an added door to the main hangar doors on the North East side of the building. These repairs are required for Lessees ingress and egress to leased areas. For consideration of these repairs lessor will discount first month’s rent by $3,000.00 and reimburse Lessee $45,000.00 in the form rental abatement of $1,596.52 per month for 23 months starting February 1, 2021. |
Lessor will construct the foregoing improvements as soon as possible in a diligent, good and workmanlike manner and in compliance with all laws, regulations and codes.
Upon any termination of this Lease that is not due solely to Lessee’s default, Lessor shall pay to Lessee the total amount of the foregoing rent abatement payments (i.e., the $1,956.52 per month) that have not been applied as of the date of termination in payments of $1,596.52 per month until balance has been repaid.
In no event shall Lessee offer utilization of the premises prior to, and Lessee shall and hereby does indemnify, release, hold harmless, and agree to defend Released and Indemnified Parties.
Lessee shall have the right to terminate this lease with a 30-day notice if lessor cannot obtain permits for above work and or have work completed in a reasonable timeline or remedy this issue.
D-1
EXHIBIT E
Insurance Requirements
A. Coverage shall be at least as broad as:
1. Commercial General Liability (“CGL”): Insurance Services Office (“ISO”) Form CG 00 01 covering CGL on an occurrence basis, including products and completed operations, property damage, bodily injury, and personal & advertising injury with limits no less than $1,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit. Lessee shall maintain fire legal liability insurance on the leased property with extended coverage and debris-cleanup provisions in an amount not less than $1,000,000, and in any event that covers at least ninety percent (90%) of the actual cash value of all Improvements, Additional Improvements, and betterments in or on the Premises. Products and completed operations coverage is not required provided that Lessee does not engage in manufacturing or providing other services. Lessee is required to maintain employment practices coverage if it has or acquires any employees.
2. Workers’ Compensation: Workers’ Compensation insurance, due to Lessee having employees, as required by the State of California, with Statutory Limits, and Employer’s Practices Liability Insurance with limits of no less than $1,000,000 per incident for bodily injury or disease.
3. Personal Property: Property insurance against all risk of loss to any Lessee-owned or controlled property, including, without limitation, personal property at full replacement cost with no coinsurance penalty provision and naming City of Salinas as a loss payee for the Improvements, Additional Improvements, and betterments. Any fire legal liability coverage maintained shall also name Delta Mike Enterprises, LLC, a California limited liability company (“Lessor”), Airmotive Specialties, Inc., a California corporation (“ASI”), and the City of Salinas as additional insureds or as loss payees.
4. Automobile Liability: Insurance for any Lessee-owned or hired automobiles, and non-owned automobiles, with $1,000,000 each occurrence for bodily injury and property damage. (This is required if Lessee is permitted to drive vehicles on any airport airside locations.)
5. Hangar-Keepers Liability: This is required if Lessee has any aircraft of others in its care, custody, and/or control (such as storing a friend’s aircraft, managing training aircraft, managing a client’s aircraft, or etc.) in an amount of $1,000,000 for each aircraft for each occurrence.
B. Other Insurance Provisions:
All the insurance policies in Section A above are to contain, or be endorsed to contain, the following provisions:
(1) Additional Insured Endorsement — Except for the worker’s compensation policy, all such policies shall include (i) the City of Salinas, its elected and appointed officials, officers, employees, representatives, volunteers, and agents (hereinafter collectively the “City”), (ii) Lessor, and (iii) ASI, all as Additional Insureds via endorsement.
E-1
(2) Waiver of Subrogation Endorsement - Lessee hereby grants to Master Lessor, Lessor, and ASI a waiver of subrogation which any insurer may acquire against Master Lessor, its Released and Indemnified Parties Lessor or ASI, from Lessee. Lessee agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation but this provision applies regardless of whether or not the Master Lessor, Lessor, or ASI has received a waiver of subrogation endorsement from the insurer. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Master Lessor, Lessor, and ASI for all work performed by the Lessee, its employees, agents, and subcontractors
(3) Primary and Non-contributing Coverage - All required insurance policies and all renewals thereof shall be primary and non-contributing; the required insurance policy shall be primary over any other insurance, deductible, or self-insurance maintained by the City and non-contributory with respect to the City.
(4) Cancellation - Required insurance policies shall not be cancelled or the coverage reduced until a thirty (30) day written notice of cancellation has been served upon the Master Lessor except ten (10) days shall be allowed for non-payment of premium.
(5) Broader Coverage/Higher Limits - If the Lessee or Permit Holder maintains broader coverage and/or higher limits than the minimums shown above, the Lessee or Permit Holder requires and shall be entitled to the broader coverage and/or higher limits maintained by the Lessee or Permit Holder. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Master Lessor primarily and Lessor secondarily.
(6) Acceptability of Insurers - Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M. Best rating of no less than A-: VII, unless otherwise acceptable to the Master Lessor.
(7) Verification of Coverage — Lessee or Permit Holder shall furnish the Master Lessor, Lessor, and ASI with original Certificates of Insurance including an additional insured endorsement and all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Pages of the liability policies listing all policy endorsements to Master Lessor, Lessor, and ASI before work begins. However, failure to obtain the required documents prior to the work beginning shall not waive the Permit Holder’s obligation to provide them. The Master Lessor, Lessor, and ASI all reserve the right to require complete, copies of all required insurance policies, including endorsements, required by these specifications, at anytime.
(8) Special Risk or Circumstances - Master Lessor reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.
E-2
(9) Self-Insured Retentions - Self-insured retentions must be declared to and approved by the Master Lessor. At the option of the Master Lessor, the Lessee shall provide coverage to reduce or eliminate such self-insured retentions as respects the Master Lessor, its officers, officials,employees, and volunteers; or the Lessee shall provide evidence satisfactory to the Master Lessor guaranteeing payment of losses and related investigations, claim administration, and defense expenses. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or Master Lessor of Salinas. All such insurance shall be by policy or included by endorsement, waiver of subrogation rights in favor of the Master Lessor. Lessee and Lessor hereby covenant and agree to the same, and each agrees to and shall be responsible hereunder.
(10) Sublessees, Contractors, and Subcontractors — Lessor and Lessee shall require all sublessees, contractors, and subcontractors who perform work on the Premises to maintain general liability insurance in an amount of no less than $1 million combined single limit per occurrence which complies with all of the provisions in this Insurance section above, including providing an additional insured endorsement in favor of the Master Lessor, Lessor, and ASI, and Lessee shall provide Master Lessor, Lessor, and ASI with copies of such insurance certificates and endorsements at the initiation of any sublease between Lessee and a sublessee as well as upon request by the Master Lessor, Lessor, or ASI.
Furthermore, before commencing or allowing commencement of any work of improvement, Lessee shall ensure that all of its employees and/or all employees of any sublessees, contractors and subcontractors, are covered by workers’ compensation insurance with waivers of subrogation in place via policy or endorsement in favor of Master Lessor, Lessor and ASI.
E-3
EXHIBIT F
Rental Schedule
Year | Monthly Rent | Annual Rent | |||||||
1 | $ | 5,382.90 | $ | 64,594.80 | |||||
2 | $ | 5,557.84 | $ | 66,694.13 | |||||
3 | $ | 5,738.47 | $ | 68,861.69 | |||||
4 | $ | 5,924.97 | $ | 71,099.70 |
F-1
Exhibit 10.15
LEASE
NC INVESTMENTS, LLC,
a Delaware limited liability company
as Landlord,
and
ARCHER AVIATION INC.,
a Delaware corporation
as Tenant
SUMMARY OF BASIC LEASE INFORMATION
This Summary of Basic Lease Information (“Summary”) is hereby incorporated into and made a part of the attached Lease. Each reference in the Lease to any term of this Summary shall have the meaning as set forth in this Summary for such term. In the event of a conflict between the terms of this Summary and the Lease, the terms of the Lease shall prevail. Any capitalized terms used herein and not otherwise defined herein shall have the meaning as set forth in the Lease.
TERMS OF LEASE | |
1. Date: | April 14, 2021 |
2. Landlord: | NC INVESTMENTS, LLC, a Delaware limited liability company |
3. Address of Landlord (Section 26.19): |
579 University Avenue Palo Alto CA 94301 Attention: Badru Valani E-mail: badruvalani@yahoo.com
|
4. Tenant: | ARCHER AVIATION INC., a Delaware corporation |
5. Address of Tenant (Section 26.19): |
Prior to the Commencement Date:
1880 Embarcadero Road Palo Alto CA 94303 Attention: Logan Berkowitz
After the Commencement Date:
The Premises
|
6. Premises (Article 1): | |
6.1 Premises: | Approximately 8,880 rentable square feet of space consisting of the entire rentable area in the Building (as defined below) and the Real Property on which the Building is located. |
6.2 Building: | The building (the “Building”) located at 1090 Terra Bella Avenue, Mountain View, California, 94043. |
7. Term (Article 2): | |
7.1 Lease Term: | Thirteen (13) months. |
7.2 Commencement Date: | July 1, 2021. |
7.3 Rent Commencement Date | July 1, 2021. Notwithstanding the foregoing, pursuant to Section 2.4 of the Lease, if Tenant commences business operations at the Premises prior to the Rent Commencement Date, Tenant shall pay Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs from and after the date that Tenant commences such operations. |
TERMS OF LEASE
Exhibit A – Premises
Exhibit B –Work Letter
Exhibit C – Commencement Date Amendment
Exhibit D – Rules and Regulations
Exhibit E – Options to Extend
Exhibit F—[Intentionally omitted]
BLI-ii
LEASE
This Lease, which includes the preceding Summary and the exhibits attached hereto and incorporated herein by this reference (the Lease, the Summary and the exhibits to be known sometimes collectively hereafter as the “Lease”), dated as of the date set forth in Section 1 of the Summary, is made by and between NC INVESTMENTS, LLC, a Delaware limited liability company (“Landlord”), and ARCHER AVIATION INC., a Delaware corporation (“Tenant”).
ARTICLE 1
REAL PROPERTY, BUILDING AND PREMISES
1.1 Real Property, Building and Premises.
1.1.1 Premises and Real Property. Upon and subject to the terms, covenants and conditions hereinafter set forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section 6.1 of the Summary (the “Premises”). The Premises consist of the entire Building defined in Section 6.2 of the Summary and the Real Property (as defined below) on which the Building is located. The term “Real Property,” as used in this Lease, shall mean, collectively, (i) the Building, and (ii) the parcel or parcels of land owned by Landlord on which the Building is located, including, to the extent contiguous to the Building and owned by Landlord, any alleys, walkways, driveways, courtyards, and other improvements and facilities now or hereafter constructed surrounding and/or servicing the Building appurtenant to or servicing the Building. The term “Project” and “Premises” are used interchangeably in this Lease.
1.1.2 Tenant’s and Landlord’s Rights. Tenant is hereby granted the right to the exclusive use of the use of the areas located on the Real Property outside of the Building (collectively, the “Outside Area” or “Outside Areas”); provided, however, that (i) Tenant’s use thereof shall be subject to (A) the provisions of any covenants, conditions and restrictions regarding the use thereof now or hereafter recorded against the Real Property, and (B) the rules and regulations attached hereto as Exhibit D (the “Rules and Regulations”) and such other reasonable rules, regulations and restrictions as Landlord may make from time to time (which shall be provided in writing to Tenant), and (ii) Tenant may not go on the roof of Building without Landlord’s prior consent (which may be withheld in Landlord’s sole and absolute discretion) and without otherwise being accompanied by a representative of Landlord. Landlord reserves the right from time to time to use any of the Outside Areas of the Building, and the roof, risers and conduits of the Building for telecommunications and/or any other purposes, and to do any of the following: (1) make any changes, additions, improvements, repairs and/or replacements in or to the Real Property or any portion or elements thereof, including, without limitation, (x) changes in the location, size, shape and number of driveways, entrances, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways, public and private streets, plazas, courtyards, transportation facilitation areas and Outside Areas, and (y) expanding or decreasing the size of the Real Property and the Building and any Outside Areas and other elements thereof, thereon and therefrom; (2) close temporarily any of the Outside Areas while engaged in making repairs, improvements or alterations to the Building; (3) permit the owners, tenants and occupants of buildings adjacent to the Real Property to use portions of the Outside Areas, such as trash storage areas, public and private streets, driveways, walkways, courtyards, plazas, and access ways within the Project, in common with Tenant; and (4) perform such other acts and make such other changes with respect to the Building and the Project as Landlord may, in the exercise of good faith business judgment, deem to be appropriate. Landlord reserves the right from time to time to grant, without the consent or joinder of Tenant, such easements, rights of way and dedications that Landlord deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights of way and dedications do not unreasonably interfere with the use of the Premises by Tenant or Tenant’s access to the Premises, and do not increase Tenant’s obligations hereunder. Tenant agrees to execute any documents reasonably requested by Landlord to effectuate any such easement rights, dedications, maps or restrictions.
1.2 Condition of Premises. Except as expressly set forth in this Lease, Landlord shall not be obligated to provide or pay for any improvement, remodeling or refurbishment work or services related to the improvement, remodeling or refurbishment of the Premises, and Tenant shall accept the Premises in its “As Is” condition on the Commencement Date and without representation or warranty by Landlord as to the condition of the Premises or the Building or as to the use or occupancy which may be made thereof. Notwithstanding the foregoing provisions of this Section 1.2 to the contrary, subject to any Tenant Damage (as defined below) and the obligations of Tenant under this Lease, Landlord shall warrant that the structural portions and roof (including the roof membrane) and the HVAC, electrical and plumbing equipment and systems (collectively, the “Base Building”) shall be in good working condition for a period of forty-five (45) days after the Delivery Date, as defined below (the “Warranty Period”), and Landlord shall be responsible for the repair and replacement, if required, of the structural portions and roof (including the roof membrane) and any other elements of the Base Building, as necessary within the Warranty Period (“Landlord’s Warranty”), provided that the need to repair or replace was not the result of Tenant’s failure to perform any maintenance or repairs required to be performed by Tenant in the manner required pursuant to the terms of the Lease, or by the misuse, modification, Alterations, damage, destruction, omissions, and/or negligence (collectively, “Tenant Damage”) of Tenant or its employees, agents, contractors or invitees or by acts of God, strikes, war and other events beyond Landlord’s reasonable control. The foregoing shall not be deemed to require Landlord to replace any of the warranted components, as opposed to repairing such component of the Base Building or the structural portions and roof (including the roof membrane) of the Building(s). To the extent repairs which Landlord is required to make pursuant to this Section 1.2 are necessitated in part by Tenant Damage, then Tenant shall reimburse Landlord for the proportionate cost of such repair to the extent Tenant’s Damage was responsible for the need to repair any warranted. If it is determined that any component of the Base Building is not in good working condition and repair during the Warranty Period, Landlord shall not be liable to Tenant for any damages, but as Tenant’s sole remedy, Landlord, at no cost to Tenant, shall perform such work or take such other action as may be necessary to place the same in good working condition and repair. Notwithstanding the foregoing or anything else in this Lease to the contrary, Landlord makes no representation or warranties concerning the working order of the previous tenant’s refrigeration and other restaurant equipment remaining in the Building.
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1.3 Rentable Square Feet. The parties hereby stipulate that the Premises contain the rentable square feet set forth in Section 6.1 of the Summary, such square footage has been calculated using Landlord’s method of calculation, and such square footage amount is not subject to adjustment or re-measurement by Landlord or Tenant. Accordingly, there shall be no adjustment in the Base Rent or other amounts set forth in this Lease which are determined based upon rentable or usable square feet of the Premises, and Tenant shall have no right to terminate this Lease or receive any adjustment or rebate of any Base Rent or Additional Rent (as hereinafter defined) payable hereunder if the square footage of the Project, the Building or the Premises is incorrect. Tenant has inspected the Premises and is fully familiar with the scope and size thereof and agrees to pay the full Base Rent and Additional Rent set forth herein in consideration for the use and occupancy of such space, regardless of the useable or actual number of square feet contained therein.
1.4 CASp Disclosures. For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Premises have not undergone inspection by a Certified Access Specialist (CASp). Pursuant to Section 1938 of the Civil Code, upon at least thirty (30) days’ prior written notice to Landlord, Tenant shall have the right to require a CASp inspection of the Premises. If Tenant requires a CASp inspection of the Premises, then: (a) Landlord and Tenant shall mutually agree on the arrangements for the time and manner of the CASp inspection during such 30-day period; (b) the contract with the CASP inspector shall require the inspector to perform the inspection in accordance with the standard of care applicable to experts performing such inspections, Landlord shall be an intended third party beneficiary of such contract, and the contract shall otherwise comply with the provisions of Article 8 of this Lease; (c) the CASp inspection shall be conducted (i) at Tenant’s sole cost and expense, (ii) by a CASp reasonably approved in advance by Landlord, (iii) in a manner reasonably satisfactory to Landlord, and (iv) shall be addressed to, and, upon completion, promptly delivered to, Landlord and Tenant; (d) the information in the inspection shall not be disclosed by Tenant to anyone other than contractors, subcontractors, and consultants of Tenant who are retained by Tenant to complete any repairs or correct violations to the extent that Tenant has agreed to undertake such repairs or corrections or who otherwise have a need to know the information therein and who are directed not to further disclose such information; and (e) Tenant shall pay to Landlord, as and when required by Landlord, the cost of making any repairs to correct violations of the construction related accessibility standards within or relating to the Premises identified by a CASp inspection requested by Tenant.
NOTICE: A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant.
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The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs to correct violations of the construction related accessibility standards within the premises.
ARTICLE 2
LEASE TERM; DELIVERY DATE
2.1 Lease Term; Commencement Date; Expiration Date. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease (the “Lease Term”) shall be as set forth in Section 7.1 of the Summary and shall commence on the date (the “Commencement Date”) set forth in Section 7.2 of the Summary (subject to the terms of the Work Letter), and shall terminate on the date (the “Expiration Date”) set forth in Section 7.4 of the Summary, unless this Lease is sooner terminated as hereinafter provided. Notwithstanding the foregoing, if the Expiration Date falls on a day other than the last day of the calendar month, then the Expiration Date shall be extended to the last day of the calendar month in which the day that the Lease Term otherwise would end, and the Lease Term shall be extended accordingly.
2.2 Confirmation of Dates. In the event Landlord delivers to Tenant an amendment to lease in the form attached hereto as Exhibit C hereto, setting forth the Commencement Date, the Rent Commencement Date, the Expiration Date and such other information and terms as set forth therein, Tenant shall execute and return such amendment to Landlord within five (5) days after Tenant’s receipt thereof. If Tenant fails to execute and return the amendment within such five (5) day period, Tenant shall be deemed to have approved and confirmed the dates set forth therein, provided that such deemed approval shall not relieve Tenant of its obligation to execute and return the amendment (and such failure shall constitute a default by Tenant hereunder).
2.3 Delivery Date. As used in this Lease, the “Delivery Date” shall mean the date of the full execution and delivery of this Lease. Notwithstanding the foregoing, if, as of the date that Landlord is ready to deliver the Premises to Tenant, Tenant has not delivered to Landlord (a) the first (1st) month’s payment of Base Rent pursuant to the provisions of Article 3 below, (b) the Security Deposit pursuant to Article 20 below and (c) evidence of all insurance required to be maintained by Tenant pursuant to the provisions of Article 10 below (collectively, the “Delivery Requirements”), then the Delivery Date shall nonetheless be deemed to have occurred, however, Tenant will not be allowed to have access to the Premises unless and until Tenant satisfies such Delivery Requirements.
2.4 TI Construction Period. Subject to the terms and conditions in this Work Letter, from and after the Delivery Date and continuing until the Commencement Date (the “TI Construction Period”), not to be less than sixty (60) days, Tenant and Tenant’s Agents (as defined in the Work Letter) shall have the right to enter the Premises at Tenant’s sole risk for the sole purpose of installing the Tenant Improvements and preparing for Tenant’s occupancy. Tenant shall not be obligated to pay Rent for the Premises during the TI Construction Period; provided, however, that if Tenant commences business operations prior to the Commencement Date, Tenant shall pay Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs during the remainder of the TI Construction Period. As a condition precedent to any such entry, Tenant shall deliver to Landlord evidence of the insurance described in Article 10 of this Lease and in the Work Letter. Any entry upon the Premises by Tenant or any Tenant’s Agent prior to the Commencement Date shall be on all of the terms and conditions of this Lease as though the Lease Term had commenced on the Delivery Date, except the obligation to pay Rent) during the TI Construction Period. Prior to any entry by Tenant or any Tenant’s Agent into the Premises as permitted by the terms of this Section 2.4, Tenant shall submit a schedule to Landlord for their approval, which schedule shall detail the schedule, scope of work, and sequencing of work to be performed by Tenant and the Tenant’s Agents. Tenant acknowledges and agrees that any such entry into and occupancy of the Premises or any portion thereof by Tenant or any person or entity working for or on behalf of Tenant shall be deemed to be subject to all of the terms, covenants, conditions and provisions of the Lease, excluding only the covenant to pay rent (until the Rent Commencement Date). Tenant further acknowledges and agrees that Landlord shall not be liable for any injury, loss or damage which may occur to any of Tenant’s work made in or about the Premises in connection with such entry or to any property placed therein prior to the Commencement Date, the same being at Tenant’s sole risk and liability. Tenant shall be liable to Landlord for any damage to any portion of the Premises caused by Tenant or any of the Tenant’s Agents. In the event that the performance of Tenant’s work in connection with such entry causes extra costs to be incurred by Landlord or requires the use of any building services, Tenant shall promptly reimburse Landlord for such extra costs and/or shall pay Landlord for such building services at Landlord’s standard rates then in effect. In addition, Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord and the Landlord Parties against any loss or damage to the Building and against injury to any persons caused by the acts of omission of Tenant or any Tenant pursuant to this Section 2.4 except to the extent caused by the gross negligence or willful misconduct of Landlord or any Landlord Party.
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2.5 Delayed Delivery. Notwithstanding the foregoing, except as expressly provided below, in the event of any delay in the delivery of the Premises to Tenant prior to the stated Delivery Date, this Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom, but Landlord shall continue to use commercially reasonable and diligent efforts to deliver the Premises to Tenant as soon as reasonably possible after the stated Delivery Date; provided, however that the Commencement Date shall be delayed day for day so that Tenant has sufficient time to perform its improvements prior to the Commencement Date.
ARTICLE 3
BASE RENT
Tenant shall pay, without notice or demand, to Landlord or Landlord’s agent at the management office for the Building, or at such other place as Landlord may from time to time designate in writing, in cash or other immediately available good funds, base rent (“Base Rent”) as set forth in Section 8 of the Summary, payable in equal monthly installments as set forth in Section 8 of the Summary in advance on or before the first day of each and every month starting on the Rent Commencement Date and continuing during the remainder of the Lease Term, without any setoff or deduction whatsoever. The Base Rent and Additional Rent for the first full month and partial month of the Lease Term in which Base Rent is payable hereunder shall be paid at the time of Tenant’s execution of this Lease. If any rental payment date (including the Rent Commencement Date) falls on a day of the month other than the first day of such month or if any rental payment is for a period which is shorter than one month, then the rental for any such fractional month shall be a proportionate amount of a full calendar month’s rental based on the proportion that the number of days in such fractional month bears to the number of days in the calendar month during which such fractional month occurs. All other payments or adjustments required to be made under the terms of this Lease that require proration on a time basis shall be prorated on the same basis.
Notwithstanding the preceding provisions of this Article 3 to the contrary, provided that Tenant is not in default under this Lease, the Base Rent due for the last full calendar month of the Lease Term (the “Rent Abatement Period”) shall be fully abated (the “Abated Rent”). Tenant shall be required to pay Tenant’s Share of Operating Expenses, Tax Expenses, and Utilities Costs due pursuant to the terms of this Lease during the Rent Abatement Period. Furthermore, if a material default beyond any notice and cure period by Tenant shall occur during the Rent Abatement Period, the Abated Rent shall be immediately due and payable.
ARTICLE 4
ADDITIONAL RENT
4.1 Additional Rent. This Lease is a triple net lease, and Base Rent shall be paid to Landlord absolutely net of all costs and expenses, except as specifically provided to the contrary in this Lease. The provisions for payment of Operating Expenses, Tax Expenses and Utility Expenses (as those terms are defined below) are intended to pass on to Tenant and reimburse Landlord for all costs and expenses of the nature described in this Article 4 in connection with the ownership, management, maintenance, repair, preservation, replacement and operation of the Building, the Project, the Real Property and its supporting facilities and such additional facilities now and in subsequent years as may be determined by Landlord to be necessary or desirable to the Building, the Project and/or the Real Property. Accordingly, in addition to paying the Base Rent specified in Article 3 of this Lease, Tenant shall pay as additional rent the sum of the following: (i) Tenant’s Share (as such term is defined below) of the annual Operating Expenses; plus (ii) Tenant’s Share of the annual Tax Expenses; plus (iii) Tenant’s Share of the annual Utilities Costs. Such additional rent, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease (including, without limitation, pursuant to Article 6), shall be hereinafter collectively referred to as the “Additional Rent.” The Base Rent and Additional Rent are herein collectively referred to as the “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner, time and place as the Base Rent. Without limitation on other obligations of Tenant which shall survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term.
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4.2 Definitions. As used in this Article 4, the following terms shall have the meanings hereinafter set forth:
4.2.1 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord shall pay during any Expense Year (as defined in Section 4.3.1 below) because of or in connection with the ownership, management, maintenance, repair, replacement, restoration or operation of the Real Property, including, without limitation, any amounts paid for: (i) the cost of operating, maintaining, repairing, renovating, making installations to, and managing the Real Property, the Building and the Premises, including without limitation, all utility systems, mechanical systems, sanitary and storm drainage systems, any elevator systems and all other “Systems and Equipment” (as defined in Section 4.2.2 of this Lease), and the cost of supplies and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and inspections, the cost of contesting the validity or applicability of any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with implementation and/or operation (by Landlord, any Outside Area association(s) formed for the Project or any third party) of any transportation demand management program or similar program; (iii) the cost of insurance carried by Landlord (including premiums and deductibles), in such amounts as Landlord may determine or as may be required by any mortgagees or the lessor of any underlying or ground lease affecting the Real Property, including, without limitation, fire, earthquake, flood or other casualty, rental loss, liability insurance, pollution insurance, terrorism insurance, DIC insurance, and such other insurance as Landlord may elect to carry, and the cost of all deductibles and co-insurance amounts payable under any policy or policies of insurance; (iv) the cost of landscaping, re-lamping, supplies, tools, equipment and materials, and all fees, charges and other costs (including consulting fees, legal fees and accounting fees) incurred in connection with the management, operation, repair and maintenance of the Real Property; (v) the cost of Outside Area repair, restoration and maintenance; (vi) any equipment rental agreements or management agreements (including without limitation the cost of any management fees and the fair rental value of any office space provided thereunder); (vii) wages, salaries and other compensation and benefits of all persons engaged in the operation, management, maintenance or security of the Real Property, and employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; (viii) payments under any easement, license, operating agreement, cost-sharing agreement, declaration, restrictive covenant, underlying or ground lease (excluding rent), and/or instrument pertaining to the sharing of costs by the Real Property; (ix) alarm and security service, if any, window cleaning, trash removal, replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or facilities, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (x) amortization (including interest on the unamortized cost) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Real Property; (xi) all costs of applying and reporting for the Project or any part thereof relating to complying with any energy use or consumption disclosure requirements; and (xii) the cost of any capital improvements or other costs (I) which are reasonably intended as a labor-saving device or to effect other economies in the operation or maintenance of the Real Property, (II) made to the Real Property or any portion thereof after the Commencement Date that are required under any Law not in effect as of the Commencement Date, (III) which are repairs or replacements of existing capital items with like-for like items; and (IV) that are required by applicable Laws or recommended or encouraged by public health authorities in connection with reducing or mitigating risks relating to epidemics, pandemics or other public health emergencies or for in furtherance of promoting public or worker health and safety; provided, however, that if any such cost described in (I), (II), (III), or (IV) above, is a capital expenditure, such cost shall be amortized (including reasonable interest on the unamortized cost) over the useful life of the item as Landlord shall reasonably determine. If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense furnished such work or service to such tenant. If the Building is less than one hundred percent (100%) occupied during any Expense Year, Landlord shall make an appropriate adjustment to the variable components of Operating Expenses for such year or applicable portion thereof, employing sound accounting and management principles, to determine the amount of Operating Expenses that would have been paid had the Building been one hundred percent (100%) occupied; and the amount so determined shall be deemed to have been the amount of Operating Expenses for such year, or applicable portion thereof.
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Notwithstanding the foregoing, Operating Expenses shall not, however, include: (A) costs of leasing commissions, attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective tenants or other occupants of the Real Property; (B)) costs incurred due to the violation by Landlord of the terms and conditions of any lease of space in the Real Property; (C) costs of overhead or profit increment paid to Landlord or to subsidiaries or affiliates of Landlord for services in or in connection with the Real Property to the extent the same exceeds the costs of overhead and profit increment included in the costs of such services which could be obtained from third parties on a competitive basis; (D) except as otherwise specifically provided in this Section 4.2.1, costs of interest on debt or amortization on any mortgages, and rent payable under any ground lease of the Real Property; (E) Tax Expenses; (F) management and administrative fees which, in the aggregate, exceed three percent (3%) of gross rents of the Building; (G) reserves; (H) costs of capital improvements except as provided in Section 4.2.1(xii); (I) damage caused by fire or other casualty to the extent covered by insurance (provided that commercially reasonable deductibles (other than earthquake) shall be included in Operating Expenses); or (J) costs reimbursed from insurance proceeds, warranties or guarantees.
4.2.2 “Systems and Equipment” shall mean any plant, machinery, transformers, duct work, cable, wires, and other equipment, facilities, and systems designed to supply heat, ventilation, air conditioning and humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler, communications, alarm, security, or fire/life safety systems or equipment, or any other mechanical, electrical, electronic, computer or other systems or equipment which serve the Real Property in whole or in part.
4.2.3 “Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, assessments, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary, (including, without limitation, real estate taxes, general and special assessments, parking and transit assessments, fees and taxes, child care subsidies, fees and/or assessments, park, recreation and school fees and/or assessments, open space fees and/or assessments, housing subsidies and/or housing fund fees or assessments, public art fees and/or assessments, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, personal property taxes imposed upon the fixtures, machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Building), which Landlord shall pay because of or in connection with the ownership, leasing and operation of the Building or Landlord’s interest therein. If it shall not be lawful for Tenant to reimburse Landlord for all or any part of such Tax Expenses, the monthly rental payable to Landlord under this Lease shall be revised to net Landlord the same net rental after imposition of any such Tax Expenses by Landlord as would have been payable to Landlord prior to the payment of any such Tax Expenses.
4.2.3.1 Tax Expenses shall include, without limitation:
(i) Any tax on Landlord’s rent, right to rent or other income from the Building or as against Landlord’s business of leasing any of the Building;
(ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies, and charges and all similar assessments, taxes, fees, levies and charges be included within the definition of Tax Expenses for purposes of this Lease, including, without limitation any increase in assessments, taxes, fees, levies, or charges resulting from a reassessment caused by or attributable to from a change in ownership of the Project or the Real Property, new construction or any other cause;
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(iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the rent payable hereunder, including, without limitation, any gross income tax upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof;
(iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and
(v) Any reasonable expenses incurred by Landlord in attempting to protest, reduce or minimize Tax Expenses.
4.2.3.2 Notwithstanding anything to the contrary contained in this Section 4.2.3, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state net income taxes, and other taxes to the extent applicable to Landlord’s net income (as opposed to rents, receipts or income attributable to operations at the Building), (ii) any items included as Operating Expenses or Utilities Costs, and (iii) any items paid by Tenant under Section 4.4 of this Lease.
4.2.4 “Tenant’s Share” shall mean the percentage set forth in Section 9.1 of the Summary. Tenant’s Share was calculated by dividing the number of rentable square feet of the Premises by the total rentable square feet in the Building (as set forth in Section 9.1 of the Summary), and stating such amount as a percentage. Landlord shall have the right from time to time to re-determine the rentable square feet of the Premises and/or Building, and Tenant’s Share shall be appropriately adjusted to reflect any such redetermination. If Tenant’s Share is adjusted pursuant to the foregoing, as to the Expense Year in which such adjustment occurs, Tenant’s Share for such year shall be determined on the basis of the number of days during such Expense Year that each such Tenant’s Share was in effect.
4.2.5 “Utilities Costs” shall mean all actual charges for utilities for the Real Property, if any, that Landlord shall pay, including, but not limited to, the costs of water, sewer and electricity, and the costs of HVAC (including, the cost of electricity to operate the HVAC units) and other utilities as well as related fees, assessments and surcharges (but excluding those charges for which tenants directly reimburse Landlord or otherwise pay directly to the utility company). Notwithstanding the foregoing or anything else in this Lease to the contrary, Tenant acknowledges and agrees that Tenant shall be solely responsible for contracting with the providers of any such utilities and shall pay the amounts owing to the providers.
4.3 Calculation and Payment of Additional Rent.
4.3.1 Statement of Actual Operating Expenses, Tax Expenses and Utilities Costs and Payment by Tenant. Landlord shall endeavor to give to Tenant on or before the thirtieth (30th) day of June following the end of each calendar year during the Lease Term (each, an “Expense Year”), a statement (the “Statement”) which shall state the Operating Expenses, Tax Expenses and Utilities Costs incurred or accrued for such preceding Expense Year. Upon receipt of the Statement for an Expense Year, Tenant shall pay, with its next installment of Base Rent due (or within fifteen (15) days following delivery of the Statement if the Lease Term has expired or been terminated), the full amount of the Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Expense Payments,” as that term is defined in Section 4.3.2 of this Lease. If, the Estimated Expense Payments made by Tenant for any Expense Year exceed the actual amount of the Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs for such Expense Year, Landlord shall credit such excess to Tenant for sums then due or coming due hereunder or, at Landlord’s option, pay such excess to Tenant provided Tenant is not otherwise in default hereunder. The failure of Landlord to timely furnish the Statement shall not prejudice Landlord from enforcing its rights under this Article 4. The provisions of this Section 4.3.1 shall survive the expiration or earlier termination of the Lease Term.
4.3.2 Statement of Estimated Operating Expenses, Tax Expenses and Utilities Costs. In addition, Landlord shall endeavor to give Tenant, on or before March 1 of each calendar year during the Lease Term, a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Operating Expenses, Tax Expenses and Utilities Costs allocated to the Building pursuant to Article 4 shall be and the estimated amount of Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs (the “Estimated Expense Payments”) for such Expense Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to collect any Operating Expenses, Tax Expenses or Utilities Costs under this Article 4. Upon delivery of the Estimate Statement, Tenant shall pay, with its next installment of Base Rent due, a fraction of the Estimated Expense Payments for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.3.2). Such fraction shall have as its numerator the number of months which have elapsed in such current Expense Year to the month of such payment, both months inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is furnished, Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Expense Payments set forth in the previous Estimate Statement delivered by Landlord to Tenant.
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4.3.3 Optional Lump Sum Billing for Tax Expenses and Insurance Premiums. Notwithstanding anything in this Article 4 to the contrary, at Landlord’s option, Landlord shall have the right to separately charge and collect in a lump sum from Tenant any Tax Expenses and insurance premiums by delivering to Tenant an invoice setting forth the applicable Tax Expenses and insurance premiums that are due. In such event, Tenant shall pay Landlord Tenant’s Share of such expenses within thirty (30) days after Landlord’s delivery of the applicable invoice to Tenant. Tenant acknowledges that to the extent Landlord has incurred any Tax Expenses or premiums that are attributable to any period of the Lease Term, Tenant shall reimburse Landlord for its Proportionate Share of such expenses as set forth in this Section 4.3.3.
4.4 Taxes and Other Charges for Which Tenant Is Directly Responsible. Tenant shall reimburse Landlord upon demand for any and all taxes or assessments required to be paid by Landlord (except to the extent included in Tax Expenses by Landlord), excluding state, local and federal personal or corporate income taxes measured by the net income of Landlord from all sources and estate and inheritance taxes, whether or not now customary or within the contemplation of the parties hereto, when:
4.4.1 Such taxes are measured by or reasonably attributable to the cost or value of Tenant’s equipment, furniture, fixtures and other personal property located in the Premises, or by the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, to the extent the cost or value of such leasehold improvements exceeds the cost or value of a building standard build-out as determined by Landlord regardless of whether title to such improvements shall be vested in Tenant or Landlord;
4.4.2 Such taxes are assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Building; or
4.4.3 Such taxes are assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises.
4.5 Late Charges. If any installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee by the due date therefor, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount due plus any attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder, at law and/or in equity and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid by the date that they are due shall thereafter bear interest until paid at a rate (the “Interest Rate”) equal to the lesser of (i) the “Prime Rate” or “Reference Rate” announced from time to time by the Bank of America (or such reasonable comparable national banking institution as selected by Landlord in the event Bank of America ceases to exist or publish a Prime Rate or Reference Rate), plus four percent (4%), or (ii) the highest rate permitted by applicable law.
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ARTICLE 5
USE OF PREMISES
5.1 Use of Premises. Tenant may use the Premises solely for solely for warehouse, design, and light industrial use, including processing and assembly (the “Acceptable Uses”). Notwithstanding the foregoing, Tenant understands and acknowledges that use of the Premises is ultimately limited by, among other things, applicable Laws (as defined below), specifically including, without limitation, zoning ordinances of the City of Mountain View, and Landlord makes no representation or warranty whatsoever with regard to whether any prospective use of the Premises (including, without limitation, the Acceptable Uses) is permitted under applicable Laws. Tenant shall be responsible, at its sole cost and expense, for obtaining all permits and/or other approvals that may be required by the City of Mountain View or other governmental agencies with respect to Tenant’s use of, and/or Tenant’s business operations to be conducted in the Premises. Landlord nonetheless consents to use of the Premises solely for the Acceptable Uses (and for no other uses whatsoever), subject to compliance by Tenant with all applicable Laws and with the other provisions of this Lease. Upon Landlord’s request from time to time, Tenant shall immediately provide Landlord with evidence reasonably acceptable to Landlord that Tenant’s use of the Premises complies with applicable Laws. Notwithstanding the foregoing or any other provision of this Lease to the contrary, Tenant further covenants and agrees that it shall not use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of Exhibit D (or any reasonable modifications thereto of which Tenant has notice), attached hereto, or in violation of the laws, statutes, regulations, rules and policies of the United States of America, the state of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Building, including, without limitation, the ordinances, regulations, rules, requirements and other Laws of the City of Mountain View (collectively, “Laws”).
Notwithstanding anything contained in the immediately preceding paragraph to the contrary regarding the Acceptable Uses, if as the result of Tenant’s use of the Premises in accordance with the terms and conditions of this Lease, the City of Mountain View initiates and pursues an enforcement action alleging an unpermitted or unlawful use or occupancy of the Premises as the result of such use that could reasonably prevent or materially limit Tenant’s use of the Premises for the Acceptable Use, then as its sole and exclusive remedy, Tenant shall have the right to terminate this Lease by delivering to Landlord, at least ten (10) days prior to the effective date of termination, the following: (i) written notice exercising such right of termination, (ii) copies of any notices, ordinances, orders or other documentation setting forth the City’s determination that Tenant is not allowed to use the Premises for the Acceptable Uses, and (iii) the Early Termination Fee (as defined below). In such event, Tenant shall vacate and surrender the Premises not later than the effective date of such termination in accordance with the terms and conditions of this Lease, any Rent shall be prorated and paid through the date of such termination, and Tenant shall pay to Landlord a fee (the “Early Termination Fee”) in an amount equal to the greater of (a) three (3) months of Base Rent or (b) fifty percent (50%) of the Base Rent that otherwise would have been payable after the effective date of such termination through the Expiration Date.
5.2 Other Requirements. Tenant shall comply with all recorded covenants, conditions, and restrictions, and the provisions of all ground or underlying leases, now or hereafter affecting the Building. Tenant shall continuously during the entire Lease Term hereof conduct and carry on Tenant’s business in the Premises and shall keep the Premises open for business and cause Tenant’s business to be conducted therein during such reasonable hours and days as like businesses are conducted within downtown Mountain View, provided, however, that these provisions shall not apply if the Premises should be closed and the business of Tenant temporarily discontinued thereon on account of strikes, lockouts or similar causes beyond the reasonable control of Tenant or by reason of remodeling provided that the remodeling is expeditiously completed within a reasonable time. Tenant shall at all times maintain the Premises in a clean, neat, sanitary and orderly condition. Tenant shall not do or permit to be done in or about the Premises or the Real Property, or bring or keep or permit to be brought or kept in or about the Premises or the Real Property, anything which is prohibited by or will in any way increase the existing rate of (or otherwise affect) fire or any insurance covering the Premises or the Real Property or any part thereof, or any of its contents, or will cause a cancellation of any insurance covering the Premises or the Real Property or any part thereof, or any of its contents. Tenant shall not do or permit to be done anything in, on or about the Premises or the Real Property which will in any way obstruct or interfere with the rights of owner or tenants of neighboring properties or injure or annoy them, or use or allow the Premises to be used for any unlawful or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises, the Project or any adjacent properties. No sale by auction shall be permitted on the Premises. Tenant shall not place any loads upon the floors, walls, or ceiling which endanger the structure, or place any harmful fluids or other materials in the drainage system of the Building, or overload existing electrical or other mechanical systems. No waste materials or refuse shall be dumped upon or permitted to remain upon any part of the Premises or outside of the Building in which the Premises are a part, except in trash containers placed inside exterior enclosures designated by Landlord for that purpose or inside of the Building proper where designated by Landlord. No materials, supplies, equipment, finished products or semi-finished products, raw materials or articles of any nature shall be stored upon or permitted to remain outside the Premises. Tenant shall not place anything or allow anything to be placed near the glass of any window, door partition or wall which may appear unsightly from outside the Premises. No loudspeaker or other device, system or apparatus which can be heard outside the Premises shall be used in or at the Premises without the prior written consent of Landlord. All noise generated by Tenant in its use of the Premises shall be confined or muffled so that it does not unreasonably interfere with the businesses of or unreasonably annoy the occupants and/or users of other properties or premises. Tenant shall not commit or suffer to be committed any waste in or upon the Premises. Tenant shall indemnify, defend and hold Landlord and the Landlord Parties harmless against any loss, expense, damage, reasonable attorneys’ fees, or liability arising out of failure of Tenant to comply with any applicable law with which Tenant is obligated to comply under the terms of this Lease.
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5.3 Pandemic Guidance. The parties acknowledge and agree that as a result of the COVID-19 outbreak, state, federal and local governmental authorities have declared an emergency and have issued or adopted, and may hereafter issue or adopt, orders, ordinances, requirements, guidance and other policies and Laws intended to protect the health and wellbeing of members of the public relating to COVID-19 and/or other epidemics or pandemics (collectively, “Pandemic Guidance”). Tenant further acknowledges and agrees that Landlord shall have the right to adopt additional rules and procedures governing the use of the Project and the Premises as Landlord may in good faith determine to be necessary or appropriate to ensure compliance with Pandemic Guidance and the safety of tenants, contractors, vendors, visitors, customers and others using the Premises and the Property, including without limitation rules and procedures regarding cleaning and sanitation, social distancing, hygiene, the wearing of face coverings, or other personal protective equipment, and restrictions on access to and the use of the Premises, including restricting or preventing access to the Premises as reasonably required to comply with Pandemic Guidance. Tenant shall comply with all Pandemic Guidance and such rules and procedures. Notwithstanding the foregoing or any other provision of this Lease to the contrary, Tenant waives any claims for rental abatement arising under applicable laws, including without limitation any statutory or common law theories of force majeure, frustration of purpose, impossibility, or similar doctrines, to the extent relating to Tenant’s rights or claims to receive rental abatement or to terminate this Lease in connection with any epidemic or pandemic, including without limitation as the result of Landlord’s rules, procedures and directives relating to complying with Pandemic Guidance.
5.4 Pest Controls. Tenant shall, at its own expense, keep in force a regular service contract which includes, unless waived by Landlord in writing, monthly service of the Premises, by an exterminator approved by Landlord. Tenant shall require that only properly licensed contractors perform pest control services. In the event Tenant fails to contract for regular pest control services, Landlord may undertake such pest control directly and charge Tenant for the expense thereof. Tenant shall not dispose of any grease or cooking oils except via methods and in containers approved by Landlord.
5.5 Trash Disposal and Recycling. Tenant shall be responsible for all trash containers and recycling bins for trash disposal for use by Tenant and those areas of the Real Property (including the back alley area) in which waste containers are stored. Wet trash must be contained in plastic or other impermeable materials and transported to the appropriate disposal, recycling, or composting receptacles. Any heavy wet trash that cannot reasonably be carried to disposal receptacles shall be transported with dollies or carts (and not dragged) to the receptacles for disposal. If any liquids or other refuse being disposed of by or for Tenant is spilled, leaked or released on the Property or in the adjacent sidewalk or street, or on adjacent properties, Tenant shall cause such refuse to be immediately cleaned up and disposed of so as to keep such areas in a clean and sanitary condition. Tenant shall not place in any garbage receptacle any material that is recyclable or cannot be disposed of in the ordinary and customary manner of garbage disposal. Tenant shall dispose of all materials (including without limitation glass, plastic, paper products, metal, and compost) that are designated or suitable for recycling or composting in the appropriate recycling or composting bins. All recycling, compost, garbage, and pallets shall be disposed of in accordance with the directions issued by Landlord, which may change from time to time at the discretion of Landlord.
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5.6 Prohibited Uses. Tenant shall not permit any “fire,” “bankruptcy,” “going out of business,” “lost our lease” or liquidation or similar sales to be conducted from the Premises. Tenant covenants that it shall (i) not use, play or operate or permit to be used, played or operated any sound making or sound reproducing device in the Premises that may be heard outside the Premises, and Tenant covenants and agrees to comply with and adopt such means and precautions as Landlord may from time to time establish with respect thereto. Tenant shall not allow or permit live music, singing, or other forms of entertainment inside of Premises or anywhere inside of Building without Landlord’s prior written approval. Tenant shall not create, or permit to be created, any ground vibration that is materially discernible outside the Premises; including but not limited to noise or vibration from exhaust hood system. Tenant shall not create, or permit to be created, any noxious odor, smoke, or fumes that are disruptive to the operations of any other tenants or occupants of neighboring properties. Except as permitted by applicable Laws, Tenant shall not place any tables, chairs, benches, or other items outside of the Building.
ARTICLE 6
SERVICES AND UTILITIES
6.1 Utilities. Tenant shall contract directly with the applicable utility company or provider for all utilities required for its use of the Premises, including without limitation, electricity, gas, water, trash disposal, internet, and telephone services. Tenant shall be responsible for payment of the amounts owing to all such providers as and when due.
6.2 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to provide or delay in providing or allowing access to the Premises, or failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure, delay or diminution is occasioned, in whole or in part, by repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Real Property after reasonable effort to do so, by any accident or casualty whatsoever, by act or default of Tenant or other parties, as the result of any governmental restriction, order, decree or other Law, or by any other cause beyond Landlord’s reasonable control; and such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as set forth in this Article 6, if any.
6.3 Controls. In the event any governmental authority having jurisdiction over the Real Property or the Building promulgates or revises any legal requirement or building, fire or other code or imposes mandatory or voluntary controls or guidelines on Landlord or the Real Property or the Building relating to health and safety, the use or conservation of energy, water, or other utilities or the reduction of automobile or other emissions (collectively, “Controls”) or in the event Landlord is required or elects to make alterations to the Real Property or the Building or to restrict uses at the Project in order to comply with such mandatory or voluntary Controls, Landlord may, in its sole discretion, comply with such Controls or make such alterations to the Real Property or the Building related thereto. Such compliance and the making of such alterations shall not constitute an eviction of Tenant, constructive or otherwise, or impose upon Landlord any liability whatsoever, including, but not limited to, liability for consequential damages or loss of business by Tenant. For purposes of the foregoing, “voluntary” Controls shall mean those controls or guidelines that are not mandated by applicable Laws but that, in Landlord’s good faith and commercially reasonable business judgment, are appropriate for adoption. Costs incurred by Landlord in connection with implementation of mandatory or voluntary Controls shall be included in Operating Expenses.
6.4 Energy Use Disclosure. Tenant agrees to cooperate in all reasonable respects with Landlord’s energy consumption disclosure requirements and with the requirements under any other existing or future mandatory or voluntary energy conservation or sustainability programs applicable to the Building, if any, including without limitation those of the U.S. Green Building Council’s LEED rating system, or which may be imposed on Landlord by law or by any insurance carrier, including without limitation any controls on the permitted range of temperature settings or requirement necessitating curtailment of the volume of energy consumption or the hours of operation of the Building. Any terms or conditions of this Lease that conflict with or interfere with compliance by Landlord with such control or requirements shall be suspended for the duration of such controls or requirements. It is further agreed that compliance with such controls or requirements shall not constitute an eviction, actual or constructive, of Tenant from the Premises and shall not entitle Tenant to terminate this Lease or to an abatement or reduction of any Rent payable hereunder. Tenant shall promptly and in no event later than within fifteen (15) days after receipt of Landlord’s written request therefor, provide any and all written consents to utility companies providing services to the Building required to authorize such utility companies to release energy usage data for the Premises to the EPA’s ENERGY STAR® program Portfolio Manager website for use by the Landlord, or to such other sites or parties as required for the Landlord’s compliance with the applicable program.
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ARTICLE 7
REPAIRS
7.1 Tenant’s Repairs. Subject to Landlord’s repair obligations in Sections 7.2 and 11.1 below, Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements, fixtures, equipment, window coverings, and furnishings therein, and the floor or floors of the Building on which the Premises are located, in good order, repair and condition at all times during the Lease Term. Tenant’s maintenance, repair and replacement responsibilities herein referred to include, but are not limited to, the heating, ventilation, and air conditioning (“HVAC”) equipment and systems (including compressors, fans, air handlers, VAV boxes, ducts, mixing boxes, thermostats, time clocks, boilers, heaters, supply and return grills), janitorial service, plumbing and sewage lines and systems (such as water and drain lines, sinks), electrical systems (such as outlets, lighting fixtures, lamps, bulbs, tubes, ballasts, fans, vents, exhaust equipment), ducts, and all interior improvements within the Premises including but not limited to walls and wall coverings, window coverings, ceilings, tile, carpeting, flooring, draperies, shades, window coverings, partitioning, doors (both interior and exterior, including closing mechanisms, latches and locks), entrances, plate glass, glazing and window hardware, skylights (if any), fire detection, extinguisher equipment, fire sprinkler and fire alarm systems in the Premises, and all other interior improvements of any nature whatsoever. Tenant shall keep the sidewalk areas in front of its Premises swept and clean at all times. Tenant also shall maintain and repair any equipment and systems relating to the distribution of HVAC to or within the Premises. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord, and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and appurtenances, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, at Landlord’s option, or if Tenant fails to make such repairs, Landlord may, after written notice to Tenant and Tenant’s failure to repair within five (5) days thereafter, but need not, make such repairs and replacements, and Tenant shall pay Landlord the cost thereof, plus an administrative fee equal to fifteen percent (15%) of such costs to reimburse Landlord for all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements forthwith upon being billed for same. Tenant will at all times maintain the plumbing, gas, steam, sewer, water pipes up to the point at which such pipes and utility systems connect to or within the Premises. Areas of excessive wear caused by Tenant or its employees, contractors or invitees shall be replaced at Tenant’s sole expense upon Lease termination. Landlord shall have the right to review and reasonably approve each contractor or vendor retained by Tenant to perform scheduled maintenance and repairs and, if Landlord in good faith determines that such contractor or vendor is not performing adequate maintenance or repair, Landlord may require that Tenant replace such contractor or vendor with a contractor or vendor reasonably approved by Landlord. Tenant shall regularly, in accordance with commercially reasonable standards, generate and maintain preventive maintenance records relating to the Building Systems and Equipment (“Books and Records”). In addition, within thirty (30) days following Landlord’s written request, Tenant shall make available for Landlord’s review (or at Tenant’s option, deliver to Landlord copies of) all such Books and Records. Within thirty (30) days following Tenant’s receipt of written request from Landlord, Tenant shall make available for Landlord’s review (or at Tenant’s option, deliver to Landlord copies of) any maintenance and repair reports, documents and back-up materials related to the maintenance, repair and other work required to be performed by Tenant, to the extent the same are regularly and customarily generated and maintained by, and in the possession of, Tenant or its management team (collectively, the “M&R Reports”). Tenant’s obligation to deliver Books and Records and M&R Reports shall survive the Expiration Date and the prior termination of this Lease.
Without limiting the foregoing, at its sole cost and expense Tenant shall enter into a contract or contracts (each a “Service Contract”) in form and substance reasonably approved by Landlord with qualified, experienced professional third party service companies reasonably approved by Landlord to perform its maintenance and repair of these portions of the Systems and Equipment which require regularly scheduled periodic maintenance, including the HVAC systems (which shall provide for and include, without limitation, replacement of filters, oiling and lubricating of machinery, parts replacement, adjustment of drive belts, oil changes and other preventive maintenance, including annual maintenance of duct work, interior unit drains and caulking of sheet metal, and recalking of jacks and vents on an annual basis), the building fire/life-safety systems, and the electrical and plumbing systems. On an annual basis, Landlord shall have the right to review and approve each contractor or vendor retained by Tenant to perform scheduled maintenance and repairs and, if Landlord reasonably determines that such contractor or vendor is not performing adequate maintenance or repair, Landlord may require that Tenant replace such contractor or vendor with a contractor or vendor reasonably approved by Landlord. The HVAC Service Contract shall provide for the HVAC service provider to maintain and repair when necessary all HVAC equipment which serves the Premises and to keep the same in good condition through regular inspection and servicing at least once every ninety (90) days. Tenant also shall maintain continuously throughout the Term a Service Contract for the washing of all windows in the Premises (both interior and exterior surfaces) with a contractor approved by Landlord, which provides for the periodic washing of all such windows at least once every ninety (90) days and Service Contracts for the inspection, testing and servicing of the life-safety and elevator systems in the Premises, with a contractor reasonably approved by Landlord. Upon Tenant’s request, Tenant shall furnish Landlord with copies of all such Service Contracts. Notwithstanding anything contained herein to the contrary, because this is a short term lease, Tenant shall have no obligation to make any capital repairs or replacements to the Premises (including, without limitation, any replacements or capital repairs to the HVAC or any other Systems and Equipment) and any such capital repairs or replacements necessary during the Term will be made by Landlord and amortized as a capital improvement pursuant to Section 4.2.1(xii).
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7.2 Landlord’s Repairs. Anything contained in Section 7.1 above to the contrary notwithstanding, and subject to Articles 11 and 12 of this Lease, Landlord shall repair and maintain in good condition the structural portions of the Building, the roof and the roof membrane. The cost of such repairs such repairs and maintenance shall be included in Operating Expenses, and Tenant shall pay Tenant’s Share of such costs; provided, however, if such maintenance and repairs are required in part or in whole by the act, excess or nonstandard usage, neglect, fault of or omission of any duty by Tenant, its agents, servants, contractors, employees or invitees, Tenant shall pay to Landlord as Additional Rent, the entire cost of such maintenance and repairs. There shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Real Property or the Premises or in or to fixtures, appurtenances and equipment therein. Tenant shall give Landlord prompt written notice of any defect or need of repairs or maintenance for which Landlord is responsible. Landlord shall have a reasonable time after receipt of such notice the right to enter the Premises at all reasonable times to perform such repair and maintenance. Landlord’s liability with respect to any defects, repairs, or maintenance for which Landlord is responsible under any of the provisions of this Lease shall be limited to the cost of such repairs or maintenance, subject to Landlord’s right to include such costs in Operating Expenses. Tenant hereby waives and releases its right to make repairs at Landlord’s expense under Sections 1941 and 1942 of the California Civil Code or under any similar law, statute, or ordinance now or hereafter in effect.
7.3 Maintenance of Outside Areas. Tenant shall, at Tenant’s own expense, keep the Outside Areas in good, sanitary and clean condition. Tenant, at its sole cost and expense, shall be responsible for removal of graffiti on or at the Building and the Project and for timely responding to any and all graffiti notices provided by the City of Mountain View or other governmental authorities, as well as any and all expenses associated therewith, including any fines or penalties. Should Tenant receive written notice of a graffiti violation, Tenant shall deliver such notice to Landlord within three (3) days after receipt.
ARTICLE 8
ADDITIONS AND ALTERATIONS
8.1 Landlord’s Consent to Alterations. Tenant may not make any improvements, alterations, additions or changes to the Premises (collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than twenty (20) days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord; provided, however, Landlord may withhold its consent in its sole and absolute discretion with respect to any Alterations which may affect the structural components of the Building or the Systems and Equipment or which can be seen from outside the Premises. Tenant shall pay for all overhead, general conditions, fees and other costs and expenses of the Alterations, and shall pay to Landlord a Landlord supervision fee of five percent (5%) of the cost of the Alterations. The construction of the Tenant Improvements shall be governed by the terms of the Work Letter and not the terms of this Article 8. Tenant agrees not to employ any person, entity or contractor for any work in the Premises for a particular trade (including movers engaged in moving Tenant’s equipment and furnishings in, out or around the Premises) whose presence may give rise to a labor or other disturbance in the Building.
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8.2 Manner of Construction. Landlord may impose, as a condition of its consent to all Alterations or repairs of the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the requirement that Tenant utilize for such purposes only contractors, materials, mechanics and materialmen reasonably approved by Landlord; provided, however, Landlord may impose such requirements as Landlord may determine, in its sole and absolute discretion, with respect to any work affecting the structural components of the Building or Systems and Equipment (including designating specific contractors to perform such work). As a condition to Landlord’s obligation to consider any request for consent to any Alterations, Tenant agrees to pay Landlord within thirty (30) days after Tenant’s receipt of invoices and reasonable supporting documentation for the reasonable out-of-pocket third party costs and expenses of consultants, engineers, architects and others for reasonable review of plans and specifications for the construction of the proposed Alterations. Tenant shall construct such Alterations and perform such repairs in conformance with any and all applicable rules and regulations of any federal, state, county or municipal code or ordinance and pursuant to a valid building permit, issued by the City of Mountain View, and in conformance with Landlord’s construction rules and regulations. Landlord’s approval of the plans, specifications and working drawings for Tenant’s Alterations shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, rules and regulations of governmental agencies or authorities. All work with respect to any Alterations must be done in a good and workmanlike manner and diligently prosecuted to completion to the end that the Premises shall at all times be a complete unit except during the period of work. In performing the work of any such Alterations, Tenant shall have the work performed in such manner as not to obstruct access to the Building or the Outside Areas or interfere with the labor force working at the Building. If Tenant makes any Alterations, Tenant agrees to carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may require, it being understood and agreed that all of such Alterations shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. Upon completion of any Alterations, Tenant shall (i) cause a Notice of Completion to be recorded in the office of the Recorder of the county in which the Building is located in accordance with Section 8182 of the Civil Code of the State of California or any successor statute, (ii) deliver to the management office of the Building a reproducible copy of the “as built” drawings of the Alterations, and (iii) deliver to Landlord evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services or materials.
8.3 Landlord’s Property. All Alterations, improvements, fixtures and/or equipment which may be installed or placed in or about the Premises and all signs installed in, on or about the Premises, from time to time, shall be at the sole cost of Tenant and shall be and become the property of Landlord. However, Landlord may require that Tenant remove any Alteration (including any cabling or wiring installed by Tenant) upon the expiration or early termination of the Lease Term, and repair any damage to the Premises and Building caused by such removal. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations (including any cabling and wiring associated with any telephone system or network), Landlord may do so and may charge the cost thereof to Tenant (together with a five percent (5%) supervision/administration fee), and Tenant shall pay such cost to Landlord within thirty (30) days of being billed for the same. Tenant may, at its option, remove any specialized Alterations or Tenant Improvements, provided that Tenant shall be responsible for any repairs and restoration associated with such removal in accordance with this Lease.
8.4 Removal of Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any communications or computer wires and cables (collectively, the “Lines”) at the Project in or exclusively serving the Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) if applicable, an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Building, as determined in Landlord’s reasonable opinion, (iii) all Lines (including riser cables) shall be appropriately labeled (to show Tenant’s name and the purpose of such Lines at reasonable intervals along such Lines and at their termination points) and insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective conduit reasonably acceptable to Landlord, (iv) any new or existing Lines servicing the Premises shall comply with all applicable Laws, (v) as a condition to permitting the installation of new Lines, Landlord may require that Tenant remove existing Lines located in or serving the Premises, and repair any damage in connection with such removal, and (vi) Tenant shall pay all costs in connection therewith. Landlord reserves the right to require that Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time in violation of any Laws or represent a dangerous or potentially dangerous condition. Landlord further reserves the right to require that Tenant remove any and all Lines installed by Tenant located in or exclusively serving the Premises upon the expiration or earlier termination of the Lease Term. The provisions of this Section 8.4 shall survive the expiration or sooner termination of this Lease,
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ARTICLE 9
COVENANT AGAINST LIENS
Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon the Premises, Building or the Real Property, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Landlord shall have the right at all times to post and keep posted on the Premises any notice which it deems necessary for protection from such liens. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed against the Building or the Real Property with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and, in case of any such lien attaching or notice of any lien, Tenant covenants and agrees to cause it to be released and removed of record within ten (10) business days after Landlord’s delivery of written notice to Tenant. Notwithstanding anything to the contrary set forth in this Lease, if any such lien is not so released and removed, Landlord, at its sole option, may immediately take all action necessary to release and remove such lien, without any duty to investigate the validity thereof, and all sums, costs and expenses, including reasonable attorneys’ fees and costs, incurred by Landlord in connection with such lien shall be deemed Additional Rent under this Lease and shall immediately be due and payable by Tenant. If required by the title insurance company insuring title to the Real Property in connection with a prospective sale or financing of the Real Property, Tenant shall execute and deliver to the title company a mechanics’ lien indemnity agreement in form and substance reasonably acceptable to Tenant and the Title Company with respect to any mechanics’ or suppliers’ liens created as the result of work or materials furnished to the Premises contracted by or through Tenant.
ARTICLE 10
INDEMNIFICATION AND INSURANCE
10.1 Indemnification and Waiver. To the maximum extent permitted by law, Tenant hereby assumes all risk of damage to property and injury to persons, in, on, or about the Premises from any cause whatsoever and agrees that Landlord, and its direct and indirect members, shareholders, partners, managers, principals, and their respective officers, agents, property managers, servants, employees, and independent contractors (collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage to property or injury to persons or resulting from the loss of use thereof, which damage or injury is sustained by Tenant or by other persons claiming through Tenant, including without limitation as the result of accidents and illness. To the maximum extent permitted by Law, Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from: (i) any breach or default by Tenant under this Lease, (ii) any cause in, on or about the Premises, including, without limitation, Tenant’s installation, placement and removal of Alterations, improvements, fixtures and/or equipment in, on or about the Premises, and the exposure, infection and/or spread of infectious diseases, and/or (iii) any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant or its agents, contractors, servants, licensees, officers, directors, shareholders, members, managers, partners, employees, subtenants, assignees, or invitees (each, a “Tenant Party” and, collectively, the “Tenant Parties”) or any such person, in, on or about the Premises, the Building and/or Real Property; provided, however, that the terms of the foregoing indemnity shall not apply to the gross negligence or willful misconduct of Landlord. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease.
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10.2 Tenant’s Compliance with Landlord’s Fire and Casualty Insurance. Tenant shall, at Tenant’s expense, comply as to the Premises with all insurance company requirements pertaining to the use of the Premises. Tenant shall not conduct nor permit any other person to conduct any activities nor keep, store or use (or allow any other person to keep, store or use) any item or thing within the Premises, the Building, the Outside Areas or the Real Property which (i) is prohibited under the terms of any such policies, (ii) could result in the termination of the coverage afforded under any of such policies, or (iii) could give to the insurance carrier the right to cancel any of such policies. If Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies, then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and with any similar body.
10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following amounts.
10.3.1 Commercial General Liability Insurance covering the insured against claims of bodily injury, personal injury and property damage arising out of Tenant’s operations, assumed liabilities or use of the Premises, including a Broad Form Commercial General Liability endorsement covering the insuring provisions of this Lease and the performance by Tenant of the indemnity agreements set forth in Section 10.1 of this Lease, (and with owned and non-owned automobile liability coverage, and liquor liability coverage in the event alcoholic beverages are served on the Premises) for limits of liability not less than (provided such limits may be covered by a combination of primary and umbrella policies):
Bodily Injury and
Property Damage Liability |
$5,000,000 each occurrence $5,000,000 annual aggregate
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Personal Injury Liability |
$5,000,000 each occurrence $5,000,000 annual aggregate 0% Insured’s participation
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10.3.2 Physical Damage Insurance covering (i) all furniture, trade fixtures, equipment, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant, (ii) any Alterations, the Tenant Improvements, and (iii) all other improvements, alterations and additions to the Premises, including any improvements, alterations or additions installed at Tenant’s request above the ceiling of the Premises or below the floor of the Premises. Such insurance shall be written on a “physical loss or damage” basis under a “special form” policy, for the full replacement cost value new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include a vandalism and malicious mischief endorsement, and sprinkler leakage coverage.
10.3.3 Workers’ compensation insurance as required by law.
10.3.4 Loss-of-income, business interruption and extra-expense insurance in such amounts as will reimburse Tenant for direct and indirect loss of earnings attributable to all perils commonly insured against by prudent tenants or attributable to prevention of loss of access to the Premises or to the Building as a result of such perils.
10.3.5 Tenant shall carry comprehensive automobile liability insurance having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and insuring Tenant against liability for claims arising out of ownership, maintenance or use of any owned, hired or non-owned automobiles.
10.3.6 The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall: (i) name Landlord, its property manager, Landlord’s mortgage lender, and any other party it so specifies, as an additional insured; (ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company having a rating of not less than A-VII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in California; (iv) be primary insurance as to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) provide that said insurance shall not be canceled or coverage changed unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee or ground or underlying lessor of Landlord; (vi) contain a cross-liability endorsement or severability of interest clause acceptable to Landlord; and (vii) with respect to the insurance required in Sections 10.3.1 and 10.3.2 above, have deductible amounts not exceeding Twenty Five Thousand Dollars ($25,000.00). Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Commencement Date and at least thirty (30) days before the expiration dates thereof. If Tenant shall fail to procure such insurance, or to deliver such policies or certificate, within such time periods, Landlord may, at its option, in addition to all of its other rights and remedies under this Lease, and without regard to any notice and cure periods set forth in Section 19.1, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within ten (10) days after delivery of bills therefor.
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10.4 Subrogation. Landlord and Tenant hereby waive and agree to have their respective insurance companies waive any rights of recovery, claims, or subrogation rights that they or such companies may have against Landlord or Tenant, as the case may be, for any loss or damage with respect to Tenant’s property, Tenant Improvements, the Building, the Premises, or any contents thereof, including rights, claims, actions and causes of action based on negligence, which loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by insurance. For the purposes of this waiver, any deductible with respect to a party’s insurance shall be deemed covered by and recoverable by such party under valid and collectable policies of insurance. This waiver shall be ineffective against any insurer of Landlord or Tenant to the extent that such waiver is prohibited by the laws and insurance regulations of the State of California.
10.5 Additional Insurance Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10, and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord.
ARTICLE 11
DAMAGE AND DESTRUCTION
11.1 Repair of Damage to Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty causing physical damage to the Premises, the Building or the Project (collectively, a “casualty”. If the Premises or any Outside Areas of the Building or the Real Property serving or providing access to the Premises shall be physically damaged by fire or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the base, shell, and core of the Premises and such Outside Areas. Such restoration shall be to substantially the same condition of the base, shell, and core of the Premises and Outside Areas prior to the casualty, except for modifications required by zoning and building codes and other Laws or by the holder of a mortgage on the Real Property, or the lessor of a ground or underlying lease with respect to the Building and/or the Real Property, or any other modifications to the Outside Areas deemed desirable by Landlord, provided access to the Premises and any common restrooms serving the Premises shall not be materially impaired. Notwithstanding any other provision of this Lease, upon the occurrence of any damage to the Premises resulting from a casualty, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under Section 10.3.2(ii) of this Lease, and Landlord shall repair any injury or damage to the tenant improvements and alterations installed in the Premises and shall return such tenant improvements and alterations to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s repair of the damage. Notwithstanding anything to the contrary herein, in no event shall Landlord be obligated to repair or restore any specialized or dedicated equipment serving Tenant, such as any cabling, wiring, supplemental utility system, telephone system or wireless/Wi-Fi Network. In connection with such repairs and replacements, Tenant shall, prior to the commencement of construction, submit to Landlord, for Landlord’s review and approval, all plans, specifications and working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work.
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Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises or Outside Areas necessary to Tenant’s occupancy, and if such damage is not the result of the negligence or willful misconduct of Tenant or Tenant’s employees, contractors, licensees, or invitees, Landlord shall allow Tenant a proportionate abatement of Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs , during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease, and not occupied by Tenant as a result thereof. Notwithstanding anything in this Article 11 to the contrary, the inability of Tenant to use or occupy the Premises or that requires closure of the Building or the Premises as the result of any government restriction, order or other Law shall not be deemed a casualty for which Tenant is entitled to abate rent in the absence of physical damage to the Premises.
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11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises, the Building and/or any other portion of the Real Property and instead terminate this Lease by notifying Tenant in writing of such termination within sixty (60) days after the date of damage, such notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Building shall be damaged by fire or other casualty or cause, whether or not the Premises are affected, and one or more of the following conditions is present: (i) repairs cannot reasonably be completed within one hundred twenty (120) days of the date of damage (when such repairs are made without the payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or ground or underlying lessor with respect to the Building and/or the Real Property shall require that the insurance proceeds or any portion thereof be used to retire the mortgage debt, or shall terminate the ground or underlying lease, as the case may be; or (iii) the damage is not fully covered, except for deductible amounts, by Landlord’s insurance policies. In addition, if the Premises or the Building is destroyed or damaged to any substantial extent during the last six (6) months of the Lease Term, then notwithstanding anything contained in this Article 11, Landlord and Tenant shall have the option to terminate this Lease by giving written notice to Tenant or Landlord, as applicable, of the exercise of such option within thirty (30) days after such damage or destruction, in which event this Lease shall cease and terminate as of the date of such notice. Upon any such termination of this Lease pursuant to this Section 11.2, Tenant shall pay the Base Rent and Additional Rent, properly apportioned up to such date of termination, and both parties hereto shall thereafter be freed and discharged of all further obligations hereunder, except as provided for in provisions of this Lease which by their terms survive the expiration or earlier termination of the Lease Term.
11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or any other portion of the Real Property, and any statute or regulation of the state of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or any other portion of the Real Property. No endorsement or statement on any check or any letter accompanying any payment of Base Rent or such other sums shall be deemed an accord and satisfaction, and Landlord may accept any such check or payment without prejudice to Landlord’s right to receive payment of the balance of such rent and/or other sums, or Landlord’s right to pursue Landlord’s remedies.
ARTICLE 12
CONDEMNATION
12.1 Permanent Taking. If the whole or any part of the Premises, Building or the Real Property shall be taken by power of eminent domain or condemned by any competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises, Building or the Real Property, or if Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease upon ninety (90) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking, condemnation, reconfiguration, vacation, deed or other instrument. If more than twenty-five percent (25%) of the rentable square feet of the Premises is taken, or if access to the Premises is substantially impaired, Tenant shall have the option to terminate this Lease upon ninety (90) days’ notice, provided such notice is given no later than one hundred eighty (180) days after the date of such taking. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claim does not diminish the award available to Landlord, its ground lessor with respect to the Building or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs shall be proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure.
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12.2 Temporary Taking. Notwithstanding anything to the contrary contained in this Article 12, in the event of a temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease shall not terminate but the Base Rent and Tenant’s Share of Operating Expenses, Tax Expenses and Utilities Costs shall be abated for the period of such taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such temporary taking.
12.3 Government Restrictions. Notwithstanding anything in this Article 12 to the contrary, the closure or restriction of use of the Project, the Building or the Premises as the result of any government restriction, order or other Law shall not be deemed a taking for which Tenant is entitled to abate rent or terminate the Lease pursuant to this Article 12.
ARTICLE 13
COVENANT OF QUIET ENJOYMENT
Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is in lieu of any other covenant express or implied.
ARTICLE 14
ASSIGNMENT AND SUBLETTING
14.1 Transfers. Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or permit the use of the Premises by any persons other than Tenant and its employees (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and (v) such other information as Landlord may reasonably require. Tenant’s delivery of a Transfer Notice to Landlord shall constitute a representation and warranty by Tenant to Landlord that the information contained in or delivered pursuant to the Transfer Notice is true, correct and complete in all material respects, including the amount of all rent and other consideration to be paid pursuant to the operative agreements relating to the Transfer. If Tenant requests Landlord consent to any Transfer, subject to Section 14.4, Landlord shall grant or withhold such consent in writing within thirty (30) days after Tenant’s request therefor. Tenant’s failure to respond within such thirty (30) day period shall be deemed denial of consent. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Each time Tenant requests Landlord’s consent to a proposed Transfer, whether or not Landlord shall grant consent, within thirty (30) days after written request by Landlord, as Additional Rent hereunder, Tenant shall reimburse Landlord for any reasonable legal fees incurred by Landlord in connection with Tenant’s proposed Transfer.
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14.2 Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent:
14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building;
14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease;
14.2.3 The Transferee is either a governmental agency or instrumentality thereof;
14.2.4 The Transfer will result in more than a reasonable and safe number of occupants per floor within the Subject Space;
14.2.5 The Transferee is not a party of reasonable financial worth and/or financial stability that has and will continue to have sufficient financial strength to perform all of the remaining obligations of Tenant under the Lease from and after the date of transfer, as reasonably determined by Landlord taking into account all relevant facts and circumstances;
14.2.6 The proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party, or would give an occupant of the Building a right to amend or cancel its lease; and
14.2.7 The terms of the proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right).
If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within three (3) months after Landlord’s consent, but not later than the expiration of such three (3) month period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease).
14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent payable by Tenant under this Lease (on a per rentable square foot basis if less than all of the Premises is transferred), after deducting the reasonable expenses incurred by Tenant for (i) any reasonable changes, alterations and improvements to the Premises in connection with the Transfer (but only to the extent approved by Landlord), and (ii) any reasonable brokerage commissions and legal fees not to exceed $3,000.00 in the aggregate in connection with the Transfer. “Transfer Premium” shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer.
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14.4 Landlord’s Option as to Subject Space. Notwithstanding anything to the contrary contained in this Article 14, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice or, at Landlord’s option, for the balance of the Lease Term. If this Lease shall be canceled with respect to less than the entire Premises, 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 request of either party, the parties shall execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner to recapture the Subject Space under this Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of the last paragraph of Section 14.2 of this Lease. Tenant hereby waives any right to terminate the Lease and/or recover damages as remedies for Landlord wrongfully withholding its consent to any Transfer and agrees that Tenant’s sole and exclusive remedy therefor shall be to seek specific performance of Landlord’s obligation to consent to such Transfer.
14.5 Effect of Transfer. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, and (iv) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from liability under this Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit.
14.6 Additional Transfers; Permitted Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer of twenty-five percent or more of partnership interests, within a twelve (12) month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of fifty percent (50%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of fifty percent (50%) of the value of the unencumbered assets of Tenant within a twelve (12) month period. Notwithstanding the foregoing, however, neither an assignment of the Premises to a transferee which is the resulting entity of a merger, acquisition or consolidation of Tenant with another entity, nor an assignment or subletting of all or a portion of the Premises to an affiliate of Tenant (i.e., an entity which is controlled by, controls, or is under common control with, Tenant) (collectively “Permitted Transferee”) shall be deemed a Transfer, provided that Tenant notifies Landlord in writing at least thirty (30) days in advance of any such assignment, sublease or other Transfer (a “Permitted Transfer”), and promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Permitted Transfer and/or the transferee, that the tangible net worth of such transferee is not less than Tenant’s net worth as of the date of this Lease, and that such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease and such an assignee is indeed a Permitted Transferee. Tenant shall not be released of any liability under this Lease as the result of any such sublease, assignment or other Permitted Transfer.
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ARTICLE 15
SURRENDER; OWNERSHIP AND REMOVAL OF TRADE FIXTURES
15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in a writing signed by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises.
15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear, casualty and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be removed from the Premises all Lines installed by Tenant (including without limitation, telephone, data, and other cabling and wiring installed or caused to be installed by Tenant, including any cabling and wiring, installed above the ceiling of the Premises or below the floor of the Premises), leave the interior walls painted (or touched-up, as appropriate) and cleaned as needed, and remove all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and cabling, wiring or conduit (including any such cabling or wiring associated with any telephone system or network, if any) which may have been placed at the Building or within the Building by or on behalf of Tenant, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. At Landlord’s option, but subject to the terms and conditions set forth in the Work Letter, Tenant also shall be required to remove the Tenant Improvements and any Alterations made by or for Tenant in accordance with Section 8.3, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. If Tenant fails to complete any required removal of any Alterations, equipment and/or appurtenances in the Premises and/or to repair any damage caused by such removal pursuant to the terms of this Section 15.2, then Rent shall continue to accrue under this Lease in accordance with Article 16, below, after the end of the Lease Term until such work shall be completed, and Landlord shall have the right, but not the obligation, to perform such work and to charge the cost thereof to Tenant.
ARTICLE 16
HOLDING OVER
If Tenant holds over after the expiration of the Lease Term hereof, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during the last rental period of the Lease Term under this Lease. Such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. Landlord hereby expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon such failure to surrender, and any lost profits to Landlord resulting therefrom.
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ARTICLE 17
ESTOPPEL CERTIFICATES
Within 10 days following a request in writing by Landlord, Tenant shall execute and deliver to Landlord an estoppel certificate, which, as submitted by Landlord, shall be in the form as may be required by any prospective mortgagee or purchaser of the Real Property (or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or Landlord’s mortgagee or prospective mortgagee. Tenant shall execute and deliver whatever other instruments may be reasonably required for such purposes. Failure of Tenant to timely execute and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. Failure by Tenant to so deliver such estoppel certificate shall be a material default of the provisions of this Lease. In addition, Tenant shall be liable to Landlord, and shall indemnify Landlord from and against any loss, cost, damage or expense, incidental, consequential, or otherwise, including attorneys’ fees, arising or accruing directly or indirectly, from any failure of Tenant to execute or deliver to Landlord any such estoppel certificate.
ARTICLE 18
SUBORDINATION
This Lease is subject and subordinate to all present and future ground or underlying leases of the Building and to the lien of any mortgages or trust deeds, now or hereafter in force against the Real Property, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage, or if any ground or underlying lease is terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the case may be, if so requested to do so by such purchaser or lessor and to recognize such purchaser or lessor as the lessor under this Lease. Tenant shall, within 10 days of request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant hereby irrevocably authorizes Landlord to execute and deliver in the name of Tenant any such instrument or instruments if Tenant fails to do so, provided that such authorization shall in no way relieve Tenant from the obligation of executing such instruments of subordination or superiority. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. Tenant shall send to each mortgagee of any mortgage covering the Building or land or any part thereof (after notification of the identity of such mortgagee and the mailing address thereof) copies of all notices that Tenant sends to Landlord; such notices to such mortgagee shall be sent concurrently with the sending of the notices to Landlord and in the same manner as notices are required to be sent pursuant to Section 26.19 hereof. Tenant will accept performance of any provision of this Lease by such mortgagee as performance by, and with the same force and effect as though performed by, Landlord. If any act or omission of Landlord would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this Lease, or to claim a partial or total eviction, Tenant shall not exercise such right until (a) Tenant gives notice of such act or omission to Landlord and to each such mortgagee, and (b) a reasonable period of time for remedying such act or omission elapses following the time when such mortgagee becomes entitled under such mortgage to remedy same (which reasonable period shall in no event be less than the period to which Landlord is entitled under this Lease or otherwise, after similar notice, to effect such remedy and which reasonable period shall take into account such time as shall be required to institute and complete any foreclosure proceedings).
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ARTICLE 19
TENANT’S DEFAULTS; LANDLORD’S REMEDIES
19.1 Events of Default by Tenant. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent. The occurrence of any of the following shall constitute a “default” of this Lease by Tenant:
19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due, where such failure continues for 3 business days after written notice (provided such notice shall not be required more than once in any 12 month period); or
19.1.2 Any failure by Tenant to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for fifteen (15) days after written notice thereof 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 or any similar or successor law; and provided further that if the nature of such default is such that the same cannot reasonably be cured within a fifteen (15) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to rectify and cure such default as soon as possible but in no event later than ninety (90) days after Landlord’s delivery of such notice; or
19.1.3 Abandonment of the Premises by Tenant.
19.1.4 Any failure by Tenant to observe or perform the provisions of Sections 14, 17, or 26.4 where such failure continues for more than two (2) business days after notice from Landlord.
19.1.5 Tenant’s failure to deposit with Landlord the funds required to increase or restore the Security Deposit to the amount required as and when required pursuant to Article 20 of this Lease.
19.1.6 Tenant (i) makes a general assignment for the benefit of creditors, (ii) files a voluntary petition in bankruptcy, or suffers the filing of an involuntary petition by creditors, (iii) suffers the appointment of a receiver to take possession of all or substantially all of its assets, (iv) suffers the attachment or other judicial seizure of all or substantially all of its assets, (v) admits in writing its inability to pay its debts as they come due, or (vi) makes an offer of settlement, extension or composition to its creditors generally.
Tenant acknowledges that Landlord’s delivery of any notice described in the foregoing provisions of this Section 19.1 shall be in lieu of, and not in addition to, any notice required under California Code of Civil Procedure Section 1161 or any similar or successor law
19.2 Landlord’s Remedies Upon Default. Upon the occurrence of any such default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever.
19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any claim for damages therefor; and Landlord may recover from Tenant the following:
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(i) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus
(ii) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus
(iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus
(iv) 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 therefrom, specifically including but not limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant, including, without limitation, any rent abatement; and
(v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law.
The term “rent” as used in this Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth at the time of award” shall be computed by allowing interest at the Interest Rate set forth in Section 4.5 of this Lease. As used in Section 19.2.1(iii) above, the “worth at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due.
19.2.3 Landlord may, but shall not be obligated to, make any such payment or perform or otherwise cure any such obligation, provision, covenant or condition on Tenant’s part to be observed or performed (and may enter the Premises for such purposes). In the event of Tenant’s failure to perform any of its obligations or covenants under this Lease, and such failure to perform poses a material risk of injury or harm to persons or damage to or loss of property, then Landlord shall have the right to cure or otherwise perform such covenant or obligation at any time after such failure to perform by Tenant, whether or not any such notice or cure period set forth in Section 19.1 above has expired. Any such actions undertaken by Landlord pursuant to the foregoing provisions of this Section 19.2.3 shall not be deemed a waiver of Landlord’s rights and remedies as a result of Tenant’s failure to perform and shall not release Tenant from any of its obligations under this Lease.
19.3 Payment by Tenant. Tenant shall pay to Landlord, within fifteen (15) days after delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with Landlord’s performance or cure of any of Tenant’s obligations pursuant to the provisions of Section 19.2.3 above; and (ii) sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without limitation, all legal fees and other amounts so expended. Tenant’s obligations under this Section 19.3 shall survive the expiration or sooner termination of the Lease Term.
19.4 Sublessees of Tenant. Whether or not Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases, licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases, licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder.
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19.5 Waiver of Default. No waiver by Landlord of any violation or breach by Tenant of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other or later violation or breach by Tenant of the same or any other of the terms, provisions, and covenants herein contained. Forbearance by Landlord in enforcement of one or more of the remedies herein provided upon a default by Tenant shall not be deemed or construed to constitute a waiver of such default. The acceptance of any Rent hereunder by Landlord following the occurrence of any default, whether or not known to Landlord, shall not be deemed a waiver of any such default, except only a default in the payment of the Rent so accepted. No endorsement or statement on any check or any letter accompanying any payment of Base Rent or such other sums shall be deemed an accord and satisfaction, and Landlord may accept any such check or payment without prejudice to Landlord’s right to receive payment of the balance of such rent and/or other sums, or Landlord’s right to pursue Landlord’s remedies.
19.6 Efforts to Relet. For the purposes of this Article 19, Tenant’s right to possession shall not be deemed to have been terminated by efforts of Landlord to relet the Premises, by its acts of maintenance or preservation with respect to the Premises, or by appointment of a receiver to protect Landlord’s interests hereunder. The foregoing enumeration is not exhaustive, but merely illustrative of acts which may be performed by Landlord without terminating Tenant’s right to possession.
19.7 Concessions. If Landlord provides Tenant with any concessions under this Lease, including, without limitation, rent abatement or tenant improvement allowance, Tenant acknowledges and agrees that Landlord provided such concessions to Tenant in reliance upon Tenant’s representation and warranty that Tenant shall faithfully and timely perform all terms and conditions of this Lease. Accordingly, if a default by Tenant shall occur, Landlord shall, in addition to all other damages due Landlord, recover from Tenant all such concessions as Additional Rent.
19.8 Landlord Default. Tenant waives the right to terminate this Lease on Landlord’s default under this Lease. Tenant’s sole remedy on Landlord’s default is an action for damages or injunctive or declaratory relief. Landlord’s failure to perform any of its obligations under this Lease shall constitute a default by Landlord under this Lease if the failure continues for thirty (30) days after written notice of the failure from Tenant to Landlord. If the required performance cannot be completed within thirty (30) days, Landlord’s failure to perform shall constitute a default under the Lease unless Landlord undertakes to cure the failure within thirty (30) days and diligently and continuously attempts to complete this cure as soon as reasonably possible. All obligations of each party hereunder shall be construed as covenants, not conditions.
ARTICLE 20
SECURITY DEPOSIT
Concurrently with Tenant’s execution of this Lease, Tenant shall deposit with Landlord a security deposit (the “Security Deposit”) in the amount set forth in Section 11 of the Summary. The Security Deposit shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the Lease Term and not as prepayment of rent. Landlord shall not be required to maintain the Security Deposit separate and apart from Landlord’s general or other funds and Landlord may commingle the Security Deposit with any of Landlord’s general or other funds. If Tenant defaults with respect to any provisions of this Lease, including, but not limited to, the provisions relating to the payment of Rent, Landlord may, but shall not be required to, use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or for the payment of any amount that Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is so used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall be a default under this Lease. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit, or any balance thereof, shall be returned to Tenant, or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder, within sixty (60) days following the expiration of the Lease Term. Tenant shall not be entitled to any interest on the Security Deposit. Upon termination of the original Landlord’s or any successor owner’s interest in the Premises or the Building, the original Landlord or such successor owner shall be released from further liability with respect to the Security Deposit upon the original Landlord’s or such successor owner’s complying with California Civil Code Section 1950.7. Subject to the immediately preceding sentence, Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, and all other provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Without limiting the foregoing, Tenant acknowledges and agrees that Landlord may apply the Security Deposit as necessary to compensate Landlord for any other loss or damage caused by the default of Tenant under this Lease, including without limitation all damages or Rent due upon termination of this Lease pursuant to Section 1951.2 of the California Civil Code. Landlord shall not be deemed a trustee of the Security Deposit, may use the Security Deposit in business, and shall not be required to segregate it from its general accounts. Tenant shall not be entitled to any interest on the Security Deposit. If Landlord transfers its interest in the Premises, the Building or the Project during the Lease Term, Landlord may transfer the Security Deposit to any transferee of Landlord’s interest, in which event Landlord will be released from all liability for the return of the Security Deposit.
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ARTICLE 21
COMPLIANCE WITH LAWS
Tenant shall not do anything or suffer anything to be done in or about the Premises, the Outside Area and/or the Real Property which will in any way conflict with any statute, ordinance or other governmental rule, regulation or requirement or other Law now in force or which may hereafter be enacted or promulgated. Subject to Landlord’s obligations set forth in this Article 21 with respect to Excluded Changes (as hereinafter defined), Tenant at its sole cost and expense promptly shall comply with all such Laws. As used in this Article 21, the term “Excluded Changes” means any improvements or changes to the Building’s structure, or the Building’s life safety system, including without limitation any Law requiring disability access improvements, that becomes required under any Law first enacted or generally enforced after the Commencement Date and is not the result of a Tenant-Caused Change (as defined below). If a change to the Premises, the Building structure, or any Systems or Equipment becomes required under Law, including without limitation any Law requiring disability access improvements, as a result of any Excluded Changes (and not as the result of the Tenant Improvements, any Alterations, any furniture, fixtures, equipment or apparatus which Tenant installs or places in the Premises, any use of the Premises for other than retail purposes or otherwise as the result of the actions of Tenant or any Tenant Party (collectively, “Tenant-Caused Changes”)), Landlord shall cause such change to be made, in which event the costs thereof shall be included in Operating Expenses to the extent set forth in Article 4 of this Lease. If a change to the Premises, any Outside Area, the Building structure, or any Systems or Equipment becomes required under Law, including without limitation any Law requiring disability access improvements, as a result of any Tenant-Caused Changes, Tenant shall, upon demand and at Landlord’s option, (x) make such change at Tenant’s sole cost and expense and subject to Article 8 above, or (y) immediately cease the use of or remove Tenant Improvements, Alterations or furniture, fixtures, equipment or apparatus or other Tenant-Caused Changes triggering such compliance requirements, all at Tenant’s sole cost and expense. Notwithstanding the foregoing, Landlord shall have the right to make any Tenant-Caused Changes required pursuant to the foregoing sentence, in which event Tenant shall reimburse Landlord for all costs incurred by Landlord in making such Tenant-Caused Changes, together with an administrative fee equal to five percent (5%) of such costs, within five (5) days after written notice from Landlord. Should any standard or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to promptly comply with such standards or regulations and to cooperate with Landlord, including, without limitation, by taking such actions as Landlord may reasonably require, in Landlord’s efforts to comply with such standards or regulations. In addition, Tenant shall fully comply with all present or future programs imposed directly or indirectly by any governmental authority intended to manage parking, transportation or traffic in and around the Real Property, and in connection therewith, Tenant shall take responsible action for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any of such governmental measures, shall be conclusive of that fact as between Landlord and Tenant.
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ARTICLE 22
ENTRY BY LANDLORD
Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant to enter the Premises to: (i) inspect them; (ii) show the Premises to prospective purchasers, mortgagees or tenants, or to the ground or underlying lessors; (iii) to post notices of non-responsibility; or (iv) alter, improve or repair the Premises or the Building if necessary to comply with current building codes or other applicable laws, or for structural alterations, repairs or improvements to the Building, or as Landlord may otherwise reasonably desire or deem necessary. Notwithstanding anything to the contrary contained in this Article 22, Landlord may enter the Premises at any time, without notice to Tenant, in emergency situations and/or to perform other regularly scheduled or routine maintenance, repairs or services required of Landlord pursuant to this Lease. Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Premises, and any other loss occasioned thereby. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to enter without notice and use any means that Landlord may deem proper to open the doors in and to the Premises. Any entry into the Premises in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of the Premises.
ARTICLE 23
ENVIRONMENTAL PROTECTION
23.1 Environmental Protection
23.1.1 As used herein, the term “Hazardous Materials” shall mean any toxic or hazardous substance, material or waste or any pollutant or infectious or radioactive material, including but not limited to those substances, materials or wastes regulated now or in the future under any of the following statutes or regulations and any and all of those substances included within the definitions of “hazardous substances,” “hazardous materials,” “hazardous waste,” “hazardous chemical substance or mixture,” “imminently hazardous chemical substance or mixture,” “toxic substances,” “hazardous air pollutant,” “toxic pollutant,” or “solid waste” in the (a) Comprehensive Environmental Response, Compensation and Liability Act of 1990 (“CERCLA” or “Superfund”), as amended by the Superfund Amendments and Reauthorization Act of 1986 (“SARA”), 42 U.S.C. § 9601 et seq., (b) Resource Conservation and Recovery Act of 1976 (“RCRA”), 42 U.S.C. § 6901 et seq., (c) Federal Water Pollution Control Act (“FSPCA”), 33 U.S.C. § 1251 et seq., (d) Clean Air Act (“CAA”), 42 U.S.C. § 7401 et seq., (e) Toxic Substances Control Act (“TSCA”), 14 U.S.C. § 2601 et seq., (f) Hazardous Materials Transportation Act, 49 U.S.C. § 1801, et seq., (g) Carpenter-Presley-Tanner Hazardous Substance Account Act (“California Superfund”), Cal. Health & Safety Code § 25300 et seq., (h) California Hazardous Waste Control Act, Cal. Health & Safety code § 25100 et seq., (i) Porter-Cologne Water Quality Control Act (“Porter-Cologne Act”), Cal. Water Code § 13000 et seq., (j) Hazardous Waste Disposal Land Use Law, Cal. Health & Safety codes § 25220 et seq., (k) Safe Drinking Water and Toxic Enforcement Act of 1986 (“Proposition 65”), Cal. Health & Safety code § 25249.5 et seq., (l) Hazardous Substances Underground Storage Tank Law, Cal. Health & Safety code § 25280 et seq., (m) Air Resources Law, Cal. Health & Safety Code § 39000 et seq., and (n) regulations promulgated pursuant to said Laws or any replacement thereof, or as similar terms are defined in the federal, state and local Laws, statutes, regulations, orders or rules. Hazardous Materials shall also mean any and all other biohazardous materials, wastes and substances which are, or in the future become, regulated under applicable Laws for the protection of health or the environment, or which are classified as hazardous or toxic substances, materials or wastes, pollutants or contaminants, as defined, listed or regulated by any federal, state or local law, regulation or order or by common law decision, including, without limitation, (i) trichloroethylene, tetrachloroethylene, perchloroethylene and other chlorinated solvents, (ii) any petroleum products or fractions thereof, (iii) asbestos, (iv) polychlorinated biphenyls, (v) flammable explosives, (vi) urea formaldehyde, (vii) radioactive materials and waste, and (viii) materials and wastes that are harmful to or may threaten human health, ecology or the environment.
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23.1.2 Notwithstanding anything to the contrary in this Lease, Tenant, at its sole cost, shall comply with all Laws relating to the storage, use and disposal of Hazardous Materials; provided, however, that Tenant shall not be responsible for contamination of the Premises by Hazardous Materials existing as of the date the Premises are delivered to Tenant. Tenant shall not store, use or dispose of any Hazardous Materials except for those Hazardous Materials listed in a Hazardous Materials management plan (“HMMP”) which Tenant shall deliver to Landlord upon execution of this Lease and update at least annually with Landlord (“Permitted Materials”) which may be used, stored and disposed of provided (i) such Permitted Materials are used, stored, transported, and disposed of in strict compliance with applicable Laws, (ii) such Permitted Materials shall be limited to the materials listed on and may be used only in the quantities specified in the HMMP, and (iii) Tenant shall provide Landlord with copies of all material safety data sheets and other documentation required under applicable Laws in connection with Tenant’s use of Permitted Materials as and when such documentation is provided to any regulatory authority having jurisdiction. In no event shall Tenant cause or permit to be discharged into the plumbing or sewage system of the Building or onto the land underlying or adjacent to the Real Property any Hazardous Materials. Tenant shall be solely responsible for and shall defend, indemnify, and hold Landlord and its agents harmless from and against all claims, costs and liabilities, including attorneys’ fees and costs, arising out of or in connection with the storage, use and/or disposal of Hazardous Materials by Tenant or any Tenant Party. If the presence of Hazardous Materials in or on the Premises, the Building, the Outside Areas, or the Real Property caused or knowingly permitted by Tenant results in contamination or deterioration of water or soil, then Tenant shall promptly take any and all action necessary to clean up such contamination, but the foregoing shall in no event be deemed to constitute permission by Landlord to allow the presence of such Hazardous Materials. At any time prior to the expiration of the Lease Term if Tenant has a reasonable basis to suspect that there has been any release or the presence of Hazardous Materials in the ground or ground water on the Premises which did not exist upon commencement of the Lease Term, Tenant shall have the right to conduct appropriate tests of water and soil and Tenant shall deliver to Landlord the results of such tests to demonstrate that no contamination in excess of permitted levels has occurred as a result of Tenant’s use of the Premises. Tenant shall further be solely responsible for, and shall defend, indemnify, and hold Landlord and its agents harmless from and against all claims, costs and liabilities, including attorneys’ fees and costs, arising out of or in connection with any removal, cleanup and restoration work and materials required under this Section 23.1.2 to return the Premises the Building, the Outside Areas, or the Real Property and any other property of whatever nature to their condition existing prior to the appearance of the Hazardous Materials.
23.1.3 Upon termination or expiration of the Lease Term, Tenant at its sole expense shall cause all Hazardous Materials placed in or about the Premises, the Building and/or the Real Property by Tenant and each Tenant Party and all installations (whether interior or exterior) made by or on behalf of Tenant relating to the storage, use, disposal or transportation of Hazardous Materials to be removed from the property and transported for use, storage or disposal in accordance and compliance with all Laws and other requirements respecting Hazardous Materials used or permitted to be used by Tenant. Tenant shall apply for and shall obtain from all appropriate regulatory authorities (including any applicable fire department or regional water quality control board) all permits, approvals and clearances necessary for the closure of the Real Property and shall take all other actions as may be required to complete the closure of the Building and the Real Property. In addition, if Landlord has a reasonable basis to suspect the existence of Hazardous Materials contamination caused or knowingly permitted by Tenant, then prior to vacating the Premises, Tenant shall, upon Landlord’s request, undertake and submit to Landlord an environmental site assessment from an environmental consulting company reasonably acceptable to Landlord which site assessment shall evidence Tenant’s compliance with this Section 23.1.3.
23.1.4 At any time prior to expiration of the Lease Term, subject to reasonable prior notice (not less than forty-eight (48) hours) and Tenant’s reasonable security requirements and provided such activities do not unreasonably interfere with the conduct of Tenant’s business at the Premises, Landlord shall have the right to enter in and upon the Real Property, Building and Premises in order to conduct appropriate tests of water and soil to determine whether levels of any Hazardous Materials in excess of legally permissible levels has occurred as a result of Tenant’s use thereof. Landlord shall furnish copies of all such test results and reports to Tenant and, at Tenant’s option and cost, shall permit split sampling for testing and analysis by Tenant. Such testing shall be at Tenant’s expense (and shall be reimbursable to Landlord immediately upon demand) if Landlord has a reasonable basis for suspecting and confirms the presence of Hazardous Materials in the soil or surface or ground water in, on, under, or about the Real Property, the Building or the Premises, which has been caused by or resulted from the activities of Tenant, its agents, contractors, or invitees.
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23.1.5 Landlord may voluntarily cooperate in a reasonable manner with the efforts of all governmental agencies in reducing actual or potential environmental damage. Tenant shall not be entitled to terminate this Lease or to any reduction in or abatement of rent by reason of such voluntary cooperation, nor for any required compliance. Tenant agrees at all times to cooperate fully with the requirements and recommendations of governmental agencies regulating, or otherwise involved in, the protection of the environment.
23.2 Survival. Tenant’s obligations under this Article 23 shall survive the expiration or termination of this Lease.
ARTICLE 24
PARKING
Tenant shall have the right to use the existing parking spaces on the Real Property at no additional cost to Tenant during the Lease Term. Notwithstanding anything set forth in this Article 24 to the contrary, Tenant shall be responsible for the full amount of any taxes imposed by any governmental authority in connection with the use of the parking facility by Tenant. Tenant shall not at any time park or permit the parking of its vehicles overnight or in any portion of the Project not designated by Landlord for non-exclusive parking. Tenant’s right to use the parking spaces allocated to it pursuant to this Lease is conditioned upon Tenant abiding by all rules and regulations which are prescribed from time to time for the orderly operation and use of the parking facility, including any sticker or other identification system established by Landlord, Tenant’s cooperation in seeing that Tenant’s employees and visitors also comply with such rules and regulations, and Tenant not being in default under this Lease. Tenant’s use of the parking facility shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use of the parking facilities. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of the parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the parking facility for purposes of permitting or facilitating any such construction, alteration or improvements. Tenant shall comply with all rules promulgated by Landlord with respect to the use of the parking facility.
ARTICLE 25
PATRIOT ACT
As an inducement to Landlord to enter into this Lease, Tenant hereby represents and warrants that: (i) Tenant is not, nor is it owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the United States Department of the Treasury (“OFAC”) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a terrorist, “Specially Designated National and Blocked Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is it owned or controlled, directly or indirectly, by any person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither Tenant (nor any person, group, entity or nation which owns or controls Tenant, directly or indirectly) has conducted or will conduct business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation any assignment of this Lease or any subletting of all or any portion of the Premises or the making or receiving of any contribution of funds, goods or services to or for the benefit of a Prohibited Person. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the foregoing representations and warranties shall be deemed a default by Tenant of this Lease and shall be covered by the indemnity provisions of Section 10.1 above, and (y) the representations and warranties contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease.
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ARTICLE 26
MISCELLANEOUS PROVISIONS
26.1 Terms; Captions. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections.
26.2 Binding Effect. Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Article 14 of this Lease.
26.3 No Waiver. No waiver of any provision of this Lease shall be implied by any failure of a party to enforce any remedy on account of the violation of such provision, even if such violation shall continue or be repeated subsequently, any waiver by a party of any provision of this Lease may only be in writing, and no express waiver shall affect any provision other than the one specified in such waiver and that one only for the time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment.
26.4 Modification of Lease; Financials. Should any current or prospective mortgagee or ground lessor for the Building require a modification or modifications of this Lease, which modification or modifications will not cause an increased cost or expense to Tenant or in any other way materially and adversely change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are required therefor and deliver the same to Landlord within ten (10) days following the request therefor. Should Landlord or any such current or prospective mortgagee or ground lessor require execution of a short form of Lease for recording, containing, among other customary provisions, the names of the parties, a description of the Premises and the Lease Term, Tenant agrees to execute such short form of Lease and to deliver the same to Landlord within ten (10) days following the request therefor. In addition, upon request from time to time, Tenant agrees to provide to Landlord, within ten (10) days of written request, current financial statements for Tenant, dated no earlier than one (1) year prior to such request, certified as accurate by Tenant or, if available, audited financial statements prepared by an independent certified public accountant with copies of the auditor’s statement. If any Guaranty is executed in connection with this Lease, Tenant also agrees to deliver to Landlord, within ten (10) days of written request, current financial statements of the Guarantor in a form consistent with the above criteria. All such financial statements will be delivered to Landlord and any such lender or purchaser in confidence and shall only be used for purposes of evaluating the financial strength of Tenant or of Guarantor, as applicable. Tenant represents and warrants that all financial statements provided by Tenant to Landlord, including those provided by Tenant prior to the execution and delivery of this Lease, are and shall be true, correct and complete in all material respects as of the date set forth in such statements.
26.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest in the Building, the Real Property and/or in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder after the date of transfer. Without limiting the generality of the foregoing, it is acknowledged and agreed that the liability of Landlord under this Lease is limited to its actual period of ownership of title to the Building. The liability of any transferee of Landlord shall be limited to the interest of such transferee in the Building or the Real Property and such transferee shall be without personal liability under this Lease, and Tenant hereby expressly waives and releases such personal liability on behalf of itself and all persons claiming by, through or under Tenant. Tenant further acknowledges that Landlord may assign its interest in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations hereunder.
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26.6 Prohibition Against Recording. Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease null and void at Landlord’s election.
26.7 Landlord’s Title; Air Rights. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease.
26.8 Tenant’s Signs. Installation of any signage on the Premises shall be subject to Landlord’s prior written consent which shall not be unreasonably withheld, including the size, location, and illumination of such signs, shall be in compliance with all ordinances and other requirements of the City of Mountain View, and shall be conditioned upon Tenant’s receipt of all permits required from the City of Mountain View for such signage. Such signs shall be installed by a signage contractor designated or approved in writing by Landlord and in accordance with the requirements of Article 8 of this Lease. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of such signage and the repair of all damage to the Building caused by such removal. Subject to the foregoing provisions of this Section 26.8, Tenant may not install any signs, symbols, or identifying marks on or in the Building, the Outside Areas or the Real Property and any signs, window treatments or coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or Building without the prior written approval of Landlord, in its sole and absolute discretion.
26.9 Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant.
26.10 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect.
26.11 Time of Essence; Days. Time is of the essence of this Lease and each of its provisions. As used in this Lease, the term “days” means calendar days and the term “business days” means calendar days other than Saturdays, Sundays, and Holidays.
26.12 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and enforceable to the fullest extent possible permitted by law.
26.13 No Warranty. In executing and delivering this Lease, Tenant has not relied on any representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the Exhibits attached hereto.
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26.14 Landlord Exculpation. It is expressly understood and agreed that the obligations of Landlord under this Lease shall be binding upon Landlord and its successors and assigns and any future owner of the Real Property only with respect to events occurring during its and their respective ownership of the Real Property. In addition, Tenant agrees to look solely to Landlord’s interest in the Real Property for recovery of any judgment against Landlord arising in connection with this Lease, it being agreed that neither Landlord nor any successor or assign of Landlord nor any future owner of the Real Property, nor any partner, shareholder, member, or officer of any of the foregoing shall ever be personally liable for any such judgment. The limitations of liability contained in this Section 26.14 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. If more than one person or entity is named herein as Landlord, such multiple parties shall be severally but not jointly liable for the obligations of the other parties named as Landlord, and Tenant shall look solely to each such party’s interest in the Real Property for recovery of any judgment against any such party. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for any indirect, special, punitive, or consequential damages or any injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring.
26.15 Entire Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. This Lease and any side letter or separate agreement executed by Landlord and Tenant in connection with this Lease and dated of even date herewith contain all of the terms, covenants, conditions, warranties and agreements of the parties relating in any manner to the rental, use and occupancy of the Premises, shall be considered to be the only agreement between the parties hereto and their representatives and agents, and none of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. All negotiations and oral agreements acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between the parties, and all reliance with respect to representations is based totally upon the representations and agreements contained in this Lease.
26.16 Recourse Against Landlord. The obligations of the party or parties comprising Landlord hereunder shall not constitute personal obligations of Landlord, its officers, directors or any other persons or entities constituting Landlord and Tenant shall not seek recourse against any such entities, persons, or any of their assets for satisfaction of any liabilities with respect to this Lease. In the event Tenant obtains a judgment against Landlord resulting from any default or claim or raising under this Lease, such judgment may only be satisfied from Landlord’s interest in the Real Property or proceeds from the sale thereof and no other real, personal, or mixed property or other assets of Landlord, or its officers, directors, members, partners, or managers or any other persons or entities comprising Landlord, wherever situated, shall be subject to levy to satisfy such judgment.
26.17 Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, epidemics, pandemics or other public health emergencies, including government-mandated shutdowns, closures, and shelter-in-place orders, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, the “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance caused by a Force Majeure.
26.18 Statutory Waivers. Each party waives California Civil Code §§ 1932(2), 1933(4) and 1945. Tenant waives (a) any rights under (i) California Civil Code §§ 1932(1), 1941, 1942, 1950.7 or any similar Law, or (ii) California Code of Civil Procedure §§ 1263.260 or 1265.130; and (b) any right to terminate this Lease under California Civil Code § 1995.310. Tenant hereby waives for Tenant and for all those claiming under Tenant all right now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease.
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26.19 Notices. All notices, demands, statements or communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, or delivered personally (i) to Tenant at the appropriate address set forth in Section 5 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord; or (ii) to Landlord at the addresses set forth in Section 3 of the Summary, or to such other firm or to such other place as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given on the date it is mailed as provided in this Section 26.19 or upon the date personal delivery is made. If Tenant is notified of the identity and address of Landlord’s mortgagee or ground or underlying lessor, Tenant shall give to such mortgagee or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such mortgagee or ground or underlying lessor shall be given a reasonable opportunity to cure such default prior to Tenant’s exercising any remedy available to Tenant.
26.20 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under this Lease shall be joint and several,
26.21 Authority. If Tenant is a corporation or partnership, each individual executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in the state of California and that Tenant has full right and authority to execute and deliver this Lease and that each person signing on behalf of Tenant is authorized to do so.
26.22 Jury Trial; Venue; Attorneys’ Fees. IF EITHER PARTY COMMENCES LITIGATION AGAINST THE OTHER FOR THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR DAMAGES FOR THE BREACH HEREOF, FOR ENFORCEMENT OF ANY REMEDY HEREUNDER, OR OTHERWISE IN ANY ACTION OR PROCEEDING OR COUNTERCLAIM BROUGHT BY ANY PARTY HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE, OR THE ENFORCEMENT OF ANY REMEDY UNDER ANY STATUTE, EMERGENCY OR OTHERWISE, WHETHER ANY OF THE FOREGOING IS BASED ON THIS LEASE OR ON TORT LAW, THEN TO THE EXTENT PERMITTED BY APPLICABLE LAW, THE PARTIES HERETO AGREE TO AND HEREBY DO WAIVE ANY RIGHT TO A TRIAL BY JURY. TENANT HEREBY FURTHER WAIVES ANY OBJECTION TO VENUE IN THE COUNTY IN WHICH THE BUILDING IS LOCATED, AND AGREES AND CONSENTS TO PERSONAL JURISDICTION OF THE COURTS OF THE STATE IN WHICH THE REAL PROPERTY IS LOCATED. EACH PARTY REPRESENTS THAT IT HAS HAD THE OPPORTUNITY TO CONSULT WITH LEGAL COUNSEL CONCERNING THE EFFECT OF THIS SECTION 26.22. THE PROVISIONS OF THIS SECTION 26.22 SHALL SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE. In the event of any such commencement of litigation, the prevailing party shall be entitled to recover from the other party such costs and reasonable attorneys’ fees as may have been incurred, including any and all costs incurred in enforcing, perfecting and executing such judgment.
26.23 Governing Law. This Lease shall be construed and enforced in accordance with the laws of the state of California.
26.24 Submission of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or an option for lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.
26.25 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the negotiation of this Lease, excepting only Newmark (the “Broker”), which through separate agents or real estate licenses teams represents Landlord and Tenant, and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Landlord shall make payment of the brokerage fee due the Broker pursuant to and in accordance with a separate agreement between Landlord and the Broker. Except for amounts owing to the Broker, each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker or agent.
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26.26 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord; provided, however, that the foregoing shall in no way impair the right of Tenant to commence a separate action against Landlord for any violation by Landlord of the provisions hereof so long as notice is first given to Landlord and any holder of a mortgage or deed of trust covering the Building, the Real Property or any portion thereof, of whose address Tenant has theretofore been notified, and an opportunity is granted to Landlord and such holder to correct such violations as provided above.
26.27 Building Name and Signage. Landlord shall have the right at any time to change the name(s) of the Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Building or use pictures or illustrations of the Building in advertising or other publicity, without the prior written consent of Landlord.
26.28 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than Tenant’s financial, legal, and space planning consultants.
26.29 Security. Tenant acknowledges that Landlord has not undertaken any duty whatsoever to provide security for the Premises, the Building, the Outside Areas or the Real Property and, accordingly, Landlord is not responsible for the security of same or the protection of Tenant’s property, trade secrets, or intellectual property, or Tenant’s employees, invitees, or contractors from any cause whatsoever, including but not limited to criminal and/or terrorist acts. Tenant assumes all responsibility for the protection of Tenant and Tenant’s employees, agents, customers, invitees and contractors from acts of third parties, and hereby waives any claims against Landlord with respect to the same. To the extent Tenant determines that such security or protection services are advisable or necessary, Tenant shall arrange for and pay the costs of providing same. In the event Landlord in its sole and absolute discretion agrees to provide any security services, whether it be guard service or access systems or otherwise, Landlord shall do so strictly as an accommodation to Tenant and Landlord and the Landlord Parties shall have no liability whatsoever in connection therewith, whether it be for failure to maintain the secure access system, or for failure of the guard service to provide adequate security, or otherwise. If Landlord elects to provide such security, the costs thereof shall be included in Operating Expenses.
26.30 Landlord’s Construction. It is specifically understood and agreed that Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, Real Property, or any part thereof and that no representations or warranties respecting the condition of the Premises, the Building or the Real Property have been made by Landlord to Tenant, except as specifically set forth in this Lease. Tenant acknowledges that prior to and during the Lease Term, Landlord (and/or any Outside Area association) may complete construction and/or demolition work pertaining to the Building (collectively, the “Construction”). In connection with the Construction, Landlord may, among other things, erect scaffolding or other necessary structures in the Building, limit or eliminate access to portions of the Real Property, including portions of the Outside Areas, or perform work in the Building and/or Real Property, which work may create noise, dust or leave debris in the Building and/or Real Property. Tenant hereby agrees that such Construction and Landlord’s actions in connection with such Construction shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from such Construction, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of the Premises or of Tenant’s personal property or improvements resulting from such Construction or Landlord’s actions in connection with such Construction, or for any inconvenience or annoyance occasioned by such Construction or Landlord’s actions in connection with such Construction.
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26.31 Transportation Demand Management Program. Tenant acknowledges the City of Mountain View may require Landlord to institute or participate in a transportation demand management program intended to manage parking, transportation or traffic in and around the Real Property (“TDM”). Tenant shall take responsible action for the transportation planning and management of all employees and other personnel located at the Premises by working directly with Landlord, any governmental transportation management organization or any other transportation-related committees or entities. Such TDM programs may include, without limitation: (a) restrictions on the number of peak hour vehicle trips generated by Tenant’s employees; (b) increased vehicle occupancy; (c) implementation of an in-house ridesharing program and an employee transportation coordinator; (d) working with employees and an area-wide ridesharing program manager; (e) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare; and (f) utilizing flexible work shifts for employees. Any costs or expenses associated with a TDM program that are not provided and paid for by Tenant, such as a TDM coordinator, may be provided by Landlord with such costs being included as Operating Expenses. As part of the TDM Program, and to the extent required, directly or indirectly, by the City of Mountain View, Tenant its sole cost and expense, shall cause its staff to participate in the TDM program and shall make available to its employees, at no cost, (i) Caltrain Go-Passes or Eco Passes (or the equivalent), (ii) car sharing programs and/or (iii) other TDM recommended incentives.
26.32 Counterparts. This Lease may be executed in counterparts, each of which will constitute an original, but all of which together will constitute one and the same instrument. The parties agree that a signed copy of this Lease transmitted by one party to the other party(ies) by facsimile, by electronic transmission, or by an electronic signature platform (such as DocuSign) will be binding upon the sending party to the same extent as if it had delivered a signed original of this Lease.
[SIGNATURES ON NEXT PAGE]
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IN WITNESS WHEREOF, LANDLORD AND TENANT HAVE CAUSED THIS LEASE TO BE EXECUTED THE DAY AND DATE FIRST ABOVE WRITTEN.
“Landlord”: | |||
NC INVESTMENTS, LLC, a Delaware limited liability company | |||
By: | /s/ Badru Valani | ||
Name: | Badru Valani | ||
Its: | Managing Member | ||
4/21/2021 | |||
“Tenant”: | |||
ARCHER AVIATION INC., | |||
a Delaware corporation | |||
By: | /s/ Adam Goldstein | ||
Name: | Adam Goldstein | ||
Its: | CoCEO | ||
4/19/2021 |
EXHIBIT A
PREMISES
Exhibit A, Page 1
EXHIBIT A-1
[Intentionally omitted]
Exhibit A-1, Page 1
EXHIBIT B
WORK LETTER
Except as otherwise expressly defined herein, all capitalized terms shall have the same meaning as those capitalized terms used or defined in the Lease.
1. Acceptance of Premises; Tenant’s Covenants, Representations and Warranties.
1.1 Except as provided in Section 1.2 of the Lease, Tenant hereby accepts the Premises in their current “AS-IS” condition existing as of the earlier of the Delivery Date or as of the date that Landlord allows Tenant to have access to the Premises. Landlord shall not be obligated to make or pay for any alterations or improvements to the Premises, the Building, the Project or the Real Property.
1.2 Tenant Improvements. Tenant shall have the right to make improvements and alterations to the Premises (collectively, the “Tenant Improvements”) subject to the terms and conditions in his Work Letter. The Tenant Improvements may include (a) installation of milling equipment affixed to the concrete slab via a steel plate with structural penetrations for seismic reinforcement, and ceiling lighting over such equipment; (b) enclosure of the server room where existing IT/telco/security equipment is affixed to the wall; (c) expansion of kitchen with upper and lower cabinetry, island and appliances; and (d) painting of the exterior green walls with another color, subject to the reasonable approval of Landlord; provided that Tenant’s right to make such Tenant Improvements is subject to the terms of this Work Letter, including Landlord’s right to review and approve the applicable plans and specifications for such work. Landlord hereby approves the space plan attached hereto as Exhibit B-2.
2. Design and Construction of Tenant Improvements.
2.1 Working Drawings; Approved Working Drawings. In connection with the Tenant Improvements, Tenant shall retain an architect reasonably approved in advance by Landlord (the “Tenant Architect”) to prepare and supply Landlord with a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings along with other renderings or illustrations reasonably required by Landlord (collectively, the “Working Drawings”) and shall submit the same to Landlord for Landlord’s approval (not to be unreasonably withheld, conditioned or delayed). The Working Drawings shall comply with the requirements in Exhibit B-1. At the time of delivery of the Working Drawings (or any resubmittal thereof), Tenant shall provide to Landlord in writing, in bold, capital letters and conspicuous font, the following notice: “LANDLORD’S FAILURE TO TIMELY RESPOND TO THIS NOTICE MAY RESULT IN DEEMED APPROVAL OF THE MATTERS CONTAINED HEREIN.” Landlord shall advise Tenant within seven (7) business days after Landlord’s receipt of the Working Drawings for the Premises if the same is unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall immediately revise the Working Drawings in accordance with such review and any disapproval of Landlord in connection therewith (which Landlord shall provide within five (5) business days of Tenant’s resubmittal). The Working Drawings shall be approved by Landlord (the “Approved Working Drawings”) prior to the commencement of construction of the Premises by Tenant. After approval by Landlord of the Working Drawings, Tenant may submit the same to the appropriate municipal authorities for all applicable building permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Premises. No changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord, which consent may not be unreasonably withheld, conditioned or delayed. Landlord’s review of the documents described in this paragraph, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, code compliance or other like matters. Notwithstanding the foregoing, if the time period for Landlord’s response to any drawings or other matters requiring Landlord’s approval or consent pursuant to this Work Letter would fall between the Wednesday before Thanksgiving Day and the following Monday, or between December 22 and January 2 (the “Blackout Period”), then for each such day falling during the Blackout Period, the time period for Landlord to respond to any request for approval or consent shall be extended on a day-for-day basis.
Exhibit B, Page 1
2.2 Construction of Tenant Improvements. Tenant shall retain a licensed general contractor reasonably approved in advance by Landlord (“Tenant Contractor”) to construct the Tenant Improvements. The Tenant Improvements shall be diligently prosecuted to completion and shall be constructed in strict accordance with the Approved Working Drawings, at Tenant’s sole cost and expense (subject only to Section 3 below), in a good and workmanlike manner and in compliance with all building permits (if any), applicable codes and Laws, and the Building Standard Specifications. All subcontractors, laborers, materialmen, and suppliers used by Tenant in connection with the Tenant Improvements (such subcontractors, laborers, materialmen, and suppliers, and the Tenant Contractor to be known collectively as “Tenant’s Agents”) must be reasonably acceptable to Landlord. Tenant’s indemnity of Landlord and the Landlord Parties as set forth in the Lease shall also apply with respect to (i) any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or the Tenant’s Agents, or anyone directly or indirectly employed by any of them, relating to the Tenant Improvements and (ii) Tenant’s non-payment of any amount arising out of the Tenant Improvements or Tenant’s disapproval of all or any portion of any request for payment. Tenant acknowledges that the Building elevator shall not be used for transportation of construction personnel, equipment or materials.
2.3 Insurance. All of Tenant’s Agents shall carry worker’s compensation insurance covering all of their respective employees, and shall also carry public liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in this Lease. Tenant shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of the Tenant Improvements, and such other insurance as Landlord may require, it being understood and agreed that the Tenant Improvements shall be insured by Tenant pursuant to this Lease immediately upon completion thereof. Certificates for all insurance carried pursuant to this Section 2.3 shall be delivered to Landlord before the commencement of construction of the Tenant Improvements. All such policies of insurance shall must contain a provision that the company writing said policy will give Landlord fifteen (15) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such insurance. In the event that the Tenant Improvements are damaged by any cause during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. All policies carried under this Section 2.3 shall insure Landlord and Tenant, as their interests may appear, as well as the Tenant Contractor and Tenant’s Agents, and shall name as additional insureds Landlord, Landlord’s property manager, and all mortgagees and ground lessors of the Real Property.
2.4 Governmental Compliance. The Tenant Improvements shall comply in all respects with (i) all state, federal, city or quasi-governmental, codes, ordinances, regulations, requirements, and other Laws, as each may apply according to the rulings of the controlling public official, agent or other person; (ii)) applicable standards of the American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (iii) building material manufacturer’s specifications.
2.5 Inspection by Landlord. Landlord shall have the right to inspect the Tenant Improvements at all times, provided however, that Landlord’s failure to inspect the Tenant Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of the Tenant Improvements constitute Landlord’s approval of the same. Should Landlord reasonably disapprove any portion of the Tenant Improvements that are not built per the Approved Working Drawings, Landlord shall notify Tenant in writing of such disapproval and shall specify the items disapproved and the reasons for such disapproval. Any defects or deviations in, and/or disapproval by Landlord of, the Tenant Improvements shall be rectified by Tenant at no expense to Landlord, provided however, that in the event Landlord determines that a defect or deviation exists or disapproves of any matter in connection with any portion of the Tenant Improvements as noted above and such defect, deviation or matter might adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning or life-safety systems of the Building, the structure or exterior appearance of the Building or any other tenant’s use of such other tenant’s leased premises, Landlord may, take such action as Landlord deems necessary, at Tenant’s expense and without incurring any liability on Landlord’s part, to correct any such defect, deviation and/or matter, including, without limitation, causing the cessation of performance of the construction of the Tenant Improvements until such time as the defect, deviation and/or matter is corrected to Landlord’s satisfaction.
Exhibit B, Page 2
2.6 Notice of Completion; Copy of Record Set of Plans. Within fifteen (15) days after completion of construction of the Tenant Improvements as evidenced by final permit signoff from the City, Tenant shall cause a Notice of Completion to be recorded in the office of the Recorder of the county in which the Building is located in accordance with Section 8182 of the Civil Code of the State of California or any successor statute, and shall furnish a copy thereof to Landlord upon such recordation. If Tenant fails to do so, Landlord may execute and file the same as Tenant’s agent for such purpose, at Tenant’s sole cost and expense. At the conclusion of construction, (A) Tenant shall cause the Tenant’s Architect to update the Approved Working Drawings as necessary to reflect all material changes made to the Approved Working Drawings during the course of construction, (B) Tenant or Tenant’s Architect shall certify to the best of their knowledge that the “record-set” of as-built drawings are true and correct, which certification shall survive the expiration or termination of this Lease, and (C) Tenant shall cause the Tenant Architect to deliver to Landlord copies of such record set of drawings electronically in both CAD and .pdf formats (with hand-marked construction changes on the .pdf version provided such marked changes are legible and such changes are minor in nature; any material changes shall be fully incorporated in both the .pdf and CAD formats) within thirty (30) days following completion of the Tenant Improvements.
3. Cost of Tenant Improvements. Tenant shall be solely responsible for all costs incurred in connection with the design, permitting and construction of the Tenant Improvements, without reimbursement from Landlord or abatement of Rent.
4. Miscellaneous Construction Covenants.
4.1 Removal of Tenant Improvements. Upon the expiration of the Lease Term or prior termination of the Lease, Tenant shall have the right to remove any Specialized Tenant Improvements so long as Tenant repairs any damage to the Premises and Building caused by such removal and returns the affected portion of the Premises or Building to their condition existing prior to the installation of the Tenant Improvements. As used herein, the term The term “Specialized Tenant Improvements” shall mean Tenant Improvements that are unique to Tenant’s business, including any milling equipment. Notwithstanding the foregoing or any other provision of this Lease to the contrary, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of the Lease, require Tenant, at Tenant’s expense, to remove the Tenant Improvements (including without limitation any Specialized Tenant Improvements), to repair any damage to the Premises and Building caused by such removal and to return the affected portion of the Premises or Building to their condition existing prior to the installation of the Tenant Improvements. Notwithstanding the foregoing, Tenant may specifically request in writing at the time Tenant requests consent to the Working Drawings (such request to be specifically captioned in bold capital letters as a “RESTORATION REQUEST NOTICE PURSUANT TO WORK LETTER OF THE LEASE”) that Landlord notify Tenant whether some or all of such Tenant improvements will be required to be removed pursuant to the terms of this Section 4.1 (a “TI Restoration Request Notice”), in which event Landlord shall notify Tenant at the time Landlord consents (subject to the provisions of Section 2.1 of this Work Letter) to the Working Drawings whether some or all of the Tenant Improvements will be required to be removed in accordance with this Section 4.1. If Landlord fails to so notify Tenant whether some or all of such Tenant Improvements will be required to be so removed, Landlord shall be deemed to have waived its right to require that such Tenant Improvements be removed upon the expiration or early termination of the Lease Term and to repair any damage to the Premises and Building caused by such removal. Notwithstanding any provision to the contrary contained in the Lease or this Work Letter, if any material default beyond applicable notice and cure periods by Tenant under the Lease or this Work Letter occurs at any time on or before the substantial completion of the Tenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to require the cessation of construction of the Tenant Improvements (in which case, Tenant shall be responsible for any delay in the substantial completion of the Tenant Improvements and any costs occasioned thereby), and (ii) all other obligations of Landlord under the terms of the Lease and this Work Letter shall be suspended until such time as such default is cured pursuant to the terms of the Lease. Notwithstanding the foregoing, Tenant shall not be required to remove or restore the work described in Section 1.2(b)-(d) above so long as Landlord has approved the plans and specifications for such work and such work has been completed in accordance with such plans and specifications.
4.2 Construction Rules. Tenant shall comply and shall cause the Tenant Contractor to execute and comply with the construction rules and regulations attached hereto as Exhibit B-3; however, in the event of any inconsistency between such construction rules and regulations and the remainder of this Lease, the remainder of this Lease shall control.
Exhibit B, Page 3
4.3 Designation of Representatives. With respect to the planning, design and construction of the Tenant Improvements, Landlord hereby designates Badru Valani as “Landlord’s Representative” and Tenant hereby designates Logan Berkowitz as “Tenant’s Representative.” Tenant hereby confirms that Tenant’s Representative has full authority to act on behalf of and to bind Tenant with respect to all matters pertaining to the planning, design and construction of the Tenant Improvements. Landlord hereby confirms that Landlord’s Representative has authority to act on behalf of Landlord with respect to matters pertaining to the planning, design and construction of the Improvements. Either party may change its designated representative upon five (5) days prior written notice to the other party.
4.4 Fees. Tenant shall reimburse Landlord for any reasonable costs reasonably incurred Landlord’s architect ,engineer or other consultant retained by Landlord to review Tenant’s Working Drawings or to otherwise advise Landlord concerning the Tenant Improvements.
Exhibit B, Page 4
EXHIBIT B-1
WORKING DRAWING REQUIREMENTS
I. | Floor Plans Showing: |
1. | Location and type of all partitions. |
2. | [Omitted] |
3. | [Omitted] |
4. | [Omitted] |
5. | Critical dimensions necessary for construction, with indication of required clearances. |
6. | Location and types of all electrical items: outlets, switches, telephone outlets and lighting. |
7. | Location and type of equipment that will require special electrical requirements. Provide manufacturers’ specifications for use and operation, including heat output. |
8. | Location, weight per square foot, and description of any heavy equipment or filing system. |
9. | Requirements for special air-conditioning or ventilation. |
10. | Location and type of plumbing. |
11. | Location and type of kitchen equipment. |
12. | Location, type and color of floor covering, wall covering, paint and finishes. |
II. | Details Showing |
1. | All millwork with verified dimensions of all equipment to be built in. |
2. | Corridor entrance. |
3. | Bracing or support of special walls, glass partitions, etc., if desired. If not included with the plans, Tenant’s engineer will design all support or bracing required at Tenant’s expense. |
III. | Additional Information |
1. | Provide Landlord with Title 24 energy calculations. |
Exhibit B
EXHIBIT B-2
SPACE PLAN
Exhibit B
EXHIBIT B-3
RULES AND REGULATIONS FOR CONTRACTORS
1. | Introduction |
The following Rules and Regulations for Contractors are to govern the actions and operations of Contractors, subcontractors, and suppliers for construction (collectively referred to herein as “Contractor”) within the confines of the Property (as used herein, Property shall refer to the Project located at the building or buildings located at 1090 Terra Bella Avenue, Mountain View, California (collectively, the “Building”) thereon, and the common areas associated therewith). Each Contractor is responsible for ensuring compliance with each of the Rules and Regulations by each subcontractor, subsubcontractor and supplier of such contractor.
2. | Supervision |
Contractor shall maintain a competent superintendent or supervisory representative on the Premises who is authorized to act in all manners pertaining to the work. The name, phone number, mobile telephone number and pager number for this individual shall be given to Owner along with an emergency contact in the event of an after-hours emergency.
3. | Appearance |
All tools, equipment and building materials must be maintained at all times within the area under construction when not in transit to or from the area. In all cases where construction is taking place in an occupied area or visible common area, all necessary steps and precautions shall be taken to shield the work site from public view. This shall include keeping doors closed (construction of temporary doors if necessary), latexing “storefront” windows in retail areas and building out a one-side drywall partition on public corridors, if appropriate. The use of tape (of any kind) on any finished surfaces is expressly forbidden.
4. | Access |
Access forms must be submitted by the contractor and signed by the tenant weekly and for weekends. Access forms need to list times, type of work, and all subcontractors performing the work. All General Contractors and their subcontractors must have a current Certificate of Insurance on file.
5. | Staging Area |
Owner may designate unloading and staging areas. All materials unloaded at these areas are to be moved into the premises immediately.
6. | Utility Access |
Other than the existing utilities currently existing in the Premises, Contractor shall provide its own source of power for performing work on the job site. Access to any common area utility (e.g., electrical panels/service, gas valves, water/sewer hook-ups, etc.) shall only be provided by Owner upon one full business day’s prior notice.
7. | Utility Interruption |
Contractor shall take all necessary and appropriate steps to ensure that utility services to existing occupants of the Property are not interrupted.
In the event that minimal service interruption is necessary during the course of the work, it must be arranged with Owner no less than 5 business days prior to its occurrence and must occur during hours when the businesses affected are not generally open nor in operation.
Exhibit B
8. | [Intentionally omitted] |
9. | Protection |
Where Contractor’s work engages work performed by others or if access to the Premises passes through areas of work performed by others, marring or damaging of such areas will not be permitted. Any work which must take place in an area previously prepared by others shall be approved by Contractor before commencing work and any unsatisfactory conditions shall be reported to Owner.
Where existing work is damaged in the execution of the work, Contractor shall be responsible for repairing or replacing the damaged work (at Contractor’s expense) as required and to the satisfaction of Owner. Contractor will be responsible for the security of its own materials, equipment and work.
Upon completion of tenant construction, Contractor shall promptly dismantle, remove and dispose of any temporary enclosures and any excess materials from the Premises.
Should Contractor fail to comply with the above, Owner will proceed upon 24 hours’ notice to Contractor with the necessary clean-up, demolition and removal, and charge Contractor.
10. | [Intentionally omitted] |
11. | Clean-Up |
Contractor will ensure that no tools, equipment, materials or debris of any kind are permitted to accumulate anywhere outside of the work area, including but not limited to: dirt, dust, paint, sawdust, taping and/or taping mud, sheet rock and/or related debris, paper and trash of any kind. Tracking of construction dirt onto public streets or sidewalks or into corridors or stairways must be prevented through the use of walk-off mats provided by Contractor and changed frequently to remain clean. The walk-off mats shall be placed immediately inside the work area. In addition, Contractor will sweep clean the work area (using sweeping compound to minimize dust) as often as necessary to maintain a safe workplace and a clean public access to and from it.
Contractor shall assign someone responsible for policing the common areas between the loading area and the work area and/or the areas workmen travel as necessary to ensure cleanliness. The Freight Elevator will be wiped clean and the floor mopped at the end of each shift. Janitorial services may be required to supplement Contractor’s cleaning. Costs for providing such cleaning will be billed to and paid by the Contractor.
12. | Final Clean-Up |
At completion of the project, Contractor is to provide a thorough janitorial cleaning of the entire Premises (and surrounding areas affected by the construction).
13. | Site Policing |
Contractor is to maintain the Premises free of general debris and trash. Provisions shall be made to control visible dust emissions. Food is to be consumed in designated areas with all food remains, garbage and containers removed by Contractor nightly.
At all times during demolition and construction, Contractor shall assign someone responsible to police and clean public areas where construction debris is present.
14. | Debris Boxes |
Contractor is to arrange for its own debris boxes to be placed in areas and at times approved by Owner.
Exhibit B
Any use by Contractor of Property debris boxes, compactors or portable janitorial bins may be cause for removal of Contractor from the Premises and/or assessment of charges to cover dumping costs.
15. | Quality of Workmanship |
Contractor’s work shall be performed in a thoroughly first class and journeyman like manner and shall be in good and usable condition at the date of completion thereof.
16. | Labor Relations |
Any and all work performed by Contractor shall be performed in a manner so as to avoid any labor dispute which results or could result in a stoppage or impairment of work, deliveries or any other services in the Property. If there shall be any such stoppage or impairment or threat thereof as a result of any such labor dispute, Contractor shall immediately undertake such action as may be necessary to eliminate such dispute or potential dispute.
17. | Fire Protection |
Contractor shall supply its own Fire Extinguisher and will provide a fire watch when fire suppression equipment is disabled or during welding.
18. | Panel and Equipment Labeling |
Prior to completion of work and turning work over to a Representative of Owner, properly label each piece of equipment and electric panel with its name, function and circuit. Use permanent etched plastic sign materials or typed panel cards as appropriate. No penciled, hand marked or incomplete label will be accepted. Owner reserves the right at Contractor’s cost, to call in an outside contractor to label or correct panel schedules not correctly done by the original Contractor.
19. | Security |
Contractor shall ensure the security of the Premises as well as its own materials, equipment and work in progress. This shall include the re-keying, where applicable, of locksets at completion of job in accordance with the keying schedule provided by Owner. Contractor shall provide adequate security so as to avoid the risk of the construction site becoming an attractive nuisance.
20. | Floor and Wall Penetrations |
Piping penetrations through rated floors and walls are to be sealed using approved materials to assure existing ratings.
21. | Roof Access and Penetrations |
Access to the roof is restricted to Owner’s personnel and Owner’s designated contractors, only. No other contractor or subcontractor will be permitted on the roof unless written permission has been obtained from Owner.
All roof penetrations must be made by a roofing contractor acceptable to Owner at Contractor’s expense and must conform to Owner’s standard criteria. Penetrations shall be subject to Owner’s approval as to construction detail, size, configuration, location and support.
Contractor shall contact Owner directly to obtain approval of the roof penetration and patching.
No penetration will be made that cannot be repaired by the roofing contractor on the same day. Contractor shall pay all such costs for this work directly.
Exhibit B
22. | System Tie-ins and Owner Inspections |
Contractors are not allowed, under any circumstances, to tie into building mechanical, electrical, sprinkler, life safety, or security primary systems without prior written approval and coordination from Owner. Owner may coordinate, at Contractor’s cost, having these tie-ins performed by Owner’s own contractors. Owner may observe all work prior to closing-in and observe all tie-ins and interfaces with Property systems to assure Owner specifications compliance, warranty protection, and Property systems operations. Contractor should be prepared to separately clean any new system that is being brought on-line. This may include, descaling, degreasing, industry accepted methods of chemical cleaning and fully charging the system with chemicals that are the same as those currently used in the base building systems. Forty-eight (48) hours’ notice is to be given to Owner prior to any tie-in.
23. | Code Compliance and Inspections |
24. | Approved Plans |
Work shall be constructed in accordance with plans that have been approved by Owner and comply with all city, county and state ordinances, rules and regulations relating thereto. Contractor shall not deviate from approved drawings and specifications without obtaining prior written permission from Owner.
25. | Work Coordination |
Construction shall be coordinated with all work being performed or to be performed by Owner and other occupants of the Property to such extent that the work will not interfere with or delay the completion of any other work. No Contractor or subcontractor participating in Contractor’s work shall at any time damage, injure, interfere with or delay the completion of the work or any other construction within the Property. All Contractors and subcontractors and suppliers shall comply with all procedures and regulations prescribed by Owner for the integration of Contractor’s work with the work to be performed in connection with the project. Common areas, plazas, public corridors, service corridors and exterior of Owner’s buildings must be kept clear of Contractor’s equipment, merchandise, fixtures, refuse and trash at all times. Any mechanical, electrical or plumbing item which needs to be routed through another space requires written permission from Owner’s office with not less than 72 hours’ notice.
26. | Adjacent Improvements |
Contractor shall be responsible for the repair, replacement or clean-up of any damages caused to any other work in any area of the Property. Contractor shall be required to maintain continuous protection of adjacent premises in such a manner as to prevent any damage to such adjacent property and the improvements thereon. If any property is damaged by Contractor then Contractor shall promptly repair such damages and restore it to its pre-damaged condition.
Contractor shall neatly patch, replace, and finish all adjacent surfaces or features disturbed in performance of the work, including, but not limited to glass, glazing, exterior and/or interior surfaces, paving, stripping, signage, landscaping, concrete work, and improvements of every kind. All replaced or patched work shall be of the same type and quality as the existing surfaces or features.
27. | Safety |
Contractor shall at all times while work is in progress provide all appropriate protection, as required by law or prudent industry practices, (1) to protect Contractor’s employees, the Property’s occupants, and the public from any personal injury or any damage to personal property that could occur in connection with the work and (2) to protect all portions of the Property and all fixtures, equipment, finishes, furniture, and supplies located therein from any damage that could occur in connection with the work.
Exhibit B
Contractor shall comply with all safety, fire protection, and evacuation procedures and regulations reasonably established by Owner or any governmental agency. In no event shall any emergency exits, emergency exit signs, fire lanes, or other safety aspects of the Property be blocked or impeded by Contractor. Further, Contractor shall exercise extreme caution to avoid leaving any hazardous situation exposed to occupants and/or guests of the Property (i.e., a tripping hazard caused by an electrical cord stretched across a walkway.)
Contractor shall supply its own First Aid Kit. All life safety devices must remain operational during construction except where specific systems or devices are being altered. In no event shall the construction area be unprotected after normal business hours.
28. | Insurance |
At all times while work is in progress, Contractor shall carry and maintain all insurance policies and coverage required under its contract and the Lease, and in any event Contractor shall carry and maintain (i) comprehensive general liability insurance, in a reasonable and prudent amount, insuring against liability for property damage and personal injury and (ii) Workers’ Compensation and employer’s liability insurance, as required by law.
29. | Hours for Work Onsite |
Prior to commencing work in or about the Building, Contractor shall obtain Owner’s consent as to the hours and days of the week that Contractor intends to perform its work. Contractor shall use all reasonable efforts to perform its work in a manner to minimize interference with occupants of the Building by scheduling certain types of work for times and days in which the Building is generally unoccupied. In no event, however, shall Contractor be permitted to perform its work after Owner’s customary business hours or on days the Building is not open for business to the public, without first obtaining Owner’s written consent to such work and appropriate security precautions to be taken. Notice must be given to Owner not less than 24 hours in advance of the schedule of off-hours work.
30. | Prior to Commencement of Work Onsite |
Contractor shall furnish the following items to Owner prior to commencing any work in or about the Building:
a. A certificate of insurance evidencing the compliance with the insurance requirements of the contract, the Lease and these Rules and Regulations.
b. Contractor’s License Number.
c. One (1) copy of any permits required by the local governmental authorities for the performance of the work.
d. [Intentionally omitted]
e. A certified list of all subcontractors and material suppliers to be used by Contractor in connection with the work.
31. | Conduct/Cleanliness at Work Site |
Contractor shall take all reasonable steps to minimize interference with occupants of the Property and adjacent properties during the course of the work.
If a structural engineer is needed to determine if structural bracing is required for Contractor’s equipment, then such costs shall be at the expense of Contractor. Owner shall not be responsible for loss of or damage to any such equipment or property and all damage done to the Property by moving or maintaining such equipment or property shall be repaired at the expense of Contractor. During construction, Contractor shall clean up and remove all discarded materials, refuse, debris and similar items from the work site on a daily basis, and thereby leave the construction area and surrounding areas in a neat and clean condition. At all times, the work site shall be maintained in a neat and clean condition, consistent with the work being performed. In no event shall any materials be left or stored in any common areas of the Property, including, without limitation, Property parking lots, walkways or vacant spaces without the prior consent of Owner.
Exhibit B
Contractor, its employees, and subcontractors shall supply all of their own tools and materials required for the work and shall not use any tools, supplies, or materials belonging to Owner or its agents.
Public drains, storm drains, toilet rooms, toilets, urinals, wash bowls, and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage, or damage resulting from the violation of this rule by Contractors, its employees, or subcontractors shall be borne by Contractor.
32. | Mechanical Equipment |
Contractor is responsible to ensure that the existing HVAC system is not permitted to operate during the construction process in the construction areas without the written permission of Owner. Further, a working test of the system must be completed by Contractor prior to tenant move-in. HVAC hook-up to the energy management system including the control interface screens (if any) must be completed prior to tenant move-in.
33. | [Intentionally omitted] |
34. | Cutting and Coring |
No cutting or coring of the Building premises or installations, or those of any Building occupant, shall be permitted without prior written consent of Owner. Any cutting and/or coring must be done outside of normal Building hours. Request for permission to do cutting shall include explicit details and description of work and shall not under any circumstances diminish the structural integrity of the Building’s components or systems. If any work is to be done in another space or in any public area, such work is to be done only with the explicit written permission of Owner and at times as directed by Owner. Any such area is to be promptly repaired and returned to a fully functioning, complete, and clean condition.
35. | As-Built Plans and Warranties |
Upon completion of construction, two sets of full size as-built prints and one set full size as-built sepias are to be forwarded to Owner. In addition to as-built plans, all cut sheets, warranties and manuals for installed mechanical equipment and/or appliances must be given to Owner.
36. | [Intentionally omitted] |
37. | [Intentionally omitted] |
38. | [Intentionally omitted] |
39. | Plumbing Connections |
Plumbing wet taps may not interrupt service. Forty-eight (48) hours’ notice is to be given to Owner prior to connection.
40. | Parking |
Contractor, its employees, and subcontractors shall park their vehicles only in those areas of the parking lot designated by Owner for use by contractors (if any). In any case, Contractor parking shall be located as far away from operating businesses during open hours as possible. Contractor shall comply with all rules or regulations applicable to such parking areas. Loading docks are for drop off and unloading only and not for parking. In no event shall Contractor block public access to the parking lot or otherwise disrupt the normal use of the parking facilities without first notifying Owner and obtaining Owner’s prior written consent. No vehicles may be parked overnight in the parking facilities without Owner’s prior written consent. Washing, waxing, cleaning, and servicing of vehicles in the parking facilities are prohibited. Contractor is responsible for the cost of parking its employees’ vehicles.
Exhibit B
41. | Work Schedule |
As soon as possible prior to commencement of the work, Contractor shall prepare, and submit for Owner’s approval, progress schedules for the work. These progress schedules shall indicate the dates for the starting and completing of the various stages of the work and shall be revised as required by the conditions of the work, subject to Owner’s approval.
42. | Signs |
Contractor shall not be permitted to post any sign, placard, picture, name, advertisement, or notice visible from the exterior of the Building or the work site at the Building without Owner’s prior consent, unless the posting of such sign, placard, or notice is required by law. Such consent may be withheld in Owner’s sole discretion.
43. | No Smoking |
Smoking of cigarettes, cigars, and pipes is prohibited in all enclosed areas of the Property (i.e., restrooms, utility service rooms, etc.).
44. | No Intoxication |
Owner may exclude or expel from the Property any person who, in the judgment of Owner, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any violation of any of the rules or regulations of the Property.
45. | No Improper Conduct |
No employee of Contractor, or any of its subcontractors, shall be permitted to dress, or behave or speak in any rude, lewd, suggestive, obnoxious, or inappropriate manner to any occupants or visitors to the Property.
46. | No Loitering |
No employee of Contractor or any of its subcontractors shall loiter in any entrance, exits, or common areas or in any way obstruct any sidewalk or driveway.
47. | No Excessive Noise |
Contractor shall ensure that it and each of its employees, subcontractors, and other workers shall perform all work and services in or about the Building in a courteous manner, respectful of the rights and convenience of others, and with the least amount of noise, dust, and vibration possible under the circumstances. Playing of radios or other audio devices is prohibited and these devices are subject to confiscation.
No loud machinery will be used from 8:00 AM to 5:30 PM without express written permission from the Owner.
Noisy work such as hammering, drilling, jack-hammering, chipping, shooting anchors, roto-hammering and other disruptive activity must take place outside of the hours of 8:00 AM - 5:30 PM, Monday through Friday. Marginal activities such as shooting anchors may be performed up to 8:30 AM, between 12:00 noon and 1:00 PM and after 5:00 PM. Contractors must include adequate overtime allowances for these activities in their contract price as exceptions to the above will not be granted.
Exhibit B
48. | Hazardous Substances |
The following rules concern “Hazardous Substances”, which term shall mean any kerosene, gasoline, oils, solvents, paint thinner, acids, caustics, insecticides, pesticides, herbicides, corrosives, flammable explosives, asbestos, PCBs, vinyl chloride, cyanide solutions, urea formaldehyde, waste chemicals, sludge, radioactive materials, infectious or medical waste, or other substance or material that, after release into the environment and upon exposure, ingestion, inhalation or assimilation, either directly from the environment or indirectly by ingestion, through food chains, will or may reasonably be anticipated to cause death, disease, behavior abnormalities, cancer, reproductive harm, or genetic abnormalities:
a. Contractor shall minimize the use of Hazardous Substances, and avoid any releases of Hazardous Substances into the environment, in performing services or work in or about the Building. If the use of some Hazardous Substance is required in connection with a service or work to be performed in or about the Building, Contractor shall procure and use the least hazardous substance or material suitable for such work or service, which use shall be in compliance with all applicable laws.
b. Contractor shall not, without Owner’s prior written consent, use any Hazardous Substances, or any construction materials containing Hazardous Substances, in or about the Building if the presence of such substances or materials, or the manner in which they are used, will cause or risk causing any exposure for which a warning or disclosure, to any occupant of the Building other than Contractor’s own employees and permitted subcontractors, would be required under any applicable federal, state, or local law, ordinance, regulation, or order at any time during the performance of services or work in or about the Building or within six months after the completion of such services or work.
c. If at any time Contractor shall become aware, or have reasonable cause to believe, that there has occurred or will occur any release of any Hazardous Substance for which a warning or disclosure is or will be required under any applicable federal, state, or local law, ordinance, regulation, or order, Contractor shall immediately upon discovering such condition or suspected condition give notice thereof to Owner. At Owner’s request, Contractor shall cooperate with Owner in giving any such required warning or disclosure.
d. Contractor shall provide Owner with material safety data sheets (“MSDSs”) for any chemicals or materials used by Contractor in connection with work at the work site. If MSDSs are not available for any material or item for which applicable law requires the producer or manufacturer to provide an MSDS, Contractor shall obtain from the producer, manufacturer, or vendor appropriate information concerning any Hazardous Substances used in the manufacture of such material or item.
e. If Owner has identified to Contractor any material located at the site as containing asbestos, PCBs, or other Hazardous Substances, Contractor shall be responsible for satisfying itself and assuring that the procedures specified in its contract are adequate to ensure that no one will be exposed to such Hazardous Substances in connection with or as a result of the performance of any work or services to be performed by or through Contractor. In the event Contractor encounters in or about the Building any other material that Contractor reasonably believes may contain any Hazardous Substance that has not been rendered harmless or that might possibly be disturbed or rendered harmful by the work to be performed by Contractor, then Contractor shall immediately so notify Owner and cause all work in the affected area to stop until Contractor receives instructions from Owner as to whether and how to proceed.
f. In no event shall any work involving the generation of toxic fumes or objectionable odors be permitted or undertaken in occupied areas during Building operating hours or prior to operating hours when fumes, gasses or other emissions cannot be fully exhausted by 8:00 AM. Work of this type shall include, but not be limited to any and all oil-based painting, priming or sealing and any direct glue carpet or wall covering installation.
49. | [Intentionally omitted] |
Exhibit B
50. | Enforcement of Rules and Regulations |
Owner shall attempt to enforce these Rules and Regulations equitably, but Owner may waive any one or more of these Rules and Regulations for the benefit of any particular contractor or contractors, but no such waiver by Owner shall be construed as a waiver of such Rules and Regulations in favor of any other contractor or contractors, nor shall any such waiver prevent Owner from thereafter enforcing any such Rules and Regulations against such contractors.
51. | Amendments |
Owner reserves the right to make such other and reasonable rules and regulations as in its judgment may from time to time be desirable for safety or security, for care or cleanliness of the Property, or for the preservation of good order therein. Contractor shall, from and after receipt of written notice thereof, abide by any such additional rules and regulations as may be adopted by Owner.
52. | Contractor Responsible for Others |
Contractor shall be responsible for observance of all of the Rules and Regulations by Contractor’s employees, agents, subcontractors, suppliers, invitees, and guests.
The below signed Contractor acknowledges the receipt of the Rules and Regulations for Contractor and accepts all the conditions contained therein.
Contractor: | |||
Firm: | |||
By: | (Sign) | ||
(Print) | |||
Its: | (Title) | ||
Date: |
Exhibit B
EXHIBIT C
AMENDMENT TO LEASE
THIS AMENDMENT TO LEASE (“Amendment”) is made and entered into effective as of _______________, 2021, by and between NC INVESTMENTS, LLC, a Delaware limited liability company (“Landlord”), and ARCHER AVIATION INC., a Delaware corporation (“Tenant”).
R E C I T A L S :
A. Landlord and Tenant entered into that certain Lease dated as of _______________, 2021 (the “Lease”) pursuant to which Landlord leased to Tenant and Tenant leased from Landlord certain “Premises”, as described in the Lease, in that certain Building located at 1090 Terra Bella Avenue in the City of Mountain View, California.
B. Except as otherwise set forth herein, all capitalized terms used in this Amendment shall have the same meaning as such terms have in the Lease.
C. Landlord and Tenant desire to amend the Lease to confirm the Delivery Date, the Commencement Date, the Rent Commencement Date, and the Expiration Date of the Lease Term, as hereinafter provided.
NOW, THEREFORE, in consideration of the foregoing Recitals and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:
1. Confirmation of Dates. The parties hereby confirm that the Delivery Date occurred on _______________, and the Lease Term commenced as of ______________________ (the “Commencement Date”). The Rent Commencement Date is __________________. The Lease Term expires on _________________________ (the “Expiration Date”), unless sooner terminated or extended as provided in the Lease.
2. Security Deposit. The Security Deposit is in the amount of $_________ has been delivered by Tenant.
3. Acceptance of Premises. The Premises have been accepted by Tenant.
4. Rentable Square Feet. The exact number of rentable square feet within the Premises is rentable square feet. Tenant’s Share is One Hundred percent (100 %).
5. No Further Modification. Except as set forth in this Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full force and effect.
6. Counterparts. This Amendment may be executed in counterparts, each of which will constitute an original, but all of which together will constitute one and the same instrument. The parties agree that a signed copy of this Amendment transmitted by one party to the other party(ies) by facsimile, by electronic transmission, or by an electronic signature platform (such as DocuSign) will be binding upon the sending party to the same extent as if it had delivered a signed original of this Amendment.
Exhibit C, Page 1
IN WITNESS WHEREOF, this Amendment to Lease has been executed as of the day and year first above written.
“Landlord”: | ||
NC INVESTMENTS, LLC, a Delaware limited liability company | ||
By: |
Name: | ||
Its: |
“Tenant”: | ||
ARCHER AVIATION INC., a Delaware corporation | ||
By: |
Name: | ||
Its: |
Exhibit C, Page 2
EXHIBIT D
RULES AND REGULATIONS
Tenant shall faithfully observe and comply with the following Rules and Regulations.
Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord’s prior written consent, which shall not be unreasonably withheld. Tenant shall bear the cost of any lock changes or repairs required by Tenant.
All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises, unless electrical hold backs have been installed.
Tenant, its employees and agents must be sure that the doors to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building and/or the Real Property during the continuance of same by any means it deems appropriate for the safety and protection of life and property.
Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. All damage done to any part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility of Tenant and any expense of said damage or injury shall be borne by Tenant.
No furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Landlord.
Tenant shall not without the prior written consent of Landlord use any method of heating or air conditioning other than that supplied by Landlord
Tenant shall not disturb, solicit, or canvass any occupant of any adjacent properties and shall cooperate with Landlord or Landlord’s agents to prevent same.
The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose employees or agents, shall have caused it.
Tenant shall not overload the floor of the Premises. Tenant shall not mark, drive nails or screws, or drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof without Landlord’s consent first had and obtained; provided, however, Landlord’s prior consent shall not be required with respect to Tenant’s placement of pictures and other normal retail or restaurant wall hangings on the interior walls of the Premises (but at the end of the Lease Term, Tenant shall repair any holes and other damage to the Premises resulting therefrom).
No vending machine or machines of any description other than fractional horsepower retail or restaurant machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord.
Tenant shall not use or keep in or on the Premises, the Building or the Real Property or any adjacent properties any kerosene, gasoline or other inflammable or combustible fluid or material. Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises, the Outside Areas or any common area amenities located on adjacent properties that are available for the use by Tenant and other occupants of the Real Property to be occupied or used in a manner offensive or objectionable to Landlord or the tenants or occupants of adjacent properties by reason of noise, odors, or vibrations, or interfere in any way with such other tenants or those having business therewith.
Exhibit D, Page 1
Tenant shall not bring into or keep within the Building, the Real Property or the Premises any animals (other than service animals), birds, aquariums, terrariums, bicycles, motorcycles, or other vehicles.
The Premises shall not be used for lodging or for any improper, objectionable or immoral purposes.
Landlord will approve where and how telephone wires and other cabling are to be introduced to the Premises. No boring or cutting for wires shall be allowed without the consent of Landlord. The location of telephone, call boxes and other equipment and/or systems affixed to the Premises shall be subject to the approval of Landlord.
Landlord reserves the right to exclude or expel from the Building and/or the Real Property any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations.
Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. Tenant shall participate in all recycling programs required by law and/or undertaken by Landlord at the Project. Where possible, Tenant shall use LED, compact florescent lighting or similar bulbs for portable lighting within the Premises.
Tenant shall store all its trash and garbage within the interior of the Premises or in trash facilities provided or approved by Landlord. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the city in which the Building is located without violation of any law or ordinance governing such disposal. Tenant shall store all trash and garbage so that it is not visible to customers and business invitees of the Building, the Real Property and the tenants and occupants of adjacent properties and so as not to create or permit any health or fire hazard, and arrange for the regular removal thereof. Tenant shall refrain from dumping, disposal, reduction, incineration or other burning of any trash, papers, refuse or garbage of any kind in or about the Premises, the Outside Areas or any adjacent properties. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for such purposes at such times as Landlord shall designate. Wet trash must be contained in plastic or other impermeable materials and transported to the appropriate disposal, recycling, or composting receptacles. Any heavy wet trash that cannot reasonably be carried to disposal receptacles shall be transported with dollies or carts (and not dragged) to the receptacles for disposal. If any liquids or other refuse being disposed of by or for Tenant is spilled, leaked or released on the Real Property or in the adjacent sidewalk or street, or on adjacent properties, Tenant shall cause such refuse to be immediately cleaned up and disposed of so as to keep such areas in a clean and sanitary condition. Tenant shall not place in any garbage receptacle any material that is recyclable or cannot be disposed of in the ordinary and customary manner of garbage disposal. Tenant shall dispose of all materials (including without limitation glass, plastic, paper products, metal, and compost) that are designated or suitable for recycling or composting in the appropriate recycling or composting bins. All recycling, compost, garbage, and pallets shall be disposed of in accordance with the directions issued by Landlord, which may change from time to time at the discretion of Landlord. Landlord reserves the right to assess fines for any trash, recycling or pallets not disposed of per Landlord’s direction.
Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency.
Tenant shall assume any and all responsibility for protecting the Premises from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed, when the Premises are not occupied.
No awnings or signage shall be attached to the outside walls of the Building without the prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises without the prior written consent of Landlord.
Exhibit D, Page 2
The washing and/or detailing of or, the installation of windshields, radios, telephones in or general work on, automobiles shall not be allowed by Tenant in any Outside Areas or elsewhere on the Project or on adjacent properties.
There shall be no smoking in the Building or the Outside Areas. Tenant shall comply with any non-smoking ordinance adopted by any applicable governmental authority, including without limitation California Labor Code Section 6404.5.
Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building and the Real Property, and for the preservation of good order therein. Tenant shall be deemed to have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises.
Exhibit D, Page 3
EXHIBIT E
OPTION TO EXTEND
1. Grant of Option; Conditions. Tenant shall have the right (the “Extension Option”) to extend the Lease Term for one (1) additional periods of six (6) months(the “Extension Term”). Tenant’s right to exercise the Extension Option is subject to the satisfaction of the following conditions, each of which is for Landlord’s sole benefit:
A. | Not less than six (6) months before the Expiration Date, Tenant delivers written notice to Landlord (the “Extension Notice”) electing to exercise the Extension Option; |
B. | Tenant is not in default under the Lease beyond any applicable cure period when Tenant delivers the Extension Notice; and |
C. | No part of the Premises is sublet when Tenant delivers the Extension Notice. |
2. Terms Applicable to Extension Term.
A. | During the Extension Term, the Base Rent shall equal one hundred three percent (103%) of the Base Rent payable immediately prior to the commencement of the Extension Term. |
B. | During the Extension Term Tenant shall pay Tenant’s Share of Operating Expenses, Taxes and Utilities Costs for the Premises in accordance with the Lease. |
3. Extension Amendment. If Tenant is entitled to and properly exercises the Extension Option, Landlord, within a reasonable time thereafter, shall prepare and deliver to Tenant an amendment (the “Extension Amendment”) reflecting changes in the Base Rent, the Lease Term, the Expiration Date, and other appropriate terms, and Tenant shall execute and return the Extension Amendment to Landlord within fifteen (15) days after receiving it. Notwithstanding the foregoing, an otherwise valid exercise of the Extension Option shall be fully effective whether or not the Extension Amendment is executed.
Exhibit E, Page 1
EXHIBIT F
[INTENTIONALLY OMITTED
Exhibit 10.16
STORAGE/R&D SPACE LICENSE AGREEMENT
I. | BASIC LICENSE TERMS: |
Date: | March 15, 2021 |
Licensor: | J.V. Lewis Enterprises, Inc. |
Licensee: | Archer Aviation, Inc. |
Storage/R&D Space: | Approximately 2800 rentable square feet of indoor storage/R&D space known as Unit B, 140 South Whisman Road, Mountain View, CA 94041. |
Term: | 18 months (See Section 2 below.) |
Commencement Date: | April 1, 2021 |
Expiration Date: | September 30, 2022 |
Monthly Storage/R&D License Fee: | $9,800.00 (See Section 3 below.) |
Security Deposit: | $10,000.00 |
Late Charge: | Ten Percent |
Amount Due on Execution of Lease: |
$10,000.00 (Security Deposit)
$19,600.00 (first and last month’s license fee) $500.00 (first and last month’s sewer, water and trash services) Total: $30,100.00 |
Use: | Storage/R&D and no other use whatsoever. This is an absolute prohibition on any change of use. |
II. | STORAGE/R&D TERMS: |
1. License to Use Storage/R&D Space. Licensor hereby grants to Licensee a right to use the Storage/R&D for the Term, subject to and in accordance with the terms of this Storage/R&D License Agreement (this “Agreement”). Capitalized terms used herein shall have the meanings set forth above, unless otherwise defined.
2. Term. The Term of this Agreement shall commence on the Commencement Date and shall continue for the Term referenced above. Following the Expiration Date referenced above, this Agreement shall continue on a month-to-month basis, terminable by either party by providing thirty (30) days’ written notice to the other party hereto.
3. Storage/R&D License Fee. In consideration of Licensor’s grant to Licensee of the right to use the Storage/R&D, Licensee shall pay to Licensor the Monthly Storage/R&D License Fee throughout the Term of this Agreement. Such Monthly Storage/R&D License Fee shall be payable in advance (except that the first and last month’s Monthly Storage/R&D License Fee shall be paid concurrently with execution of this Agreement) in monthly installments on the first day of each month during the Term of this Agreement. The Monthly Storage/R&D License Fee shall be paid without offset, prior notice or demand from Licensor at the address set forth in Section 9 below, or to such other person or place as Licensor may designate in writing from time to time. If the Term commences or ends on a day other than the last day of a month, then the Monthly Storage/R&D License Fee for the month during which such expiration occurs shall be prorated on the basis of the actual number of days in such month.
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4. Government Regulations and Other Obligations of Licensee. Licensee shall obtain, at its sole cost and expense, all governmental permits and authorizations of whatever nature required by any and all applicable governmental agencies in connection with Licensee’s use of the Storage/R&D. In addition, Licensee shall comply with all governmental laws and regulations with respect to the Storage/R&D and Licensee’s use thereof, and all rules and regulations as Licensor may adopt from time to time in connection with Licensee’s use of the Storage/R&D. All persons who enter upon the Storage/R&D pursuant to this Agreement do so at their own risk, and shall comply with any and all instructions and directions of Licensor.
5. Indemnification. All persons who enter upon or use the Storage/R&D pursuant to this Agreement do so at their own risk, and shall comply with any and all instructions and directions of Licensor. Licensee agrees and acknowledges that its use of the Storage/R&D is at its sole risk, and Licensee hereby waives, releases and absolves Licensor and its officers, directors, employees and agents (collectively the “Releasees”) from any and all cost, loss, damage, expense, liability and claims, whether foreseeable or not, from any cause whatsoever (including, but not limited to, theft and water damage), that Licensee may suffer to its personal property located anywhere in the Storage/R&D or that it or its agents, employees, principals and invitees may suffer with respect to person or property as a direct or indirect consequence of Licensee’s license or use of the Storage/R&D or access areas to the Storage/R&D or for any other reason arising from or related to this Storage/R&D Agreement. In addition, Licensee hereby agrees to indemnify, defend, protect, and hold Licensor and the Releasees harmless from and against any loss, cost, damage, liability, expense, claim and cause of action (including attorneys’ fees) resulting as a direct or indirect consequence of (a) Licensee’s license or use of the Storage/R&D or access areas to the Storage/R&D, (b) any act or omission of Licensee or any of Licensee’s agents, employees or invitees, (c) any breach by Licensee of any of its obligations under this Agreement, or (d) for any other reason arising from or related to this Storage/R&D Agreement. Licensee’s indemnification of Licensor as set forth in this Section 5 shall survive the expiration or termination of this Agreement.
6. Use and Maintenance of Storage / R&D. Licensee agrees to use the Storage/R&D solely for storage/R&D purposes. No work of any kind shall be done in the Storage/R&D. In no event shall Licensee store in the Storage/R&D any illegal, dangerous or unhealthful materials or substances, including, without limitation, drugs, explosives, fireworks, chemicals or any other items which may pose a danger to persons or property. License may use the parking lot adjacent to the Storage/R&D for the sole purpose of temporary loading and unloading of the Storage/R&D. Licensee shall not otherwise park any vehicles, perform any work or store any items in the parking lot Licensee agrees to use the Storage/R&D in a manner which shall not interfere with the use and enjoyment of the parking lot adjacent to the Storage/R&D by Licensor or any tenants, occupants or persons claiming through or under Licensor. No smoking, pets or guard animals are allowed in or around the Storage/R&D. Licensee shall arrange and pay for any utilities that are necessary for the permitted use of the Storage/R&D. Licensee agrees that Licensor and its agents may enter and inspect the Storage/R&D and any property stored therein at any time upon giving reasonable advance notice to Licensee (except that no such prior notice shall be required in cases of emergency). Licensee shall deliver to Licensor a key for any locks installed by Licensee for Licensor’s emergency entry purposes. Licensee accepts the Storage/R&D in its “AS IS”, “WITH ALL FAULTS”, “WITHOUT ANY WARRANTIES OR REPRESENTATIONS” condition, and shall maintain and repair the Storage/R&D in good order and condition, at Licensee’s sole cost and expense. Licensee shall not make any repairs or alterations to any portion of the Storage/R&D without first obtaining Licensor’s prior written consent, which may be given or withheld in Licensor’s sole discretion. Licensee shall not suffer or permit to be enforced against the building where the licensed premises are located (the “Building”), or any part thereof, any mechanics, materialmen’s, contractors’ or subcontractors’ liens arising from the activities of Licensee, and Licensee shall pay or cause to be paid all of said liens, claims or demands before any action is brought to enforce the same against the Building or any portion thereof. Licensee shall be solely responsible for securing the Storage/R&D. Licensee agrees that the Licensor and its agents shall not be liable for loss or damage to any property, or loss to the business or occupation of Licensee, theft or any other cause whatsoever. Licensee shall give prompt notice to Licensor in case of fire, theft, or accident in the Storage/R&D.
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7. Hazardous Substances. Licensee shall not use, keep, store, release, discharge or dispose of any hazardous substances, hazardous materials and hazardous wastes listed by the U.S. Environmental Protection Agency or the State of California, including, without limitation, PCB’s, petroleum products, asbestos, and asbestos-containing materials (collectively, “Hazardous Substances”), upon or near the Storage/R&D. Licensee shall not cause or permit any waste material or refuse to be dumped upon or remain upon any part of the parking lot or other areas outside the Storage/R&D, nor shall Licensee cause or allow any materials, supplies, equipment, finished products or semi-finished products or articles of any nature to be stored upon or remain in the parking lot outside the Storage/R&D.
8. Surrender. Upon the expiration or termination of the Term of this Agreement, Licensee shall surrender the Storage/R&D to Licensor in the following condition: (a) Licensee shall remove all of its property and all trash and debris from the Storage/R&D; and (b) Licensee shall otherwise perform and pay for costs of repairing and restoring the Storage/R&D to the condition existing upon delivery of the Storage/R&D to Licensee, ordinary wear and tear excepted.
9. Notices. All notices, demands, statements or communications (collectively, “Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by nationally recognized overnight courier, or delivered personally (i) to Licensee at the appropriate address set forth below, or to such other place as Licensee may from time to time designate in a Notice to Licensor; or (ii) to Licensor at the addresses set forth below, or to such other firm or to such other place as Licensor may from time to time designate in a Notice to Licensee. Any Notice will be deemed given on the date that delivery is made.
LICENSOR: |
Jim Lewis
J.V. Lewis Enterprises, Inc. P.O. Box 612587 San Jose, California 95161 |
LICENSEE: | The Premises |
10. Insurance.
(a) Required Coverage. Prior to and at all times after initially entering upon the Storage/R&D for any purpose, Licensee shall at its sole expense maintain with a reputable company or companies acceptable to Licensor, (i) a policy or policies of commercial general liability insurance with respect to the Storage/R&D and the operations of or on behalf of Licensee on or about the Storage/R&D, including, but not limited to, personal injury, blanket contractual, broad form property damage, coverage for not less than Two Million Dollars ($2,000,000.00) combined single limit bodily injury, death and property damage liability per occurrence, and (ii) policy or policies of property damage insurance upon a “all risk” basis covering all of Licensee’s personal property in the Storage/R&D, for full replacement cost. All policies of property damage insurance required to be carried by Licensee hereunder shall include a clause or endorsement denying the insurer any rights of subrogation against Licensor.
(b) Form and Provisions. Licensee shall provide that the policies of insurance required above shall be primary and shall name Licensor as additional insured, with the provision that any other insurance carried by any such parties shall be noncontributing. Such policies shall contain a provision that the naming of additional insureds shall not negate any right the additional insured would have had as claimant under the policy if not so named. All policies of insurance required under the provisions of this Section 10 shall contain an endorsement or provision that not less then ten (10) days’ prior written notice be given to Licensor prior to cancellation or reduction of coverage or amount of such policy. A certificate issued by the insurance carrier of each policy of insurance required to be maintained by Licensee, stating the limits and other provisions to be required hereunder, shall be delivered to Licensor prior to Licensee entering upon the Storage/R&D or any portion thereof for any purpose, and thereafter not later than thirty (30) days prior to the expiration of the term of each such policy.
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11. Defaults. In the event the Monthly Storage/R&D License Fee is not paid within five (5) days of the date due, or Licensee fails to perform any of the other obligations of Licensee set forth in this Agreement, Licensee shall be in default under this Agreement, and Licensor shall have the right, in addition to all of Licensor’s other remedies at law or in equity, to terminate this Agreement, which termination shall be effective upon delivery of Licensor’s written notice to Licensee thereof. In addition to the foregoing, if Licensee fails to pay to Licensor the Monthly Storage/R&D License Fee within five (5) days of the date due, Licensee shall pay to Licensor a Late Charge (referenced above), which amount shall be payable without offset, prior notice or demand, and such amounts shall bear interest from the date due until paid at a rate equal to ten percent (10%) per annum or the highest rate permitted by applicable law.
12. Remedies. In the event of termination hereof due to a default hereunder, Licensor may re-enter and take exclusive possession of the Storage/R&D and remove all property therefrom, without legal process to the maximum extent permitted by law, or by such legal process as Licensor may deem appropriate. Licensor may also seek any other remedy available at law or in equity for any breach by Licensee of any of its obligations hereunder, including but not limited to a suit for damages, for any action for specific performance and/or injunction. Licensor shall also have the right, but not the obligation, in the event of any default by Licensee under this Agreement, to enter upon the Storage/R&D and cure such default, in which event Licensee shall immediately reimburse Licensor for the cost incurred by Licensor in effecting such cure. All remedies provided herein or by law or equity shall be cumulative and not exclusive. No termination or expiration of this Agreement shall relieve Licensee of its obligations to perform those acts required to be performed either prior to or after its termination.
13. Assignability. This Agreement may not be assigned, whether voluntarily or by operation of law, and Licensee shall not sublease or permit the use of the Storage/R&D, or any part thereof, to or by any other parties (except use by Licensee’s employees in strict compliance with the provisions hereof), and any attempt to do so shall be null and void and constitute a default by Licensee under this Agreement. This Paragraph is intended to be an absolute prohibition on any transfer, in whole or in part, of this Agreement.
14. Exculpation. The obligations of Licensor under this Agreement do not constitute personal obligations of the corporation or individual shareholder of Licensor, and Licensee shall look solely to the Storage/R&D Area and to no other assets of Licensor for satisfaction of any liability with respect to this Agreement and will not seek recourse against the corporate shareholder or officers of Licensor, nor against any of their assets for such satisfaction.
15. Security Deposit. Upon execution and delivery of this Agreement, Licensee shall pay to Licensor the Security Deposit, which may be applied against damages incurred by Licensor as a result of the failure of Licensee to perform its obligations under this Agreement. The Security Deposit shall applied and returned to Licensee at the end of the Agreement as expressly provided in the Basic Lease Terms and this Paragraph upon removal of all items and materials stored by Licensee in the Storage/R&D and the return of the Storage/R&D to Licensor in the condition required hereunder. Licensor may retain the Security Deposit pursuant to the terms of this Agreement without limiting any other right or remedies of Licensor hereunder or at law.
16. Subordination. This Agreement is and shall be subject and subordinate to all ground or underlying leases of the entire Building or project where the building is located, and to all mortgages, deeds of trust and similar security documents which may now or hereafter be secured upon the Building, and to all renewals, modifications, consolidations, replacements and extensions thereof. This clause shall be self operative and no further instrument of subordination shall be required by any lessor or mortgagee, but in confirmation of such subordination, Licensee shall execute, within fifteen (15) days after request therefor, any certificate that Licensor or any mortgagee may reasonably require acknowledging such subordination.
17. License and Not a Lease. This Agreement is not to be construed as in any way granting to Licensee any leasehold or other real property interest in the Premises, it being intended that this Agreement merely grants to Licensee this Agreement to enter upon and use the Premises during the Term in accordance with the terms and conditions hereof and shall not be deemed to grant to Licensee a leasehold or other real property interest in the Premises.
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18. Miscellaneous. This Agreement constitutes the entire understanding between the parties hereto with respect to the license and use of the Storage/R&D and supersedes any and all prior arrangements or understanding between the parties with respect thereto. No supplement, modification or amendment of this Agreement shall be binding unless in writing and executed by the parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions, whether or not similar, nor shall any waiver be a continuing waiver. No waiver shall be binding unless executed in writing by the party making the waiver. The headings of this instrument are for purposes of reference only and shall not limit or define the meaning of the provisions hereof. Neither this instrument nor a short form memorandum or assignment hereof shall be filed or recorded in any public office without Licensor’s prior written consent.
19. Counterparts; Execution; Authority. This Agreement may be executed in counterparts, each of which shall constitute an original, and all of which, together, shall constitute one document. Submission of this instrument for examination or signature by Licensee does not constitute a reservation of or option to license, and is not effective until execution by and delivery by both Licensor and Licensee. Licensee, and the individuals executing this Agreement on behalf of Licensee, represent and warrant that such individuals have the full power and authority to bind Licensee. This Agreement sets forth the entire understanding between the parties and may not be altered or amended except by another writing executed by both parties.
20. Applicable Laws. This Agreement shall be governed by and construed pursuant to the laws of the State of California.
21. Attorneys’ Fees. If Licensor or its officers, directors, employees or agents shall be made a party to any litigation arising out of any act or omission of Licensee, Licensee shall pay all costs and expenses, including reasonable attorneys’ fees, incurred by said parties on account of said litigation. Licensee shall also reimburse Licensor for all costs and expenses incurred by said parties, including reasonable attorneys’ fees, in enforcing the provisions of this Agreement.
22. Parking Lot Use.
Tenant agrees that it will keep and observe all rules and regulations which Landlord may make from time to time as it may deem reasonably necessary for the management, safety, care and cleanliness of the Building and grounds, the parking of vehicles and the preservation of good order therein, as well as for the convenience of other tenants of the property. Tenant will be entitled to 6 unreserved parking spaces for leased premises for the purpose of parking standard passenger cars and pickup trucks (no vehicles that could be considered oversized will be permitted), which may be assigned by Landlord or left on an open basis. Tenant agrees to refrain from using the parking lot or any outside portions of the Premises for work or storage (temporary or permanent) in the course of its business. Tenant agrees not to use the parking lot for the repairing or testing of vehicles. Cars, trucks and other vehicles will not be allowed to remain in the parking lot unattended past 8:00 PM and may be towed at Tenant’s expense. Tenant agrees not to store property, leave debris, keep or work on any vehicles in the parking lot. A vehicle will be deemed “unattended” if the owner of such vehicle is not located in the Premises and responds to knocks on door. Tenant further agrees that they should not use the parking lot as a meeting place or for cell phone conversations as it disturbs other tenants.
5
IN WITNESS WHEREOF, the parties hereto have executed this instrument as of the date first above written.
“Licensor”: | J.V. Lewis Enterprises, Inc. | ||
/s/ James Lewis | |||
James Lewis, President | |||
“Licensee”: | Archer Aviation, Inc. | ||
/s/ Adam Goldstein | |||
Name: | Adam Goldstein | ||
Title: | Co-CEO |
6
Exhibit 10.17
Dear Andy,
On behalf of Archer Aviation, Inc. (“the Company”), we are delighted to offer you a full time position within our organization. This letter will outline the terms of this offer:
Title | Chief Legal Officer |
Start Date | Monday, July 5, 2021 |
COVID Office Policy | Currently because of the COVID situation the Archer Bay Area offices are closed for anyone who does not need to be in the physical office. Pending the status of COVID vaccinations, the Archer management team does expect to re-open the office in 2021. Once the office is re-opened, there is an expectation for local employees to be back in the office following 30 days from reopening. Employees relocating to the San Francisco Bay Area are expected to be onsite within 90 days of reopening. |
Salary | $500,000 annually, payable in semi-monthly installments (less customary payroll deductions), subject to periodic review and adjustment in the Company’s discretion. The Company will make future adjustments in compensation plan structure, if any, in its sole and absolute discretion. |
Annual Performance
Bonus |
You will also be eligible for an annual performance based bonus of $350,000 payable on the regularly scheduled payroll date following year end. If the start date is during the calendar year the bonus will be prorated. As always, your employment is at-will, and may be ended by the employee or the Company at any time. Should either party terminate employment, or give notice of same, before the Payroll Date, this annual performance bonus shall be nullified. |
Equity |
Archer Aviation Inc. (“Archer”) has agreed to effect a business combination with Atlas Crest Investment Corp., pursuant to which Archer will merge with and into a subsidiary of Atlas (the “Merger”). After the Merger, it is expected that the newly combined company (“Atlas”) will be listed on the NYSE under the new ticker symbol “ACHR.”
Subject to the closing of the Merger, Archer will use its commercially reasonable efforts to cause Atlas to grant you a restricted stock unit award to acquire 1,000,000 shares of Class A Common Stock of Atlas (the “Atlas Class A Common”); provided, however, that the Award shall in all events be subject to, and conditioned upon, the following: (i) the approval of the Board of Directors of Atlas (the “Atlas Board”); (ii) the effectiveness of a registration statement covering the Award; (iii) the closing of the Merger; and (iv) your continued employment with Archer through the date of grant of the Award. |
Archer Aviation Inc.
If the Award is granted, the vesting of the Award will be time-based as follows: The Award will vest at the rate of 25% of the total number of shares subject to the Award on the Quarterly Vest Date (expected to be set at February 15th, May 15th, August 15th and November 15th of each year (each, a “Quarterly Vest Date”)) that occurs after the one-year anniversary of your employment start date with Archer, and an additional 1/16th of the total number of shares on each Quarterly Vest Date thereafter. The Award will be subject to the terms and conditions set forth in Atlas’s equity plan and its standard form of restricted stock unit agreement.
Please be aware that Archer makes no representation or guarantee about (a) whether or not the Merger will close (it may not); or (b) the future value of the Award or the Atlas Class A Common shares underlying the Award. If the Merger closes and the Award is granted, the value of the Atlas Class A Common shares subject to the Award may increase in value, decrease in value, or stay the same as on the date the Award is granted.
If the Merger does not occur during a period of time determined by the Board of Directors of Archer (the “Archer Board”) in its sole discretion, then Archer will instead grant you another form of equity compensation that the Archer Board determines, in its sole discretion, to be appropriate and comparable at such time.
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Archer Aviation Inc.
Benefits |
Healthcare As a full-time employee, you are eligible to participate in the Company’s group health insurance and other employee benefit plans and programs that are generally made available to our employees, subject to eligibility requirements, enrollment criteria, and the other terms and conditions of such plans and programs. The Company reserves the right to amend, modify, or rescind any employee benefit plan or program and/or change employee contribution amounts to benefit costs without notice at its discretion. Healthcare will enroll at the start of every month (i.e. if you start on June 15th, you won’t be enrolled into healthcare until July 1st). |
401k As a full-time employee, you are eligible to participate in the Company’s 401k benefit plan. The Company will match 50% of every dollar up to the maximum amount of employee contribution.
Learning & Development Policy Archer believes that effective learning and development (“L&D”) benefits the individual employee, as well as the company as a whole, to achieve our mission. Archer encourages our employees to enhance knowledge and skills in their respective fields, and recognizes that this may mean taking classes or attending seminars, conferences, and workshops. Archer offers a learning and development benefit of up to $2,000 per year for each employee.
Google Drive: Healthcare & 401k information can be found here.
Vacation Policy As a full-time exempt employee, you are eligible for unlimited paid time off (PTO). Requests must be approved by your manager.
Parental Leave Once you have at least six (6) months of continuous service, you will be eligible for up to twelve (12) weeks of paid parental leave. The leave must be taken within the first twelve (12) months after the birth, adoption, or placement of the child(ren). You will continue to receive 100% of your base salary from Archer while out on Paid Parental Leave minus any applicable federal, state, and local taxes.
Severance You will be eligible to enter into a Change in Control and Severance Agreement (the “Severance Agreement”) applicable to you based on your position within the Company. Any Severance Agreement will become effective as of your Start Date (the “Effective Date”). The Severance Agreement will specify the severance payments and benefits you may become entitled to receive in connection with a qualifying termination in connection with a change in control of the Company (which the Company anticipates will include salary continuation, payment of target bonus, and 100% acceleration of unvested equity), as well as certain qualifying terminations of your employment with the Company outside of a change in control (which the Company anticipates will include salary continuation, payment of a proportional bonus for the salary continuation period, and acceleration of unvested equity through the salary continuation period).
For the avoidance of doubt, neither the Award nor any Follow-On Award shall be subject to any vesting acceleration pursuant to the Severance Agreement unless and until such awards are actually granted. Further, the consummation of the Merger shall not be deemed to constitute a Change in Control (as defined in the Severance Agreement).
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Archer Aviation Inc.
At-Will
Employment and
Termination |
Employment at the Company is “at will.” This means that you may resign from the Company at any time for any or no reason and the Company has the right to terminate this employment relationship with or without cause at any time. We request, however, that in the event of resignation, you give the Company at least two weeks’ notice. Neither this letter nor any other communication, either written or oral, should be construed as a contract of employment for a given length of time or term.
You further acknowledge that the Company may modify job titles, salaries, and benefits from time to time as it deems necessary.
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Proprietary
Information
and Arbitration Agreement |
Like all Company employees, you will be required to sign, as a condition of your employment with the Company, the Company’s standard employee Proprietary Information and Arbitration Agreement (the “Proprietary Agreement”). We encourage you to read this document carefully, and to seek independent legal counsel if you have any questions about the meaning or scope of these requirements. Please note that we must receive your signed Confidentiality Agreement before your first day of employment. |
Pre-Hire Checklist
Agreement |
You will be required to sign, as a condition of your employment with the Company, the Company’s standard pre-hire checklist (the “Pre-hire Checklist Agreement”). We would like this signed at the time of your offer letter. |
Confidentiality |
The Company is offering you employment based on your personal skills and experience, and not due to your knowledge of any confidential, proprietary, or trade secret information of any prior employer. Should you accept this offer, we do not want you to make use of or disclose any such information or to retain or disclose any materials from a prior or current employer. In this regard, you should be extremely careful not to bring to the Company, even if inadvertently, any documents or other materials in tangible form belonging to or acquired from any prior employer. This includes electronic or hardcopy documents, such as (but not limited to) customer lists, sales reports, strategy documents, sales/marketing promotional materials, contracts, slide presentations, email correspondence, and training materials.
The nature of the work performed at the Company is strictly confidential. Ethical standards, legal requirements, and sound business practice all require that the Company’s employees never violate corporate issues of confidentiality. All business matters are property of the Company and its employees are expected to preserve and protect all confidential information of the Company. By executing this letter agreement below, you agree that during the course of your employment, and thereafter, you shall not use or disclose, in whole or in part, any of the Company’s (or its clients’) trade secrets or confidential and proprietary information to any person, firm, corporation, or other entity, for any reason or purpose whatsoever other than in the course of your employment with the Company, or with the prior written permission of the Company’s founders. By executing this letter agreement below, you also represent and warrant to the Company that you have no agreement with, or duty to, any previous employer or other person or entity that would prohibit, prevent, inhibit, limit, or conflict with the performance of your duties to the Company.
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Archer Aviation Inc.
Miscellaneous |
You agree that, during the term of your employment with the Company, you will not engage in any other employment, occupation, consulting, or other business activity directly related to the business in which the Company is now involved or becomes involved during the term of your employment, nor will you engage in any other activities that conflict with your obligations to the Company.
As a Company employee, you will be expected to abide by the Company’s rules and standards, which may include signing an acknowledgment that you have read and that you understand the Company’s rules of conduct.
The Company reserves the right to conduct background investigations and/or reference checks on all of its potential employees. Your job offer, therefore, is contingent upon a clearance of such a background investigation and/or reference check, if any.
For purposes of federal immigration law, you will be required to provide to the Company documentary evidence of your identity and eligibility for employment in the United States. Such documentation must be provided to us within three (3) business days of your date of hire, or our employment relationship with you may be terminated.
The validity, interpretation, construction, and performance of this letter agreement, and all acts and transactions pursuant hereto and the rights and obligations of the parties hereto shall be governed, construed and interpreted in accordance with the laws of state of California, without giving effect to principles of conflicts of law.
This letter agreement and the attached Confidentiality Agreement sets forth the entire agreement and understanding of the parties relating to the subject matter herein and supersedes all prior or contemporaneous discussions, understandings, and agreements, whether oral or written, between them relating to the subject matter hereof, including but not limited to, any representations made during your recruitment, interviews, or pre-employment negotiations, whether written or oral.
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This letter, including, but not limited to, its at-will employment provision, may not be modified or amended except by a written agreement signed by the Co-Founder or President of the Company and you. |
Archer Aviation Inc.
We look forward to the possibility of you joining the Archer Aviation, Inc. team. If the above terms and conditions are acceptable to you, please sign below to signify your understanding and acceptance of these terms and to acknowledge that no one at the Company has made any other representation to you. You should retain a copy for your records, and return the executed original to me. Please feel free to reach out should you have any questions in the interim.
Sincerely,
Brett Adcock & Adam Goldstein
[Signature Page Follows]
Archer Aviation Inc.
Brett Adcock:
/s/ Brett Adcock |
Signature
President |
Title
05 / 05 / 2021 |
Date (MM/DD/YYYY)
Andy Missan
/s/ Andy Missan |
Signature
05 / 05 / 2021 |
Date (MM/DD/YYYY)
Archer Aviation Inc.
Exhibit 10.18
Dear Ben Lu,
On behalf of Archer Aviation, Inc. (“the Company”), we are delighted to offer you a full time position within our organization. This letter will outline the terms of this offer:
Title | Chief Financial Officer |
Start Date | July 12, 2021 |
COVID Office Policy | Per state and local regulations, Archer’s Bay Area offices are now back open. Local employees have transitioned back into the office, and employees relocating to the San Francisco Bay Area are expected to be onsite within 90 days of reopening. |
Salary | $500,000 annually, payable in semi-monthly installments (less customary payroll deductions), subject to periodic review and adjustment in the Company’s discretion. The Company will make future adjustments in compensation plan structure, if any, in its sole and absolute discretion. |
Annual Performance Bonus | You will also be eligible for an annual performance based bonus up to $250,000 (the “Performance Bonus” at (50% of salary) payable on the regularly scheduled payroll date following year end. Note this bonus will be prorated based on your start date. As always, your employment is at-will, and may be ended by the employee or the Company at any time. Should either party terminate employment, or give notice of same, before the Payroll Date, this annual performance bonus shall be nullified. |
Equity |
Archer Aviation, Inc. (“Archer”) has agreed to effect a business combination with Atlas Crest Investment Corp., pursuant to which Archer will merge with and into a subsidiary of Atlas (the “Merger”). After the Merger, it is expected that the newly combined company (“Atlas”) will be listed on the NYSE under the new ticker symbol “ACHR.” |
Archer Aviation Inc.
Subject to the closing of the Merger, Archer will use its commercially reasonable efforts to cause Atlas to grant you a restricted stock unit award to acquire shares of Class A Common Stock of Atlas (the “Atlas Class A Common”) having a target grant date value of $6,000,000 (but not more than 600,000 Atlas Class A Common Shares (the “Award”)); provided, however, that the Award shall in all events be subject to, and conditioned upon, the following: (i) the approval of the Board of Directors of Atlas (the “Atlas Board”); (ii) the effectiveness of a registration statement covering the Award; (iii) the closing of the Merger; and (iv) your continued employment with Archer through the date of grant of the Award. The number of shares subject to the Award (and the method used to calculate the value of the Atlas Class A Common in connection therewith) shall be determined after the closing of the Merger in the sole discretion of the Atlas Board or a committee thereof (provided, that the number of Atlas Class A Common shares subject to the Award shall not exceed the maximum number of shares set forth above).
If the Award is granted, the vesting of the Award will be time-based as follows: The Award will vest at the rate of 33% of the total number of shares subject to the Award on the Quarterly Vest Date (expected to be set at February 15th, May 15th, August 15th and November 15th of each year (each, a “Quarterly Vest Date”)) that occurs after the one-year anniversary of your employment start date with Archer, and an additional 1/12th of the total number of shares on each Quarterly Vest Date thereafter. The Award will be subject to the terms and conditions set forth in Atlas’s equity plan and its standard form of restricted stock unit agreement.
Please be aware that Archer makes no representation or guarantee about (a) whether or not the Merger will close (it may not); or (b) the future value of the Awards or the Atlas Class A Common shares underlying the Awards. If the Merger closes and any Award is granted, the value of the Atlas Class A Common shares subject to such Award may increase in value, decrease in value, or stay the same as on the date the applicable Award is granted.
If the Merger does not occur during a period of time determined by the Board of Directors of Archer (the “Archer Board”) in its sole discretion, then Archer will instead grant you another form of equity compensation that the Archer Board determines, in its sole discretion, to be appropriate and comparable at such time. |
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Benefits |
Healthcare As a full-time employee, you are eligible to participate in the Company’s group health insurance and other employee benefit plans and programs that are generally made available to our employees, subject to eligibility requirements, enrollment criteria, and the other terms and conditions of such plans and programs. The Company reserves the right to amend, modify, or rescind any employee benefit plan or program and/or change employee contribution amounts to benefit costs without notice at its discretion. Healthcare will enroll at the start of every month (i.e. if you start on June 15th, you won’t be enrolled into healthcare until July 1st). |
Archer Aviation Inc.
401k As a full-time employee, you are eligible to participate in the Company’s 401k benefit plan. The Company will match 50% of every dollar up to the maximum amount of employee contribution.
Learning & Development Policy Archer believes that effective learning and development (“L&D”) benefits the individual employee, as well as the company as a whole, to achieve our mission. Archer encourages our employees to enhance knowledge and skills in their respective fields, and recognizes that this may mean taking classes or attending seminars, conferences, and workshops. Archer offers a learning and development benefit of up to $2,000 per year for each employee.
Google Drive: Healthcare & 401k information can be found here.
Vacation Policy As a full-time exempt employee, you are eligible for unlimited paid time off (PTO). Requests must be approved by your manager.
Parental Leave Once you have at least six (6) months of continuous service, you will be eligible for up to twelve (12) weeks of paid parental leave. The leave must be taken within the first twelve (12) months after the birth, adoption, or placement of the child(ren). You will continue to receive 100% of your base salary from Archer while out on Paid Parental Leave minus any applicable federal, state, and local taxes.
Severance You will be eligible to enter into a Change in Control and Severance Agreement (the “Severance Agreement”) applicable to you based on your position within the Company. Any Severance Agreement will become effective as of your Start Date (the “Effective Date”). The Severance Agreement will specify the severance payments and benefits you may become entitled to receive in connection with a qualifying termination in connection with a change in control of the Company (which the Company anticipates will include salary continuation, payment of target bonus, and 100% acceleration of unvested equity), as well as certain qualifying terminations of your employment with the Company outside of a change in control (which the Company anticipates will include salary continuation, payment of a proportional bonus for the salary continuation period, and acceleration of unvested equity through the salary continuation period). For the avoidance of doubt, neither the Award nor any Follow-On Award shall be subject to any vesting acceleration pursuant to the Severance Agreement unless and until such awards are actually granted. Further, the consummation of the Merger shall not be deemed to constitute a Change in Control (as defined in the Severance Agreement). |
Archer Aviation Inc.
At-Will Employment and Termination |
Employment at the Company is “at will.” This means that you may resign from the Company at any time for any or no reason and the Company has the right to terminate this employment relationship with or without cause at any time. We request, however, that in the event of resignation, you give the Company at least two weeks’ notice. Neither this letter nor any other communication, either written or oral, should be construed as a contract of employment for a given length of time or term.
You further acknowledge that the Company may modify job titles, salaries, equity award entitlements, and benefits from time to time as it deems necessary. |
Proprietary Information and Arbitration Agreement | Like all Company employees, you will be required to sign, as a condition of your employment with the Company, the Company’s standard employee Proprietary Information and Arbitration Agreement (the “Proprietary Agreement”). We encourage you to read this document carefully, and to seek independent legal counsel if you have any questions about the meaning or scope of these requirements. Please note that we must receive your signed Confidentiality Agreement before your first day of employment. |
Pre-Hire Checklist Agreement | You will be required to sign, as a condition of your employment with the Company, the Company’s standard pre-hire checklist (the “Pre-hire Checklist Agreement”). We would like this signed at the time of your offer letter. |
Confidentiality | The Company is offering you employment based on your personal skills and experience, and not due to your knowledge of any confidential, proprietary, or trade secret information of any prior employer. Should you accept this offer, we do not want you to make use of or disclose any such information or to retain or disclose any materials from a prior or current employer. In this regard, you should be extremely careful not to bring to the Company, even if inadvertently, any documents or other materials in tangible form belonging to or acquired from any prior employer. This includes electronic or hardcopy documents, such as (but not limited to) customer lists, sales reports, strategy documents, sales/marketing promotional materials, contracts, slide presentations, email correspondence, and training materials. |
Archer Aviation Inc.
The nature of the work performed at the Company is strictly confidential
Ethical standards, legal requirements, and sound business practice all require that the Company’s employees never violate corporate issues of confidentiality. All business matters are property of the Company and its employees are expected to preserve and protect all confidential information of the Company. By executing this letter agreement below, you agree that during the course of your employment, and thereafter, you shall not use or disclose, in whole or in part, any of the Company’s (or its clients’) trade secrets or confidential and proprietary information to any person, firm, corporation, or other entity, for any reason or purpose whatsoever other than in the course of your employment with the Company, or with the prior written permission of the Company’s founders. By executing this letter agreement below, you also represent and warrant to the Company that you have no agreement with, or duty to, any previous employer or other person or entity that would prohibit, prevent, inhibit, limit, or conflict with the performance of your duties to the Company. |
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Miscellaneous |
You agree that, during the term of your employment with the Company, you will not engage in any other employment, occupation, consulting, or other business activity directly related to the business in which the Company is now involved or becomes involved during the term of your employment, nor will you engage in any other activities that conflict with your obligations to the Company.
As a Company employee, you will be expected to abide by the Company’s rules and standards, which may include signing an acknowledgment that you have read and that you understand the Company’s rules of conduct.
The Company reserves the right to conduct background investigations and/or reference checks on all of its potential employees. Your job offer, therefore, is contingent upon a clearance of such a background investigation and/or reference check, if any.
For purposes of federal immigration law, you will be required to provide to the Company documentary evidence of your identity and eligibility for employment in the United States. Such documentation must be provided to us within three (3) business days of your date of hire, or our employment relationship with you may be terminated.
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Archer Aviation Inc.
The validity, interpretation, construction, and performance of this letter agreement, and all acts and transactions pursuant hereto and the rights and obligations of the parties hereto shall be governed, construed and interpreted in accordance with the laws of state of California, without giving effect to principles of conflicts of law.
This letter agreement and the attached Confidentiality Agreement sets forth the entire agreement and understanding of the parties relating to the subject matter herein and supersedes all prior or contemporaneous discussions, understandings, and agreements, whether oral or written, between them relating to the subject matter hereof, including but not limited to, any representations made during your recruitment, interviews, or pre-employment negotiations, whether written or oral.
This letter, including, but not limited to, its at-will employment provision, may not be modified or amended except by a written agreement signed by the Co-Founder or President of the Company and you. |
We look forward to the possibility of you joining the Archer Aviation, Inc. team. If the above terms and conditions are acceptable to you, please sign below to signify your understanding and acceptance of these terms and to acknowledge that no one at the Company has made any other representation to you. We kindly ask that you respond to this offer by June 25, 2021. You should retain a copy for your records, and return the executed original to me. Please feel free to reach out should you have any questions in the interim.
Sincerely,
Brett Adcock & Adam Goldstein
[Signature Page Follows]
Archer Aviation Inc.
Adam Goldstein: | |
/s/ Adam Goldstein | |
Signature | |
CoCEO | |
Title | |
06 / 24 / 2021 | |
Date (MM/DD/YYYY) | |
Ben Lu: | |
/s/ Ben Lu | |
Signature | |
06 / 24 / 2021 | |
Date (MM/DD/YYYY) |
Archer Aviation Inc.
Exhibit 10.19
Dear Tom,
On behalf of Archer Aviation, Inc. (“the Company”), we are delighted to offer you a full-term position within our organization. This letter will outline the terms of this offer with respect to compensation:
Title | Vice President of Engineering |
Start Date | Monday, December 2nd, 2019 |
Salary | $500,000 annually, payable in semi-monthly installments (less customary payroll deductions), subject to periodic review and adjustment in the Company’s discretion. The Company will make future adjustments in compensation plan structure, if any, in its sole and absolute discretion. As always, your employment is at-will, and may be ended by the employee or the Company at any time. |
Signing Bonus | You will also be eligible for a one-time discretionary bonus of $30,000 (the “Signing Bonus”) upon the successful completion (to be determined in the Company's sole discretion) of your initial period of employment with the Company, payable on the first regularly scheduled payroll date paid within 15 days of the start date. |
Initial Bonus | You will also be eligible for a one-time discretionary bonus of $200,000 (the “Initial Bonus”) upon the successful completion (to be determined in the Company's sole discretion) of your initial period of employment with the Company, payable on the regularly scheduled payroll date following 120 days of your start date. As always, your employment is at-will, and may be ended by the employee or the Company at any time. Should either party terminate employment, or give notice of same, before the 120-day Payroll Date, this one-time bonus shall be nullified. |
Benefits | As a full-time employee, you are eligible to participate in the Company’s group health insurance and other employee benefit plans and programs that are generally made available to our employees, subject to eligibility requirements, enrollment criteria, and the other terms and conditions of such plans and programs. The Company reserves the right to amend, modify, or rescind any employee benefit plan or program and/or change employee contribution amounts to benefit costs without notice at its discretion. Benefits information can be found online here. |
Archer Aviation, Inc.
1
Equity | Subject to the approval of the Company’s Board of Directors, you will be granted an option to purchase up to 758,002 shares (representing 1.0% of the Company’s fully diluted capitalization as of the date of this letter) of Company common stock (the “Option”) under the Company’s stock option plan at an exercise price equal to the fair market value of that stock on your option grant date. The option will vest over a period of five years as follows: twenty percent (20%) of the total number of shares shall fully vest on the twelve (12) month anniversary of your start date and one sixtieth (1/60) of the total number of shares will vest on each monthly anniversary of the start date thereafter until all shares have vested, provided that you continue to be employed by the Company on each such vesting date. The Option will be subject to the terms and conditions of the Company’s stock option plan and standard form of stock option agreement, which you will be required to sign as a condition of receiving the Option. |
Termination | Employment at the Company is “at will.” This means that you may resign from the Company at any time for any or no reason and the Company has the right to terminate this employment relationship with or without cause at any time. Neither this letter nor any other communication, either written or oral, should be construed as a contract of employment for a given length of time or term. |
Confidential Information and Invention Assignment Agreement | Like all Company employees, you will be required, as a condition of your employment with the Company, to sign the Company’s enclosed standard Confidential Information and Invention Assignment Agreement (the “Confidentiality Agreement”). |
Miscellaneous | The validity, interpretation, construction and performance of this letter agreement, and all acts and transactions pursuant hereto and the rights and obligations of the parties hereto shall be governed, construed and interpreted in accordance with the laws of state of New York, without giving effect to principles of conflicts of law. |
This letter agreement sets forth the entire agreement and understanding of the parties relating to the subject matter herein and supersedes all prior or contemporaneous discussions, understandings and agreements, whether oral or written, between them relating to the subject matter hereof. | |
If one or more provisions of this letter agreement are held to be unenforceable under applicable law, the parties agree to renegotiate such provision in good faith. In the event that the parties cannot reach a mutually agreeable and enforceable replacement for such provision, then: (i) such provision shall be excluded from this letter agreement; (ii) the balance of the letter shall be interpreted as if such provision were so excluded; and (iii) the balance of the letter shall be enforceable in accordance with its terms. |
Archer Aviation, Inc.
2
Confidentiality | The nature of the work performed at the Company is strictly confidential. Ethical standards, legal requirements, and sound business practice all require that the Company’s employees never violate corporate issues of confidentiality. All business matters are property of the Company and its employees are expected to preserve and protect all confidential information in the Company. By executing this letter agreement below, you agree that during the course of your employment, and thereafter, you shall not use or disclose, in whole or in part, any of the Company’s (or its clients’) trade secrets, confidential and proprietary information, to any person, firm, corporation, or other entity, for any reason or purpose whatsoever other than in the course of your employment with the Company, or with the prior written permission of the Company’s Founder. By executing this letter agreement below, you also represent and warrant to the Company that you have no agreement with, or duty to, any previous employer or other person or entity that would prohibit, prevent, inhibit, limit, or conflict with the performance of your duties to the Company. |
We look forward to the possibility of your joining the Archer Aviation, Inc. team. If the above terms and conditions are acceptable to you, please sign below to signify your understanding and acceptance of these terms and to acknowledge that no one at the Company has made any other representation to you. You should retain a copy for your records, and return the executed original to me. Please feel free to reach out should you have any questions in the interim. |
Sincerely,
Brett Adcock & Adam Goldstein
Archer Aviation, Inc.
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Brett Adcock: | |
/s/ Brett Adcock | |
Signature | |
President | |
Title | |
11/19/2019 | |
Date (MM/DD/YYYY) |
Tom Muniz: | |
/s/ Tom Muniz | |
Signature | |
11/19/2019 | |
Date (MM/DD/YYYY) |
Archer Aviation, Inc.
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Exhibit 23.1
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We hereby consent to the use in this Amendment No. 5 to the Registration Statement on Form S-4 of Atlas Crest Investment Corp. of our report dated March 8, 2021 relating to the financial statements of Archer Aviation Inc., which appears in this Registration Statement. We also consent to the reference to us under the heading “Experts” in such Registration Statement.
/s/ PricewaterhouseCoopers LLP
Irvine, California
August 10, 2021
Exhibit 23.2
INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM’S CONSENT
We consent to the inclusion in this Registration Statement of Atlas Crest Investment Corp. on Amendment No. 5 to Form S-4 (File No. 333-254007) of our report dated March 8, 2021, except for the effects of the restatements discussed for warrants in Note 2, for which the date is May 24, 2021, with respect to our audit of the financial statements of Atlas Crest Investment Corp. as of December 31, 2020 and for the period from August 26, 2020 (inception) through December 31, 2020, which report appears in the proxy statement/prospectus, which is part of this Registration Statement. We also consent to the reference to our Firm under the heading “Experts” in such proxy statement/prospectus.
/s/ Marcum LLP
Marcum LLP
New York, New York
August 10, 2021
Exhibit 23.3
CONSENT OF DUFF & PHELPS
Duff & Phelps, A Kroll Business operating as Kroll, LLC (f/k/a Duff & Phelps, LLC, “Duff & Phelps”) hereby consents to (i) the filing of our fairness opinion dated July 28, 2021 (the “Opinion”) to the Board of Directors of Atlas Crest Investment Corp. (“Atlas Crest”) as Exhibit 23.3 to this Registration Statement on Form S-4, (ii) the references therein to Duff & Phelps and (iii) the inclusion therein of (a) the summaries of and excerpts from the Opinion, (b) the description of certain financial analyses underlying the Opinion and (c) certain terms of our engagement by Atlas Crest. In giving such consent, we do not thereby admit that we are in the category of persons whose consent is required under Section 7 of the Securities Act of 1933.
Duff & Phelps, A Kroll Business
Kroll, LLC
By: | /s/ Mark J. Kwilosz | |
Title: | Managing Director | |
Chicago, IL |
August 10, 2021
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Exhibit 99.1 YOUR VOTE IS IMPORTANT. PLEASE VOTE TODAY. Vote by Internet - QUICK EASY IMMEDIATE - 24 Hours a Day, 7 Days a Week or by Mail ATLAS CREST INVESTMENT CORP. Your Internet vote authorizes the named proxies to vote your shares in the same manner as if you marked, signed and returned your proxy card. Votes submitted electronically over the Internet must be received by the time the polls for voting closes during the Special Meeting, on September 14, 2021. INTERNET – www.cstproxyvote.com Use the Internet to vote your proxy. Have your proxy card available when you access the above website. Follow the prompts to vote your shares. Vote at the Meeting – If you plan to attend the virtual online annual meeting, you will need your 12 digit control number to vote electronically at the annual meeting. To attend the annual meeting, visit: https://www.cstproxy.com/atlascrestcorp/sm2021. PLEASE DO NOT RETURN THE PROXY CARD IF YOU ARE VOTING ELECTRONICALLY. MAIL – Mark, sign and date your proxy card and return it in the postage-paid envelope provided. FOLD HERE • DO NOT SEPARATE • INSERT IN ENVELOPE PROVIDED PROXY CARD FOR THE SPECIAL MEETING OF STOCKHOLDERS OF ATLAS CREST INVESTMENT CORP. THIS PROXY IS SOLICITED ON BEHALF OF THE BOARD OF DIRECTORS The undersigned hereby appoints Kenneth Moelis and Michael Spellacy (each, a “Proxy”) as proxies, each with full power to act without the other and the power to appoint a substitute to vote the shares that the undersigned is entitled to vote at the special meeting of stockholders of Atlas Crest Investment Corp. (“Atlas”) to be held on September 14, 2021 at 10:00 a.m., Eastern Time via live webcast at https://www.cstproxy.com/atlascrestcorp/sm2021, and at any adjournments and/or postponements thereof. Such shares shall be voted as indicated with respect to the proposals listed on the reverse side hereof and in each Proxy’s discretion on such other matters as may properly come before the special meeting or any adjournment or postponement thereof. |
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The undersigned acknowledges receipt of the accompanying proxy statement and revokes all prior proxies for said meeting. THE SHARES REPRESENTED BY THIS PROXY WHEN PROPERLY EXECUTED WILL BE VOTED IN THE MANNER DIRECTED HEREIN BY THE UNDERSIGNED STOCKHOLDER. IF NO SPECIFIC DIRECTION IS GIVEN AS TO THE PROPOSALS ON THE REVERSE SIDE, THIS PROXY WILL BE VOTED “FOR” PROPOSALS 1, 2, 3(A)-(D), 4, 5, 6 AND 7. PLEASE MARK, SIGN, DATE AND RETURN THE PROXY CARD PROMPTLY. (Continued and to be marked, dated and signed on reverse side) Important Notice Regarding the Availability of Proxy Materials for the Special Meeting of Stockholders to be held on September 14, 2021 at 10:00 a.m., Eastern Time To view the Proxy Statement, please go to: https://www.cstproxy.com/atlascrestcorp/sm2021. PROXY CARD THE BOARD OF DIRECTORS RECOMMENDS A VOTE “FOR” PROPOSALS 1, 2, 3(A)-(D), 4, 5, 6 AND 7. (1) Proposal No. 1 — The Business Combination Proposal – To consider and vote upon a proposal to adopt and approve the Business Combination Agreement, dated as of February 10, 2021 (as amended and restated on July 29, 2021 and as it may be further amended and/or restated from time to time, the “Business Combination Agreement”), by and among Atlas, Archer Aviation Inc., a Delaware corporation (“Archer”) and Artemis Acquisition Sub Inc., a Delaware corporation (“Merger Sub”), and the transactions contemplated thereby, pursuant to which Merger Sub will merge with and into Archer, with Archer surviving the merger as a wholly owned subsidiary of Atlas (the “Merger” and, together with the other transactions described in the Business Combination Agreement, the “Business Combination”). Immediately prior to the consummation of the Merger, Atlas will change its corporate name to “Archer Aviation Inc.” (“New Archer”). A copy of the Business Combination Agreement is attached to the accompanying proxy statement as Annex A-1 and Annex A-2 (Proposal No. 1, referred to as the “Business Combination Proposal”); (2) Proposal No. 2 — The Charter Proposal – To consider and vote upon a proposal to approve the proposed amended and restated certificate of incorporation of New Archer in the form attached to the accompanying proxy statement as Annex B (“New Archer Charter”) (Proposal No. 2, referred to as the “Charter Proposal”) . (3) The Governance Proposals — To consider and vote upon, on a non-binding advisory basis, certain governance provisions in the proposed New Archer Charter, presented separately in accordance with the United States Securities and Exchange Commission (“SEC”) requirements (Proposals No. 3-A through 3-D, referred to as the “Governance Proposals”): i. Proposal No. 3.A — Governance Proposal A — To increase the total number of shares of all classes of authorized capital stock from (i) 221,000,000, consisting of (a) 220,000,000 shares of common stock, including (1) 200,000,000 shares of Class A common stock, par value $0.0001 per share and (2) 20,000,000 shares of Class B common stock, par value $0.0001 per share, and (b) 1,000,000 shares of preferred stock, par value $0.0001 per share, to (ii) 1,310,000,000, consisting of (A) 1,300,000,000 shares of common stock, including (1) 1,000,000,000 shares of Class A common stock, par value $0.0001 per share and (2) 300,000,000 shares of Class B common stock, par value $0.0001 per share, and (B) 10,000,000 shares of preferred stock, par value $0.0001 per share. ii. Proposal No. 3.B — Governance Proposal B — To provide that holders of New Archer Class A Shares (as defined below) will be entitled to one vote per share on all matters to be voted upon by the stockholders, and holders of New Archer Class B Shares (as defined below) will be entitled to ten votes per share on all matters to be voted upon by the stockholders. iii. Proposal No. 3.C — Governance Proposal C — To provide that any amendment to New Archer’s amended and restated bylaws will require the approval of either New Archer’s board of directors or the holders of at least 662∕3% of the voting power of New Archer’s then-outstanding shares of capital stock entitled to vote generally in an election of directors, voting together as a single class. |
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iv. Proposal No. 3.D — Governance Proposal D — To provide that any amendment to certain provisions of the New Archer Charter will require the approval of the holders of at least 662∕3% of the voting power of New Archer’s then- outstanding shares of capital stock entitled to vote generally in an election of directors, voting together as a single class. (4) Proposal No. 4 — The NYSE Proposal – To consider and vote upon a proposal to adopt and approve, for purposes of complying with applicable listing rules of the New York Stock Exchange (the “NYSE”): (i) (A) the issuance of 2,244,780 shares of Class A common stock, par value $0.0001 per share, of New Archer (“New Archer Class A Shares”) and securities convertible into or exchangeable for New Archer Class A Shares in connection with the Business Combination, including the issuance of New Archer Class A Shares in connection (B) with the PIPE Financing (as defined in accompanying proxy statement) the issuance of 215,995,224 shares of Class B common stock, par value $0.0001 per share, of New Archer (“New Archer Class B Shares”) and securities convertible into or exchangeable for New Archer Class B Shares, and (ii) 60,000,000 New Archer Class A Shares in connection with the PIPE Financing (Proposal No. 4, referred to as the “NYSE Proposal”). (5) Proposal No. 5 — The Equity Incentive Plan Proposal — To consider and vote upon a proposal to approve and adopt the Equity Incentive Plan in the form of Annex F attached to the accompanying proxy statement) (Proposal No. 5, referred to as the “Equity Incentive Plan Proposal”). (6) Proposal No. 6 —The Employee Stock Purchase Plan Proposal — To consider and vote upon a proposal to approve and adopt the Employee Stock Purchase Plan in the form of Annex G attached to the accompanying proxy statement (Proposal No. 6, referred to as the “Employee Stock Purchase Plan Proposal”). (7) Proposal No. 7 —The Adjournment Proposal — To consider and vote upon a proposal to adjourn the Special Meeting to a later date or dates, if necessary, to permit further solicitation and vote of proxies if, based upon the tabulated vote at the time of the Special Meeting, there are not sufficient votes to approve the Business Combination Proposal, the Charter Proposal, the Governance Proposals, the NYSE Proposal, the Equity Incentive Plan Proposal or the Employee Stock Purchase Plan Proposal. PLEASE MARK, DATE AND RETURN THIS PROXY PROMPTLY. ANY VOTES RECEIVED AFTER A MATTER HAS BEEN VOTED UPON WILL NOT BE COUNTED. CONTROL NUMBER Signature Signature, if held jointly Date 2021. Sign exactly as name appears on this proxy card. If shares are held jointly, each holder should sign. Executors, administrators, trustees, guardians, attorneys and agents should give their full titles. If stockholder is a corporation, sign in corporate name by an authorized officer, giving full title as such. If stockholder is a partnership, sign in partnership name by an authorized person, giving full title as such. |
Exhibit 99.4
Consent to Director Designation in Registration Statement on Form S-4
for Atlas Crest Investment Corp.
I hereby consent to being identified as a director designee in the Registration Statement on Form S-4 of Atlas Crest Investment Corp. and all pre and post-effective amendments thereto.
By: | /s/ Michael Spellacy |
Michael Spellacy |
Date: August 3, 2021 |
Exhibit 99.5
Consent to Director Designation in Registration Statement on Form S-4
for Atlas Crest Investment Corp.
I hereby consent to being identified as a director designee in the Registration Statement on Form S-4 of Atlas Crest Investment Corp. and all pre and post-effective amendments thereto.
By: | /s/ Oscar Munoz |
Oscar Munoz |
Date: August 3, 2021
Exhibit 99.6
Consent to Director Designation in Registration Statement on Form S-4
for Atlas Crest Investment Corp.
I hereby consent to being identified as a director designee in the Registration Statement on Form S-4 of Atlas Crest Investment Corp. and all pre and post-effective amendments thereto.
By: | /s/ Fred Diaz |
Fred Diaz |
Date: August 3, 2021
Exhibit 99.7
Consent to Director Designation in Registration Statement on Form S-4
for Atlas Crest Investment Corp.
I hereby consent to being identified as a director designee in the Registration Statement on Form S-4 of Atlas Crest Investment Corp. and all pre and post-effective amendments thereto.
By: | /s/ Deborah Diaz |
Deborah Diaz |
Date: August 3, 2021
Exhibit 99.8
Consent to Director Designation in Registration Statement on Form S-4
for Atlas Crest Investment Corp.
I hereby consent to being identified as a director designee in the Registration Statement on Form S-4 of Atlas Crest Investment Corp. and all pre and post-effective amendments thereto.
By: | /s/ Maria Pinelli |
Maria Pinelli |
Date: August 3, 2021