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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

FORM 10-K

 

x Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the fiscal year ended February 29, 2012

OR

 

¨ Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the transition period from                      to                     .

 

 

Commission File Number: 001-33162

RED HAT, INC.

(Exact name of registrant as specified in its charter)

Delaware

(State of Incorporation)

06-1364380

(I.R.S. Employer Identification No.)

1801 Varsity Drive, Raleigh, North Carolina 27606

(Address of principal executive offices, including zip code)

(919) 754-3700

(Registrant’s telephone number, including area code)

 

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class

 

Name of each exchange on which registered

Common Stock, $0.0001 par value   New York Stock Exchange

Securities registered pursuant to Section 12(g) of the Act:        None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.    Yes  x     No  ¨

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.    Yes  ¨     No  x

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  x     No  ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  x     No  ¨

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  x

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer     x

  Accelerated filer     ¨

Non-accelerated filer     ¨

(Do not check if a smaller reporting company)

  Smaller reporting company     ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).    Yes  ¨     No  x

The aggregate market value of the common equity held by non-affiliates of the registrant as of August 31, 2011 was approximately $5.9 billion based on the closing price of $39.54 of our common stock as reported by the New York Stock Exchange on August 31, 2011. For purposes of the immediately preceding sentence, the term “affiliate” consists of each director, executive officer and greater than 10% stockholder of the registrant. There were 192,858,422 shares of common stock outstanding as of April 16, 2012.

 

 

DOCUMENTS INCORPORATED BY REFERENCE

Portions of Red Hat, Inc.’s Definitive Proxy Statement to be filed with the Securities and Exchange Commission and delivered to stockholders in connection with its annual meeting of stockholders to be held on August 9, 2012 are incorporated by reference into Part III of this Form 10-K. With the exception of the portions of the Proxy Statement expressly incorporated into this Annual Report on Form 10-K by reference, such document shall not be deemed filed as part of this Annual Report on Form 10-K.

 

 

 


Table of Contents

TABLE OF CONTENTS

 

         Page No.  
  PART I   
Item 1.  

Business

     3   
Item 1A.  

Risk Factors

     20   
Item 1B.  

Unresolved Staff Comments

     37   
Item 2.  

Properties

     37   
Item 3.  

Legal Proceedings

     37   
Item 4.  

Mine Safety Disclosures

     39   
  PART II   
Item 5.  

Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

     40   
Item 6.  

Selected Financial Data

     43   
Item 7.  

Management’s Discussion and Analysis of Financial Condition and Results of Operations

     44   
Item 7A.  

Quantitative and Qualitative Disclosures About Market Risk

     64   
Item 8.  

Financial Statements and Supplementary Data

     66   
Item 9.  

Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

     107   
Item 9A.  

Controls and Procedures

     107   
Item 9B.  

Other Information

     107   
  PART III   
Item 10.  

Directors, Executive Officers and Corporate Governance

     108   
Item 11.  

Executive Compensation

     108   
Item 12.  

Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

     108   
Item 13.  

Certain Relationships and Related Transactions, and Director Independence

     108   
Item 14.  

Principal Accountant Fees and Services

     108   
  PART IV   
Item 15.  

Exhibits and Financial Statement Schedules

     109   

 

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ITEM 1. BUSINESS

OVERVIEW

Red Hat is a global leader in providing open source software technologies to enterprise customers. These offerings include our core enterprise operating system platform, Red Hat Enterprise Linux, our enterprise middleware platform, Red Hat JBoss Middleware, as well as our virtualization, cloud, and storage offerings and other Red Hat enterprise technologies.

Our development and licensing model

We employ an open source software development and licensing model that uses the collaborative input of a worldwide community of contributors to develop and enhance software. We actively participate in this community-oriented development process, often in a leadership role, and leverage it to create our Red Hat- and JBoss-branded enterprise technologies.

We believe that the open source development and licensing model offers advantages for Red Hat and our customers over proprietary software development and licensing models. Through the open source development model, we leverage a global community of developers and users, whose collective resources and knowledge supplement the developers we employ. As a result, we believe we are able to offer enhancements, fixes and upgrades more quickly and with less development cost than is typical of many proprietary software vendors. In turn, our customers are able to take advantage of the quality and value of open source software, which we help develop, aggregate, integrate, test, certify, deliver, maintain and support for their enterprise use.

The collectively developed software is typically distributed under open source licenses, such as the GNU General Public License and GNU Lesser General Public License, that generally permit access to human-readable software source code. These licenses also provide relatively broad rights for licensees to use, copy, modify and distribute open source software. These broad rights afford significant latitude for our customers to inspect, suggest changes, customize or enhance the software if they so choose.

Red Hat’s participation in the community-oriented development process is illustrated by Red Hat’s sponsorship role in the Fedora Project, JBoss.org and other open source communities. This participation enables us to leverage the efforts of these worldwide communities, which we believe allows us to reduce both development cost and time and to enhance community acceptance and support of our offerings and technologies. Thus, we are able to use the Fedora Project, JBoss.org and other open source communities as proving grounds and virtual laboratories for innovations that we can draw upon for inclusion in our enterprise technologies. Additionally, the open and transparent nature of these communities provides our customers and potential customers with access and insights into the future direction of Red Hat offerings and technologies.

Our offerings

Red Hat Enterprise Linux is an enterprise-class operating system that runs on a broad range of hardware, including mainframes, servers, work stations and personal computers. Red Hat Enterprise Linux is designed to meet the performance, reliability and scalability demands of large and small enterprises, from the data center to the edge of the network to cloud deployments.

Red Hat JBoss Middleware delivers a range of middleware technologies for developing, deploying and managing applications that are accessible via the Internet, corporate intranets, extranets, clouds and virtual private networks. Examples of applications deployed on Red Hat JBoss Middleware include hotel and airline reservation systems, online banking, credit card processing, securities trading, healthcare systems, customer and partner portals, retail and point-of-sale systems and telecommunications network infrastructure.

 

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Red Hat Virtualization is open source software used for server and desktop virtualization. Virtualization allows a single computer system to function as multiple virtual systems by abstracting operating systems and application software from the underlying hardware infrastructure, thereby allowing customers to use a common hardware infrastructure to run multiple operating systems and applications. Our virtualization offerings are intended to permit customers to optimize resource allocation and operational flexibility in their information technology (“IT”) environment.

Red Hat’s existing portfolio of offerings (such as Red Hat Enterprise Linux, Red Hat JBoss Middleware, Red Hat Virtualization and other Red Hat technologies) can be combined to enable public, private and hybrid cloud deployments. Cloud computing is a term used to refer to an IT infrastructure that enables the use of a shared pool of computing resources (such as networks, servers, storage and applications) by multiple users. In a cloud environment, computing resources can be deployed rapidly and efficiently, and usage can be increased or decreased as needed.

We also provide other infrastructure enterprise technologies, including storage, systems management, software development tools, higher availability clustering of systems and services, and directory services. We intend to continue to expand capabilities available under our open source architecture to help meet the performance, security, reliability and scalability requirements critical to enterprise customers.

Our service offerings consist of training, consulting and support designed to meet the needs of enterprise customers. With these services, our goal is to help organizations solve strategic technology challenges, increase IT performance and infrastructure efficiencies, and deliver greater value to their business by sharing knowledge, experience and advice throughout the IT lifecycle.

Our business model

In addition to our open source development and licensing models, we believe that our business model differentiates Red Hat from many software companies. We primarily provide Red Hat enterprise technologies under annual or multi-year subscriptions. Throughout the life of a subscription, a customer is entitled to specified levels of support as well as new versions of the software, fixes and enhancements, if and when available, delivered via the Red Hat Customer Portal. Customers also benefit from compatibility with a portfolio of certified hardware and software applications. This business model allows the customer to access improvements and innovations in our technologies and the services it needs for the duration of the subscription.

We make Red Hat enterprise technologies available directly to customers and indirectly through various channels of distribution. Our direct sales channels include our sales force and our web store. Our indirect sales channels include distributors, systems integrators, value added resellers (“VARs”), telecom/network technology companies, cloud computing providers, hosting providers and independent software vendors (“ISVs”). In addition, leading global server and workstation hardware original equipment manufacturers (“OEMs”) support and pre-load Red Hat enterprise technologies on their hardware products and also sell their hardware together with Red Hat enterprise technologies as part of pre-configured solutions. Red Hat Enterprise Linux and Red Hat JBoss Middleware technologies also have gained widespread support from many of the leading ISVs and independent hardware vendors (“IHVs”). With the support and tools we make available, many of these companies have engineered and certified that their offerings run on or with Red Hat Enterprise Linux, Red Hat JBoss Middleware technologies and Red Hat Virtualization. In some cases IHVs and ISVs have built their products using Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization. We believe widespread support from these companies helps to increase the level of market acceptance and adoption of our enterprise technologies.

Red Hat, Inc. was incorporated in Connecticut in March 1993 as ACC Corp., Inc., which subsequently changed its name to Red Hat Software, Inc. Red Hat Software, Inc. reincorporated in Delaware in September 1998 and changed its name to Red Hat, Inc. in June 1999. Except as otherwise indicated, all references in this report to “we”, “us”, “our”, the “Company”, the “registrant”, or “Red Hat” refer to Red Hat, Inc. and its subsidiaries.

 

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INDUSTRY BACKGROUND

Origins of open source software

The open source software development model originated in academic and research environments. The model is based on the collaborative development of the software’s human-readable source code. Whether individually or in groups, and regardless of location, participating developers, many of whose projects are commercially funded, make their code available over the Internet, give and receive comments on open source code and modify it accordingly. This development model gives open source software an inherent level of transparency and choice that contrasts with the proprietary software development model.

Under the proprietary model of software development, a software vendor generally develops the code itself or acquires components from other vendors, without the input from a wider community of participants. The vendor generally licenses to the user only the machine-readable binary (or object) code version of the software, with no or limited rights to inspect, copy, modify or redistribute that code, and does not make the source code available to the user or other developers. Moreover, peer review and collaborative enhancements are not readily possible because of the lack of access to the source code. In contrast, under the open source development model, the software developer provides users and other developers with access to the source code and permits users and other developers to use, copy, modify and redistribute the code to others.

The growth of the Internet has greatly increased the scale and efficiency of open source software development through the availability of collaborative technologies such as email lists, code repositories and websites. These technologies have enabled large communities of independent developers, located around the world, to collaborate on more complex open source projects.

We believe that open source software is a viable and arguably superior alternative to traditional proprietary software. As compared to the proprietary model, the open source model:

 

  ·  

allows a company’s in-house development team to collaborate and innovate with a global community of independent developers and testers;

 

  ·  

provides the user access to both binary and source code, and the right to inspect, copy, modify and redistribute the software;

 

  ·  

typically offers greater flexibility through open rather than proprietary protocols and formats; and

 

  ·  

permits the user ongoing access to improvements made to the software that are distributed by others.

Moreover, we believe open source software offers many potential benefits for software customers and vendors. Customers are not only able to take advantage of the quality and value of open source software, they can inspect and help diagnose problems easily. They also may choose to customize the software to suit their particular needs. Vendors are able to leverage the community of open source developers, reducing development costs, decreasing time-to-market and mitigating certain risks associated with developing new software solutions.

Challenges to the widespread adoption of open source by the enterprise

Despite a strong initial market acceptance of Red Hat Enterprise Linux, Red Hat JBoss Middleware and other Red Hat enterprise technologies by large enterprises, a number of obstacles exist to the continued growth and adoption of these technologies within the enterprise, including:

 

  ·  

competition from well-established proprietary software industry participants such as EMC Corporation (“EMC”), Hewlett-Packard Company (“HP”), International Business Machines Corporation (“IBM”), Microsoft Corporation (“Microsoft”), Oracle Corporation (“Oracle”) and VMware, Inc. (“VMware”);

 

  ·  

a limited number of established, profitable and viable open source industry participants;

 

  ·  

uncertainty as to the long-term success of a development, licensing and business model not based on limiting access to proprietary technology; and

 

  ·  

potential concern over threats of intellectual property infringement claims.

 

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OUR BUSINESS

We primarily offer and provide our enterprise technologies with related services to our customers in the form of annual or multi-year subscriptions. Our subscription model is designed to provide customers with a comprehensive software solution, incorporating software delivery, support services, fixes, enhancements and new versions and compatibility with a portfolio of certified hardware and software applications. In addition, Red Hat customers are eligible to participate in our Open Source Assurance program, which provides certain assurances to customers in the event there is an intellectual property infringement issue with our enterprise offerings. We believe that the chief information officers of large enterprises select Red Hat enterprise technologies and choose to pay on a subscription basis because of the business value, flexibility and rapid innovation that we provide.

Our subscription business model contrasts with the typical proprietary software license model from a revenue recognition perspective. Under our subscription model, we generally defer revenue when we bill the customer and recognize revenue over the life of the subscription term. In contrast, under a proprietary software license model, the vendor typically recognizes license revenue in the period that the software is initially licensed.

We believe the success of our business model is influenced by:

 

  ·  

the extent to which we can expand the breadth and depth of our technology and service offerings;

 

  ·  

our ability to enhance the value of subscriptions for Red Hat enterprise technologies through frequent and continuing innovations to these technologies while maintaining stable platforms over multi-year periods;

 

  ·  

our ability to generate increasing revenue from channel partner and other strategic relationships, including distributors, OEMs, IHVs, ISVs, cloud computing providers, VARs and systems integrators;

 

  ·  

the acceptance and widespread deployment of open source technologies by small, medium and large enterprises, educational institutions and government agencies;

 

  ·  

our ability to generate recurring subscription revenue for Red Hat enterprise technologies; and

 

  ·  

our ability to provide customers with consulting and training services that generate additional revenue.

Use of the open source development model

We have embraced the open source model in the development of our technology and services. By developing under a collaborative model, we provide a mechanism for independent and commercial developers and our customers to influence our enterprise technologies and to receive the benefits of those collective contributions.

Our operating system

One of the most widely known open source technologies is the Linux kernel, the operating system engine of Red Hat Enterprise Linux. An operating system is the software that allows a computer and its various hardware and software components to interact. A worldwide community of developers collaborates to improve the Linux kernel, and we believe we are able to integrate the best of those improvements into our stable, yet innovative and high-performance Red Hat Enterprise Linux platform. Moreover, as discussed below, Red Hat Enterprise Linux enjoys the support of major OEMs, IHVs and ISVs, increasing the interest of developers in adding further enhancements to the Linux kernel.

We seek to engineer Red Hat Enterprise Linux to be a comprehensive, technically advanced, reliable, secure and stable operating system. Red Hat Enterprise Linux is an integrated, open source operating system that is designed to meet the performance, reliability and scalability demands of large and small enterprises, from the data center to the edge of the network to cloud deployments.

 

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Our operating system is intended to be:

 

  ·  

flexible and scalable—capable of running clusters of thousands of systems in a large enterprise on a single device;

 

  ·  

functional—able to handle discrete or multiple applications accessed by multiple users;

 

  ·  

adaptable—allowing the user to modify the software to meet particular needs and requirements;

 

  ·  

stable and reliable—regularly reviewed and fine-tuned by developers worldwide;

 

  ·  

secure—offering some of the highest levels of security in the commercial operating system market;

 

  ·  

cost-effective—lowering the total cost of ownership for enterprise IT environments; and

 

  ·  

high performance—yielding an array of quality performance results using industry benchmarks.

Our middleware platforms and tools

Middleware generally refers to the software that enables the development, operation and integration of applications and other software. Red Hat JBoss Middleware integrates, tests, and refines enterprise-ready features from JBoss.org community projects into supported, stable, enterprise-class middleware distributions.

Our middleware platforms and tools are intended to be:

 

  ·  

easily deployable—decreasing development complexity;

 

  ·  

intuitive—improving end-user experience;

 

  ·  

effective—reducing business process friction;

 

  ·  

flexible—working with many different applications and enterprise environments; and

 

  ·  

cost-effective—lowering the total cost of ownership for enterprise IT environments.

Our virtualization offerings

Red Hat Virtualization includes standalone virtualization functionality and management tools for both server and desktop virtualization. Red Hat Enterprise Linux versions 5 and 6 include integrated virtualization. Red Hat Virtualization for Servers combines the Kernel-based Virtual Machine (“KVM”) hypervisor included in the Linux kernel with the oVirt open source virtualization management system to offer enterprises a platform on which to base large-scale virtualization initiatives and cloud deployments. Red Hat Virtualization for Desktops provides support and management functionality for desktop operating systems as virtual guests.

Our cloud offerings

Cloud computing is a term used to refer to an IT infrastructure that enables the use of a shared pool of computing resources (such as networks, servers, storage and applications) by multiple users. In a cloud environment, computing resources can be deployed rapidly and efficiently, and usage can be increased or decreased as needed. Red Hat aims to leverage and build upon its existing portfolio of offerings (Red Hat Enterprise Linux, Red Hat JBoss Middleware, Red Hat Virtualization and other Red Hat technologies) to enable cloud deployments.

Our storage offerings

Red Hat’s Storage Software Appliance enables users to treat storage as a virtualized resource. Based on technology developed by Gluster, Inc., which Red Hat acquired in October 2011, the Storage Software Appliance aggregates disk and memory resources into a unified storage capability that is abstracted from physical hardware, offering enterprises the ability to treat physical storage as a scalable, standardized, centrally managed pool of virtual storage.

 

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Our systems management offerings

Red Hat’s systems management offerings are designed to help enterprises increase productivity, lower costs and enhance security by provisioning, managing, monitoring and updating systems.

Red Hat’s systems management offerings, Red Hat Network Satellite and JBoss Operations Network, permit our customers to provision, manage, monitor and update Red Hat enterprise technologies and other technologies in an automated fashion. Our content distribution offerings, such as Red Hat Network, permit Red Hat enterprise technologies to be updated and configured.

These systems management offerings are intended to provide enterprises with flexibility, security and scalability. Red Hat’s customers can manage their deployments by connecting to Red Hat’s hosted servers as part of a base subscription, or by implementing the enhanced on-site functionality of Red Hat Network Satellite and Red Hat JBoss Operations Network.

Our service offerings

Our service offerings include training, consulting and support designed to meet the needs of enterprise customers. Our training services consist of an array of courses that are designed to cover the full range of Red Hat’s enterprise technologies and enable customers to leverage the benefits of those technologies in their IT environments. We also offer the services of experienced consultants to assist with the technology needs of our customers. In addition, we provide varying levels of technical support services to assist customers with implementing, configuring and using Red Hat enterprise technologies.

By providing consulting and support services that help to enable infrastructure, application integration and middleware solutions, we facilitate further adoption and use of our technologies in the enterprise. In addition, our training services help populate customers with skilled Red Hat and JBoss certified professionals who often serve as internal open source advocates, increasing opportunities for successful adoption and use of our enterprise technologies. Our service capabilities promote and reinforce the use of open source technologies as well as our Red Hat and JBoss brands.

Support by leading independent software and hardware vendors

To facilitate the widespread deployment of Red Hat offerings, such as Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization, we have focused on gaining broad support for our technologies from the providers of hardware, software and systems integrator services critical to the large enterprise. For example, leading software vendors with applications that run on, or with, our enterprise technologies include BMC Software, Inc. (“BMC”), CA, Inc. (“CA”), EMC, HP, IBM, Microsoft, Oracle, SAP AG (“SAP”), SAS Institute Inc. (“SAS”), Sybase, Inc. (“Sybase”), Symantec Corporation (“Symantec”) and VMware. In addition, we have certification and pre-load arrangements with leading hardware providers including HP, IBM and Dell Inc. (“Dell”), as well as Cisco Systems, Inc. (“Cisco”), Fujitsu Limited (“Fujitsu”), Hitachi, Ltd (“Hitachi”) and NEC Corporation (“NEC”), and certification agreements with leading networking and storage companies including Cisco, EMC, HP, NetApp, Inc. (“NetApp”), Nokia Corporation and Nokia Siemens Networks. We also have strategic relationships with the leading semiconductor providers Advanced Micro Devices, Inc. (“AMD”) and Intel Corporation (“Intel”) and cloud providers such as Amazon.com, Inc. (“Amazon”), Fujitsu and IBM.

An online destination for the open source community

We are dedicated to helping serve the interests and needs of open source software users and developers online. Our websites, which include redhat.com, fedoraproject.org, jboss.org, opensource.com and gluster.org, serve as substantial resources for information related to open source initiatives and our open source offerings. These websites contain news we believe to be of interest to open source users and developers, features for the

 

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open source community, a commerce site and a point-of-access for software downloads and upgrades. Visitors to our websites can organize and participate in user groups, make available fixes and enhancements and share knowledge regarding the use and development of open source software and methods. By acting as a publisher of open source information and by facilitating the interaction of developers, particularly through the Fedora and JBoss.org projects, we believe our websites have become community centers for open source. Additionally, redhat.com serves as a primary customer interface, web store and order mechanism for many of our offerings.

Segment reporting

Red Hat is organized primarily on the basis of three geographic business segments: the Americas (U.S., Canada and Latin America), EMEA (Europe, Middle East and Africa) and Asia Pacific. These business segments are aggregated into one reportable segment due to the similarity in the nature of offerings, financial performance economic characteristics (e.g., revenue growth and gross margin), methods of production and distribution and customer classes (e.g., distributors, resellers and enterprise). See NOTE 2—Summary of Significant Accounting Policies and NOTE 20—Segment Reporting to our Consolidated Financial Statements for further discussion of our geographic segments.

Geographic Areas

As of February 29, 2012, Red Hat had more than 75 locations around the world, including offices in North America, South America, Europe, Asia and Australia. As stated above, we manage our global business on the basis of three geographic segments: the Americas, EMEA and Asia Pacific. See NOTE 2—Summary of Significant Accounting Policies and NOTE 20—Segment Reporting to our Consolidated Financial Statements for further discussion of our geographic segments. See Item 1A, “Risk Factors”, for a discussion of some of the risks attendant to our operations.

Backlog

The total value of all non-cancellable subscription and service agreements at February 29, 2012 included deferred revenue classified as a current liability of $711.4 million, long-term deferred revenue of $235.3 million and backlog (the value of customer contracts to be billed in the future) not reflected in our financial statements in excess of $200.0 million. The total value of all non-cancellable subscription and service agreements at February 28, 2011 included deferred revenue classified as a current liability of $572.6 million, long-term deferred revenue of $199.6 million and backlog not reflected in our financial statements in excess of $190.0 million. The amount of backlog at February 29, 2012 that we expect to be billed during the fiscal year ending February 28, 2013 is in excess of $120.0 million.

BUSINESS STRATEGY

Our business strategy is designed to generate (i) widespread adoption of Red Hat enterprise technologies, including virtualization, cloud and storage technologies, by enterprise users globally, (ii) increasing revenue from our existing user base by renewing existing subscriptions, converting users of free versions of our enterprise technologies to paying subscribers, providing additional value to our customers and growing the number of open source enterprise technologies we offer, (iii) increasing revenue by providing additional consulting and other targeted services and (iv) increasing revenue from channel partner and other strategic relationships, including distributors, OEMs, IHVs, ISVs, cloud computing providers, VARs and systems integrators and our own international expansion, among other means.

The key elements of our strategy aim to:

Increase the adoption of Red Hat enterprise technologies by enterprise users globally

A growing number of users view Red Hat Enterprise Linux and Red Hat JBoss Middleware as mainstream enterprise technologies for mission-critical areas of their IT infrastructure. An increasing number of these users

 

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deploy Red Hat JBoss Middleware as a comprehensive middleware reference architecture and portfolio of offerings for development, deployment and integration of distributed applications, business processes and web services used in a service-oriented architecture. In addition, we see increasing interest among enterprise users for our virtualization and virtualization management offerings. We seek to promote further adoption of our enterprise technologies by expanding the breadth and depth of our technology and service offerings (such as storage, messaging, high performance computing, realtime and virtualization), bringing new management services to market, improving our technology infrastructure to ease the purchasing and renewal process, offering expanded services, focusing on new geographic markets, and capitalizing on the success of our existing strategic relationships. We believe the relationships with our strategic partners will continue to stimulate the technical advancement and widespread distribution of our enterprise technologies and the growth of existing third-party enterprise applications using Red Hat enterprise technologies. We seek to encourage users of free versions of our enterprise technologies such as Red Hat Enterprise Linux to become paying subscribers by helping these users understand the value of the subscriptions we offer. We believe that the low-cost, high-value offerings from Red Hat are a catalyst for change in the IT industry, enabling new deployments and migrations, which encourage a larger ecosystem of compatible hardware and software solutions.

Continue to develop cloud computing offerings

We intend to continue to leverage and build upon our technologies that optimize resource allocation and enhance performance and flexibility in public, private and hybrid cloud computing environments.

Continue to expand virtualization, storage and other platform offerings

We intend to continue to expand our enterprise virtualization suite of server, client and management offerings to enable customers to increase their deployments of virtualization in enterprise environments. We also expect to continue to invest resources to further develop and market our storage, messaging, realtime and grid offerings.

Continue to expand routes to market

We intend to continue to grow our direct sales channel as well as our VAR, OEM, IHV, ISV and channel partner networks on a global basis. In addition, we are enhancing our relationships with systems integrators in order to expand our reach to customers who traditionally rely on system integrators for advice and recommendations regarding their technology purchases.

Continue to pursue strategic acquisitions and alliances

We expect to continue to pursue a selective acquisition strategy as opportunities arise to complement and expand our enterprise technology offerings and service capabilities. We also intend to create and extend our strategic alliances where it is beneficial to our business.

Continue to grow our presence in international markets

We have operations in a number of countries in the Americas, EMEA and Asia Pacific, with over 75 offices worldwide. We expect to continue to expand our operations geographically.

We offer our technologies and documentation in various languages. See NOTE 2—Summary of Significant Accounting Policies and NOTE 20—Segment Reporting to the Consolidated Financial Statements for a discussion of our revenue by geographic area.

Continue to invest in the development of open source technologies

We intend to continue to invest significant resources in the development of new open source technologies in areas that include messaging, virtualization, cloud computing, realtime computing, middleware, management,

 

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storage, security and identity, capitalizing on our substantial experience working with the open source development and licensing models and communities. We expect this continued investment to take the form of expenditures on internal development efforts, as well as continued funding of third-party open source projects and the expansion of our developer services.

PRODUCTS AND SERVICES

Red Hat’s software offerings, consisting of Red Hat enterprise technologies such as Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization, are at the center of our subscription strategy and our open source architecture. Our service offerings, principally directed toward our medium and large enterprise customers and the leading hardware providers with whom we have strategic relationships, include technical support and maintenance, training, professional consulting services, and engineering services.

We primarily provide our enterprise technologies with related services in the form of annual or multi-year subscriptions. Our subscriptions include a bundle of services consisting of software delivery, support services, fixes, enhancements and new versions, certified compatibility with a portfolio of hardware and software applications and Red Hat’s Open Source Assurance program. The subscriptions offer varying levels of support services as well as access to basic software updates and configuration management functionality via our integrated management technologies Red Hat Network, Red Hat Network Satellite, Red Hat Customer Portal and Red Hat JBoss Operations Network.

Red Hat Enterprise Linux technologies

Red Hat Enterprise Linux is an operating system built from various open source software packages including the Linux kernel, and is designed expressly for enterprise computing. Red Hat Enterprise Linux delivers the features required for commercial deployments, including:

 

  ·  

Support for a wide range of ISV applications from vendors such as BMC, CA, EMC, HP, IBM, Microsoft, Oracle, SAP, SAS and Symantec;

 

  ·  

Certification on multiple architectures and leading OEM platforms, including Cisco, Dell, Fujitsu, HP, Hitachi, IBM, NEC and Oracle;

 

  ·  

Comprehensive technical support, with up to 24x7, one-hour response, available both from Red Hat and selected ISV/OEM partners;

 

  ·  

Performance and scalability in accordance with leading industry benchmarks;

 

  ·  

Stability based upon periodic upgrade cycles on an if-and-when-available basis and multiyear support lifecycle; and

 

  ·  

Virtualization capability incorporated into the core operating system.

Red Hat Enterprise Linux is well-suited for a broad range of applications across the enterprise IT environment. In addition, Red Hat offers a portfolio of add-ons that extends the features of Red Hat Enterprise Linux. These add-ons, which are designed to tailor a customer’s computing environment to suit specific customer requirements, include:

 

  ·  

High Availability— provides failover services between nodes within a cluster intended to make applications more resistant to downtime.

 

  ·  

Resilient Storage —enables a shared storage or clustered file system to access the same storage device over a network.

 

  ·  

Network Load Balancer —provides redundancy and scalability for web serving, databases, networking and storage.

 

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  ·  

Scalable File System —provides support for file systems that are between 16 and 100 terabytes in size using advanced features such as 64-bit journaling and advanced locking algorithms.

 

  ·  

High Performance Network —delivers remote directory memory access over converged Ethernet helping improve network latency and capacity.

 

  ·  

Smart Management —includes Red Hat Network Satellite management and provisioning modules that allow a customer to provision, patch, configure and control Red Hat Enterprise Linux development, test and production systems.

 

  ·  

Extended Lifecycle Support —provides software maintenance and support after Red Hat’s published end of life date for certain versions of Red Hat Enterprise Linux.

 

  ·  

Extended Update Support —extends the support period of a Red Hat Enterprise Linux update for up to 18 months and delivers overlapping release support to give enterprise customers more flexibility.

We believe that these add-ons provide customers with increased features, flexibility and choice.

Red Hat JBoss Middleware

Red Hat JBoss Middleware provides a range of middleware offerings for developing, deploying, and managing applications that are accessible via the Internet, corporate intranets, extranets, clouds and virtual private networks. Red Hat JBoss Middleware offerings consist of a number of deployment platforms and tools, including:

 

  ·  

Red Hat JBoss Application Platform —provides an environment for building, hosting and deploying applications and services. It includes JBoss Application Server, Seam, Hibernate, JBoss Cache, JBoss Transactions, JBoss Messaging and JBoss Web services.

 

  ·  

Red Hat JBoss Web Platform —leverages the Java Enterprise Edition Web Profile concept to provide a standards-based environment for building light Java applications.

 

  ·  

Red Hat JBoss Web Server —provides a single enterprise open source solution for large scale websites and lightweight applications that utilize Apache Tomcat and Apache Web Server.

 

  ·  

Red Hat JBoss SOA Platform —provides the environment for deploying and integrating service-oriented architectures and business processes.

 

  ·  

Red Hat JBoss Portal Platform —provides a Java-based platform for deploying standards-based portals.

 

  ·  

Red Hat JBoss BRMS —provides a business rules management system that enables business policy and rules development, access and change management.

 

  ·  

Red Hat JBoss Developer Studio —provides an Eclipse-based application development environment for developing applications and development tools for building rich web-based applications and service-oriented architecture services.

 

  ·  

Red Hat JBoss Data Services Platform —provides an environment integrating distributed data sources and provides for data federation, data abstraction, data transformation and metadata management.

Red Hat Virtualization

Red Hat Virtualization is a virtualization solution for server and desktop computers that combines the KVM hypervisor included in the Linux kernel with the oVirt open source virtualization management system. Red Hat Virtualization is designed to enhance the capital and operational efficiencies of our customers by increasing server utilization and deployment flexibility.

 

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Red Hat Virtualization for Servers supports server operating systems as virtual guests and includes the following components:

 

  ·  

Red Hat Virtualization Hypervisor —a hypervisor based on KVM technology that essentially converts the Red Hat Enterprise Linux kernel into a virtualization platform.

 

  ·  

Red Hat Virtualization Manager —a server virtualization management system that provides advanced capabilities for both host and guest operating systems, including high availability, live migration, power manager, storage manager and system scheduler.

Red Hat Virtualization for Servers is designed to be compatible with Red Hat Enterprise Linux and its wide ecosystem of certified hardware systems and software applications. Red Hat Virtualization allows enterprises to centrally manage virtual environments.

Red Hat Virtualization for Desktops is available as an add-on and provides support and management functionality for desktop operating systems as virtual guests.

Cloud Offerings

Cloud computing can be implemented in different ways. In a public cloud, computing resources are made available to the general public by an entity that controls and operates these resources. In a private cloud, computing resources are operated solely for the benefit of a particular entity. A hybrid cloud blends the public and private cloud models and assumes some level of interoperability between a private cloud and public cloud implementation.

Generally, a cloud computing environment can react more quickly to changes in workload demand and provision new applications in less time and with less effort. A private cloud can be more efficient and less expensive to operate than a traditional computing infrastructure. Public clouds can also be more efficient, offering the ability to buy computing capacity as it is needed, which also helps to reduce expenses by allowing users to avoid acquiring additional equipment to protect against episodic heightened capacity requirements.

Cloud computing also enables the offering of computing resources as a service:

 

  ·  

Infrastructure-as-a-service (“IaaS”) —allows users to access processing, storage, networking and other computing resources as a service, eliminating the need to acquire and operate servers, data center space and networking equipment.

 

  ·  

Platform-as-a-service (“PaaS”) —offers a computing platform as a service, facilitating the deployment of applications without the cost and complexity of buying and managing the underlying hardware, software and provisioning capabilities.

 

  ·  

Software-as-a-service (“SaaS”) —provides on-demand access to software that is typically delivered to users over the Internet.

Red Hat aims to leverage and build upon its existing portfolio of offerings (Red Hat Enterprise Linux, Red Hat JBoss Middleware, Red Hat Virtualization and other Red Hat enterprise technologies) to enable public, private and hybrid clouds. Examples of how these offerings can be used in the cloud include the following:

 

  ·  

Red Hat’s Certified Cloud Provider Program —permits providers of public clouds to resell certain Red Hat offerings deployed in a scalable and supported cloud environment and enables customers to use certain Red Hat offerings both in a provider’s cloud and in their own data center.

 

  ·  

Red Hat Cloud Access —a feature of a Red Hat Enterprise Linux subscription that allows enterprise customers to utilize the subscription either in their own data center or in a cloud provided by one of Red Hat’s Premier Cloud Providers such as Amazon.

 

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  ·  

Red Hat’s OpenShift —a PaaS offering that allows developers to build, test, run and manage applications in a cloud environment.

 

  ·  

Red Hat’s Virtual Storage Appliance —a software implementation that enables a network-attached file server to run in Amazon’s cloud environment.

Red Hat Storage Software Appliance

Red Hat’s Storage Software Appliance enables users to treat storage as a virtualized resource. Based on technology developed by Gluster, Inc., which Red Hat acquired in October 2011, the Storage Software Appliance aggregates disk and memory resources into a unified storage capability that is abstracted from physical hardware, offering enterprises the ability to treat physical storage as a scalable, standardized, centrally managed pool of virtual storage.

Red Hat Systems Management Offerings

Red Hat Network, Red Hat Network Satellite, Red Hat Customer Portal and Red Hat JBoss Operations Network provide management and software delivery services for Red Hat offerings, including Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization technologies. With a focus on open standards and scalability, our management offerings are intended to help organizations increase productivity, lower costs and enhance security by provisioning, managing, monitoring and updating systems.

Services for Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization technologies are available to provide organizations with flexibility, security and scalability based on their size and needs. Red Hat’s customers can manage their deployments by connecting to Red Hat’s hosted servers or by implementing the enhanced functionality of Red Hat Network Satellite and Red Hat JBoss Operations Network.

Red Hat Network (RHN) —Through RHN, Red Hat provides an online method for its customers to obtain certified software and upgrades and to manage, provision and monitor deployments of Red Hat Enterprise Linux and Red Hat Virtualization.

RHN Update Module —The RHN Update Module is an entry-level offering included with each subscription for Red Hat Enterprise Linux, providing enhancements and upgrades to individual systems. The RHN Update Module includes functionality such as a graphical user interface, priority notification, errata information, and Red Hat Package Manager dependency checking and auto update. RHN Update Module also gives customers access to electronic delivery of software related to their Red Hat subscriptions. This is the default method for accessing subscription services for Red Hat Enterprise Linux and Red Hat Virtualization.

Customers may purchase subscriptions to the following additional RHN offerings:

 

  ·  

RHN Satellite —RHN Satellite provides RHN functionality, such as managing system profiles and reporting data, locally on a customer’s system behind its IT firewall. A customer’s RHN Satellite server connects with RHN over the Internet to download updates and upgrades. RHN Satellite offers customers greater control and flexibility over the management of their Red Hat Enterprise Linux systems and may also be used to distribute custom or third party content to their Red Hat Enterprise Linux systems, and monitor the health of their systems. Additional RHN Proxy Servers can be added to an RHN Satellite deployment to improve performance and package downloads for remote locations.

 

  ·  

RHN Smart Management —RHN Smart Management allows customers to provision and manage systems running Red Hat enterprise technology. Designed to enable scalable enterprise administration, RHN Smart Management features systems grouping, role-based administration and scheduled actions.

 

  ·  

RHN Monitoring Module —The RHN Monitoring Module, only available for RHN Satellite deployments, adds performance-tracking capabilities. Users can configure monitoring checks based on numerous pre-built probes, or they can create their own. Email or pager warnings send alerts when defined performance thresholds are crossed.

 

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  ·  

Red Hat Customer Portal —Through Red Hat Customer Portal, Red Hat provides an online method for Red Hat customers to obtain certified software, access a knowledge base and software update alerts and advisories, as well as interact with our technical support engineers.

 

  ·  

Red Hat JBoss Operations Network —Red Hat JBoss Operations Network is deployed in a manner similar to RHN Satellite and provides capability to the customer to manage its Red Hat JBoss Middleware environments. Similar to RHN Satellite, Red Hat JBoss Operations Network functionality includes inventory, software update, administration, configuration management and resource deployment. Red Hat JBoss Operations Network also provides an extended module for monitoring and alert notifications on the status of Red Hat JBoss Middleware deployments.

Additional Red Hat enterprise technologies

Red Hat enterprise technologies also include other technology infrastructure, including software for software development, high availability clusters of Linux systems and storage, directory server services and authentication of users. These applications broaden customer choice and are components of our open source architecture vision for the enterprise. These technologies include:

 

  ·  

Red Hat Messaging, Real-time and Grid (MRG) —integrates open and scalable messaging, a real-time kernel with predictable performance and grid management tools for use in high-performance distributed computing, including virtualization, cloud computing and bare-metal mission-critical applications.

 

  ·  

Red Hat Directory Server —centralizes application settings, user profiles, group data, policies and access control information into an operating system-independent, network-based registry.

Red Hat training, consulting and support services

Red Hat offers a range of services that are designed to help our customers derive additional value from Red Hat enterprise technologies.

Training —Our training services consist of an array of performance-based courses designed to meet the diverse needs of our customers. We deliver more than 30 Red Hat Enterprise Linux and Red Hat JBoss Middleware courses worldwide in classroom, corporate on-site and online settings. These courses span topics such as system administration and advanced enterprise development, deployment security, middleware and role-based offerings. Certification paths include Red Hat Certified Technician, Red Hat Certified Engineer, Red Hat Certified Data Specialist, Red Hat Certified Security Specialist, Red Hat Certified Virtualization Administrator, Red Hat Certified Architect and Red Hat JBoss Certified Application Administrator.

Consulting —We offer the services of experienced consultants to assist with the technology infrastructure needs of our customers. Our offerings include assessments, implementations, upgrade planning, platform migrations, solution integration and application development.

Support —Our Red Hat subscriptions generally include varying levels of technical support to assist customers with implementing, configuring and using Red Hat enterprise technologies. Additionally, we offer a technical account management service for customers who require a more personalized support relationship. The technical account management service is designed to offer a highly skilled, proactive support engineer who understands a customer’s IT infrastructure and serves as a primary point of contact for technical support that is tailored to the customer’s business.

COMPETITION

With our operating systems offerings we compete with a number of large and well-established companies that have significantly greater financial resources, larger development staffs and more extensive marketing and distribution capabilities. These competitors include Microsoft and Oracle, each of which offers hardware-

 

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independent, multi-user operating systems that compete with Red Hat’s offerings. Moreover, HP, IBM, Oracle and Unisys Corporation each offer the UNIX operating system. Many of these competitors bundle competitive operating systems, such as UNIX, with their own hardware and additional software offerings, thereby making it more difficult for us to penetrate their customer bases. In addition, virtualization products, such as those offered by Citrix Systems, Inc. (“Citrix”), Microsoft and VMware, compete with traditional operating systems. No assurance can be given that our efforts to compete effectively will be sufficient.

With respect to Linux operating systems, our chief competitor has historically been Novell, Inc., with its SUSE brand of Linux, which was acquired by Attachmate Corporation (“Attachmate”) in 2011. Oracle also sells support for its version of the Linux operating system. See Item 1A, “Risk Factors”. Other, less well-capitalized, Linux brands include Debian, Mandriva, Ubuntu and other regionally specific distributions. The financial and legal barriers to creating a new Linux distribution are relatively low because the software components typically included in Linux distributions are publicly available under open source licenses that permit copying, modification and redistribution.

With our middleware offerings we compete with a number of large and well-established companies that have significantly greater financial resources, larger development staffs and more extensive marketing and distribution capabilities. These competitors include, but are not limited to, IBM, Microsoft, Oracle and VMware, all of which offer portfolios of enterprise Java and non-Java middleware products. All of these vendors offer the majority of their middleware products under a typical proprietary software license model. IBM and Oracle often bundle hardware and software for their customers, making it more difficult to penetrate these customer bases. Our middleware offering is heavily dependent on the Java programming language, which is controlled by Oracle.

With our virtualization offerings we compete with a number of large and well-established companies that have significantly greater financial resources, larger development staffs and more extensive marketing and distribution capabilities. These competitors include, but are not limited to, Attachmate, Citrix, Microsoft, Oracle and VMware, and in the case of Microsoft and VMware, have virtualization technologies that are certified and supported with Red Hat Enterprise Linux operating system offerings.

With our management offerings we compete with a number of large and well-established companies that have significantly greater financial resources, larger development staffs and more extensive marketing and distribution capabilities. These competitors include, but are not limited to, Attachmate, BMC, CA, HP, IBM, Microsoft and Oracle, all of which offer support for heterogeneous operating system environments, such as Linux, Solaris, AIX, HP-UX and Windows. Many of these competitors have legacy client/server offerings that require relatively long implementation cycles and are difficult to displace in enterprise customers due to, among other reasons, switching costs. There are numerous other companies that focus exclusively on management offerings that are likely to support Linux-based systems as well as non-Linux-based systems.

With our service offerings we face competition in the market for services related to the deployment of enterprise technologies and the development and integration of applications. Our competitors in the market include Accenture plc, HP, IBM and Tata Consultancy Services Limited, as well as other technology consulting companies.

With our cloud technologies we compete with companies that provide tools for enterprises to create private clouds, such as Microsoft and VMware, as well as with companies that provide public clouds, such as Amazon, Google, Inc., Microsoft and Rackspace Hosting, Inc.

With our storage offerings we compete with companies that provide software-based storage products, such as EMC and NetApp.

Due to the nature of open source technology, the open source software model is not characterized by the traditional barriers to entry that are found in the proprietary software model. For example, anyone can use, copy, modify and redistribute Red Hat Enterprise Linux, Red Hat JBoss Middleware and our other open source

 

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offerings. However, they are not permitted to refer to these products as “Red Hat” or “JBoss” products unless they have a formal business relationship with us that allows such references. Moreover, our customers agree that during their support relationship with Red Hat, they will purchase a support subscription for each computer system, core, socket or other unit on which they deploy Red Hat’s software. In addition, the primary means by which customers can receive a certified version of Red Hat enterprise software, fixes, enhancements and new versions of Red Hat enterprise software is to purchase and maintain a current subscription directly from us or our partners with whom we have agreements. We believe that the major factors affecting the competitive landscape for our offerings include:

 

  ·  

the name and reputation of the vendor;

 

  ·  

the ability to adapt development, sales, marketing and support to the open source software model;

 

  ·  

the product price, performance, reliability, security and functionality;

 

  ·  

the alliances of the vendor with major industry hardware and/or software providers;

 

  ·  

the quality of support and consulting services;

 

  ·  

the financial and value relationship of subscription services;

 

  ·  

the number of Global 2000 reference accounts;

 

  ·  

the number of cloud computing partners and reference accounts;

 

  ·  

the availability of third-party enterprise infrastructure applications that are compatible with the technology;

 

  ·  

the breadth of hardware and software ecosystem compatibility;

 

  ·  

the management framework for administering the software technologies;

 

  ·  

the ability of the vendor to quickly diagnose software issues and provide patches and other solutions;

 

  ·  

the distribution strength and number of distribution partners of the vendor; and

 

  ·  

the strength of the vendor’s relationships and reputation in the open source community.

Although we believe that we generally compete on par or favorably with many of our competitors in a number of respects, including product performance, price and breadth of hardware and software compatibility, we believe that a number of our key competitors currently have superior marketing and distribution capabilities. In addition, there are significantly more enterprise infrastructure applications available for competing operating systems technologies, such as Windows, than there are for Red Hat Enterprise Linux. An integral part of our strategy has been to help address these shortcomings by, among other methods, strengthening our existing strategic relationships and entering into new ones to expand our distribution capabilities and by attracting more attention to the open source movement. Also, increasing the volume of installed subscriptions of Red Hat enterprise technologies should create additional opportunities and incentives for software developers to write more applications that are compatible with Red Hat enterprise technologies.

SOFTWARE ENGINEERING AND DEVELOPMENT

We have invested, and intend to continue to invest, significant resources in research and development. We expended $208.7 million, $171.3 million and $148.4 million, in our fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010, respectively, in research and development costs. We focus and modify our research and development efforts based on the needs of users and changes in the marketplace. We are currently focusing our development efforts on improving or adding the functionality to our offerings that are needed by the Global 2000 or required for leading third-party applications upon which the Global 2000 are dependent. However, any upgrades and enhancements are offered on an if-and-when-available basis.

 

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Our software engineers collaborate with open source software development teams working through open source communities such as the Fedora Project and JBoss.org. This involvement enables us to remain abreast of, and in some instances lead, certain technical advances, plans for development of new features and timing of releases, as well as other information related to the management of open source projects.

Our software engineers make development contributions to many components comprising Red Hat Enterprise Linux, Red Hat JBoss Middleware and Red Hat Virtualization and provide leadership within the various open source communities across many of the core components.

Our software development engineers perform extensive testing of Red Hat enterprise technologies. We use various industry methods of quality assurance testing to help ensure that our enterprise technologies are solidly engineered and ready for use by our customers when delivered. We also work closely with leading hardware and software vendors to help ensure that their hardware and applications will operate effectively with Red Hat enterprise platforms.

In addition, we continue to invest substantial resources in the development and commercialization of open source technologies that provide added value in addition to our offerings.

INTELLECTUAL PROPERTY

Most of our offerings, such as Red Hat Enterprise Linux and Red Hat JBoss Middleware, are built primarily from software components licensed to the general public under various open source licenses. While some components are developed by our own employees, Red Hat obtains many components from software developed and released by contributors to independent open source software development projects. Open source licenses grant licensees broad permissions to use, copy, modify and distribute the software. Certain open source licenses, such as the GNU General Public License (“GPL”), impose significant limits on a distributor’s ability to license derivative works under more restrictive terms and generally require the distributor to disclose the source code of such works. The inclusion of software components governed by such licenses in our offerings limits our ability to use traditional proprietary software licensing models for those offerings. As a result, while we have substantial copyright interests in our software technologies, open source development and licensing practices may have the effect of limiting the value of our software copyright assets. Consequently, our trademarks may represent our most valuable intellectual property.

We pursue registration of some of our trademarks in the United States and in other countries. We have registered the “Red Hat” and “JBoss” trademarks and the Red Hat Shadowman logo in countries in North America, South America, Europe, Asia and Africa as well as in Australia.

Despite our efforts to protect our trademark rights, unauthorized third parties have in the past attempted, and in the future may attempt, to misappropriate our trademark rights. We cannot be certain that we will succeed in preventing such misappropriation of our trade names and trademarks. The laws of some foreign countries do not protect or deter misappropriation of our trademark rights to the same extent as do the laws of the United States. In addition, while we engage in certain enforcement activity, policing unauthorized use of our trademark rights is difficult, expensive and time consuming, and our efforts may be inadequate. The loss of any material trademark or trade name could have a material adverse effect on our business, operating results and financial condition.

Red Hat also seeks patent protection of some of the innovative ideas of our software developers and other employees. Some of these inventions are applicable to our current technologies, while others provide protection to new and other technologies. Moreover, our principal objectives in seeking patent protection are to provide a measure of deterrence against the potential patent infringement claims of third parties and to help ensure that new technologies and innovations covered by our patents remain open. As part of Red Hat’s commitment to the open source community, we provide our Patent Promise, an undertaking, subject to certain limitations, not to enforce

 

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our patent rights against users of open source software covered by certain open source licenses. This permits the development and distribution of open source applications by third parties that could otherwise infringe on our patents. For these reasons, it is unlikely that our patents will, of themselves, provide us substantial revenue. We are also a founding member and active participant, along with other industry leaders (including IBM, Philips and Sony) in the Open Invention Network LLC, which acquires patents with the goal of promoting innovation in open source for the Linux platform.

Third parties have in the past asserted, and may in the future assert, infringement claims against us which may result in costly litigation or require us to obtain a license to third-party intellectual property rights. See Item 3, “Legal Proceedings”. There can be no assurance that such licenses will be available on reasonable terms or at all, which could have a material adverse effect on our business, operating results and financial condition. Red Hat regularly commits to its subscription customers that if portions of our enterprise offerings are found to infringe third-party intellectual property rights we will, at our expense and option: (i) obtain the right for the customer to continue to use the offering consistent with their subscription agreement with us; (ii) modify the offering so that its use is non-infringing; or (iii) replace the infringing component with a non-infringing component, and indemnify them against specific types of infringement claims. Although we cannot predict whether we will need to satisfy these commitments and often have limitations on these commitments, satisfying these commitments could be costly and time-consuming and could materially and adversely affect our business, operating results, financial condition and cash flows.

We also generally enter into confidentiality and nondisclosure agreements with our employees and consultants and seek to control access to and distribution of our confidential documentation and other proprietary information.

EMPLOYEES

As of February 29, 2012, Red Hat had more than 4,500 employees. From time to time, we also employ independent contractors. Our employees are not represented by any labor union and are not recognized under a collective bargaining agreement, and we have never experienced a work stoppage. We believe our relations with our employees are generally good.

AVAILABLE INFORMATION

We maintain a website at www.redhat.com. We make available, free of charge on our website, our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended (the “Securities Exchange Act”), as soon as reasonably practicable after we electronically file those reports with, or furnish them to the Securities and Exchange Commission (the “SEC”). We also similarly make available, free of charge on our website, the reports filed with the SEC by our executive officers, directors and 10% stockholders pursuant to Section 16 under the Securities Exchange Act as soon as reasonably practicable after copies of those filings are provided to us by those persons. We are not including the information contained at www.redhat.com, or at any other Internet address, as part of, or incorporating it by reference into, this Annual Report on Form 10K.

 

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ITEM 1A. RISK FACTORS

Set forth below are certain risks and cautionary statements, which supplement other disclosures in this report. Please carefully consider the following risks and cautionary statements. If any of the following risks occur, our business, financial condition, operating results and cash flows could be materially adversely affected.

Moreover, certain statements contained in this report and the documents incorporated by reference in this report, including in Management’s Discussion and Analysis of Financial Condition and Results of Operations, constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements provide current expectations of future events based on certain assumptions and include any statement that is not strictly a historical statement (for example, statements regarding current or future financial performance, management’s plans and objectives for future operations, product plans and performance, management’s expectations regarding market risk and market penetration, management’s assessment of market factors or strategies, objectives and plans of Red Hat and its partners). Words such as “anticipates,” “believes,” “expects,” “estimates,” “intends,” “plans,” “projects,” and similar expressions, may also identify such forward-looking statements. Investors are cautioned that these forward-looking statements are not guarantees of Red Hat’s future performance and are subject to a number of risks and uncertainties that could cause Red Hat’s actual results to differ materially from those found in the forward-looking statements and from historical trends. These risks and uncertainties include the risks and cautionary statements detailed below and elsewhere in this report as well as in Red Hat’s other filings with the Securities and Exchange Commission (“SEC”), copies of which may be accessed through the SEC’s web site at http://www.sec.gov. Readers are urged to carefully review these risks and cautionary statements. The forward-looking statements included in this report represent our views as of the date of this report. We specifically disclaim any obligation to update these forward-looking statements in the future. These forward-looking statements should not be relied upon as representing our views as of any date subsequent to the date of this report.

RISKS RELATED TO BUSINESS UNCERTAINTY

The duration and extent of economic downturns, regional financial instability, and global economic and market conditions generally could adversely affect our business, financial condition and operating results.

Economic weakness and uncertainty, tightened credit markets and constrained IT spending from time to time contribute to slowdowns in the technology industry, as well as in the specific customer segments and geographic regions in which we operate, which may result in reduced demand and increased price competition for our offerings. Our operating results in one or more geographic regions or customer segments may also be affected by uncertain or changing economic conditions within that region or segment, such as the debt crisis in certain countries in the European Union. Continuing uncertainty about future economic conditions may, among other things, negatively impact our current and prospective customers and result in delays or reductions in technology purchases or lengthen our sales cycle. Adverse economic conditions also may negatively impact our ability to obtain payment for outstanding debts owed to us by our customers or other parties with whom we do business. In addition, these conditions may impact our investment portfolio, and we could determine that some of our investments have experienced an other-than-temporary decline in fair value, requiring an impairment charge that could adversely impact our financial condition and operating results. Also, these conditions may make it more difficult to forecast operating results. If global economic conditions, or economic conditions in the United States, European Union or in other key geographic regions or customer segments, remain uncertain or persist, spread or deteriorate further, current and prospective customers may delay or reduce their IT spending, which could adversely affect our business, financial condition and operating results.

If we fail to continue to establish and maintain strategic distribution and other collaborative relationships with industry-leading companies, we may not be able to attract and retain a larger customer base.

Our success depends in part on our ability to continue to establish and maintain strategic distribution and other collaborative relationships with industry-leading hardware manufacturers, distributors, software vendors,

 

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cloud providers and enterprise solutions providers such as Amazon.com, Inc. (“Amazon”), Cisco Systems, Inc. (“Cisco”), Dell Inc. (“Dell”), Fujitsu Limited, Hewlett-Packard Co. (“HP”), International Business Machines Corporation (“IBM”), NEC Corporation (“NEC”), Oracle Corporation (“Oracle”), SAP AG (“SAP”) and others. These relationships allow us to offer our technologies to a much larger customer base than we would otherwise be able through our direct sales and marketing efforts. We may not be able to maintain these relationships or replace them on attractive terms. In addition, our existing strategic relationships do not, and any future strategic relationships may not, afford us any exclusive marketing or distribution rights. Some of our channel partners offer competing products and services. As a result of these factors, many of the companies with which we have strategic alliances may choose to pursue alternative technologies and develop alternative products and services in addition to or in lieu of our offerings, either on their own or in collaboration with others, including our competitors. Moreover, we cannot guarantee that the companies with which we have strategic relationships will market our offerings effectively or continue to devote the resources necessary to provide us with effective sales, marketing and technical support. As our agreements with strategic partners terminate or expire, we may be unable to renew or replace these agreements on comparable terms, or at all.

We rely, to a significant degree, on indirect sales channels for the distribution of our offerings, and disruption within these channels could adversely affect our business and operating results.

We use a variety of different indirect distribution methods for our offerings, including channel partners such as OEMs, distributors and resellers. A number of these partners in turn distribute via their own networks of channel partners with whom we have no direct relationship. We rely, to a significant degree, on each of our channel partners to select, screen and maintain relationships with its distribution network and to distribute our offerings in a manner that is consistent with applicable regulatory requirements and Red Hat’s quality standards. Our channel partners may not distribute and market our offerings effectively.

Recruiting and retaining qualified channel partners and training them in the use of our enterprise technologies requires significant time and resources. If we fail to devote sufficient resources to support and expand our network of channel partners, our operating results may be adversely affected. In addition, because we rely on channel partners for the indirect distribution of our enterprise technologies, we may have little or no contact with the ultimate end-users of our technologies, thereby making it more difficult for us to establish brand awareness, ensure proper delivery and installation of our software, support ongoing customer requirements, estimate end-user demand, respond to evolving customer needs and obtain subscription renewals from end-users.

If our indirect distribution channel is disrupted, we may be required to devote more resources to distribute our offerings directly and support our customers, which may not be as effective and could lead to higher costs, reduced revenue and growth that is slower than expected.

We have entered into and may continue to enter into or seek to enter into business combinations and acquisitions, which may be difficult to complete and integrate, disrupt our business, divert management’s attention, adversely affect our financial condition, operating results and cash flows and dilute stockholder value.

As part of our business strategy, we have in the past entered into business combinations and acquisitions, and we may continue to do so in the future. These types of transactions can increase the expense of running our business and present significant challenges and risks, including:

 

  ·  

Integrating the acquired business’ accounting, financial reporting, management, information and information security, human resource and other administrative systems to permit effective management, and the lack of control if such integration is delayed or not implemented;

 

  ·  

Gathering full information regarding a business or technology prior to a transaction, including the identification and assessment of liabilities, claims or other circumstances that could result in litigation or regulatory exposure, unfavorable accounting treatment, unexpected tax implications and other adverse effects on our business;

 

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  ·  

Maintaining or establishing acceptable standards, controls, procedures and policies;

 

  ·  

Disruption of our ongoing business and distraction of management;

 

  ·  

Impairment of relationships with our employees and customers as a result of any integration of new management and other personnel;

 

  ·  

Inability to maintain relationships with customers of the acquired business;

 

  ·  

Cultural challenges associated with integrating employees from the acquired company into our organization;

 

  ·  

Loss of key employees of the acquired business;

 

  ·  

Maintaining good relationships with our existing business partners or those of the acquired business, including as a result of the changes in the competitive landscape affected by the transaction;

 

  ·  

Incorporating and further developing acquired technology and rights into our offerings and maintaining quality standards consistent with our brands;

 

  ·  

Failure to achieve the expected benefits of the transaction;

 

  ·  

Expenses related to the transaction;

 

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Claims and liabilities we may assume from the acquired business or technology, or that are otherwise related to the transaction;

 

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Increased operating expenses related to the acquired business or technology;

 

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Entering into new markets in which we have little or no experience or in which competitors may have stronger market positions;

 

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Impairment of tangible assets and intangible assets and goodwill acquired in transactions; and

 

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For foreign transactions, additional risks related to the integration of operations across different cultures and languages, and the economic, political, and regulatory risks associated with specific countries.

There can be no assurance that we will manage these challenges and risks successfully. Moreover, if we are not successful in completing transactions that we have pursued or may pursue, our business may be adversely affected, and we may incur substantial expenses and divert significant management time and resources. In addition, in pursuing and completing such transactions, we could use substantial portions of our available cash as payment and as retention incentives to employees of the acquired business, or we may incur substantial debt. We could also issue additional securities as all or a portion of the purchase price for these transactions, which could cause our stockholders to suffer significant dilution. Any transaction may not generate additional revenue or profit for us, or may take longer to do so than expected, which may adversely affect our financial condition and operating results.

If we fail to effectively manage our growth, our financial condition, operating results and cash flows could be adversely affected.

We have expanded our operations rapidly in recent years. For example, our total revenue increased from $909.3 million for the fiscal year ended February 28, 2011 to $1.13 billion for the fiscal year ended February 29, 2012. Moreover, the total number of our employees increased from over 3,700 as of February 28, 2011 to over 4,500 as of February 29, 2012 and is expected to generally increase in the foreseeable future. In addition, we continue to explore ways to extend our offerings and geographic reach. Our growth has placed and will likely continue to place a strain on our management systems, information systems, resources and internal controls. Our ability to successfully provide our offerings and implement our business plan requires adequate information systems and resources, internal controls and oversight from our senior management.

 

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As we expand in international markets, these challenges increase as a result of the need to support a growing business in an environment of multiple languages, cultures, customs, legal systems, dispute resolution systems, regulatory systems and commercial practices. As we grow, we must also continue to hire, train, supervise and manage new employees. We may not be able to adequately screen and hire or adequately train, supervise and manage sufficient personnel or develop management, or effectively manage and develop our controls and oversight functions and information systems to adequately manage our growth effectively. If we are unable to adequately manage our growth, our business, financial condition, operating results and cash flows could be adversely affected.

We include software licensed from other parties in our offerings, the loss of which could increase our costs and delay availability of our offerings.

We utilize various types of software licensed from unaffiliated third parties in our offerings. Aspects of our business could be disrupted if any of the software we license from others or functional equivalents of this software were no longer available to us, no longer offered to us on commercially reasonable terms or changed in ways or included defects that made the third-party software unsuitable for our use. In these cases, we would be required to either redesign our technologies to function with software available from other parties, develop these components ourselves or eliminate the functionality, which could result in increased costs, the need to mitigate customer issues, delays in delivery of our offerings and the release of new offerings and limit the features available in our current or future offerings.

We may not be able to continue to attract and retain capable management.

Our future success depends on the continued services and effectiveness of a number of key management personnel, including our CEO, who assumed his role on January 1, 2008. Our ability to retain key management personnel or hire capable new management personnel as we grow may be challenged to the extent the technology sector performs well and/or if companies with more generous compensation packages or greater perceived growth opportunities compete for the same personnel. In addition, historically we have used share-based compensation as a key component of our compensation packages. Changes in the accounting for share-based compensation could adversely affect our earnings or force us to use more cash compensation to attract and retain capable personnel. If the price of our common stock falls, the value of our share-based awards to recipients is reduced. Such events, or if we are unable to secure shareholder approval for increases in the number of shares eligible for share-based compensation grants, could adversely affect our ability to successfully attract and retain key management personnel. Effective succession planning is also important to our long-term success. Failure to ensure effective transfer of knowledge and smooth transitions involving key management personnel could hinder our strategic planning and execution.

We depend on our key non-management employees, the loss of which could adversely affect our business or stock price and diminish our brands.

Competition in our industry for qualified employees, especially technical employees, is intense and from time to time our competitors directly target our employees. The loss of the technical knowledge and industry expertise of any of these individuals could seriously impede our success. Moreover, the loss of these individuals, particularly to a competitor, some of which may be in a position to offer greater compensation, and any resulting loss of customers could reduce our market share and diminish our brands and adversely affect our business or stock price. We have from time to time in the past experienced, and we may experience in the future, difficulty in hiring and retaining highly skilled employees with appropriate qualifications.

A number of our key employees have become, or will soon become, vested in a significant amount of their equity compensation awards. Employees may be more likely to leave us after a significant portion of their equity compensation awards fully vest, especially if the shares underlying the equity awards have significantly appreciated in value. If we do not succeed in retaining and motivating our key employees and attracting new key personnel, our business, financial performance and stock price may decline.

 

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Our corporate culture has contributed to our success, and if we cannot maintain this culture as we grow, we could lose the innovation, creativity and teamwork fostered by our culture, and our business may be harmed.

We believe that a critical contributor to our success has been our corporate culture, which we believe fosters innovation, creativity and teamwork. As our organization grows, and we are required to implement more complex organizational management structures, we may find it increasingly difficult to maintain beneficial aspects of our corporate culture. If we are unable to maintain our corporate culture, we may find it difficult to attract and retain motivated employees.

Our subscription-based contract model may encounter customer resistance or we may experience a decline in the demand for our offerings.

We provide Red Hat enterprise technologies under annual or multi-year subscriptions. Through the life of a subscription, a customer is entitled to specified levels of support as well as security updates, fixes, functionality enhancements and upgrades to the technology, when and if available, via the Red Hat Customer Portal. While we believe this practice complies with the requirements of the GNU General Public License, and while we have reviewed this practice with the Free Software Foundation, the organization that maintains and provides interpretations of the GNU General Public License, we may still encounter customer resistance to this distribution model or customers may fail to honor the terms of our subscription agreements. To the extent we are unsuccessful in promoting or defending this distribution model, our business and operating results could be materially and adversely affected. In addition, our customers generally undertake a significant evaluation process that may result in a lengthy sales cycle. We spend substantial time, effort, and money on our sales efforts without any assurance that our efforts will produce any sales. As technologies and the markets for our enterprise offerings change, our subscription-based contract model may no longer meet the needs of our customers. If we are unable to adapt our contract model to changes in the marketplace, our business and operating results could be adversely impacted.

If our current and future customers do not renew their subscription agreements with us, our operating results may be adversely impacted.

Our customers may not renew their subscriptions after the expiration of their subscription agreements and in fact, some customers elect not to do so. In addition, our customers may opt for a lower-priced edition of our offerings or for fewer subscriptions. We have limited historical data with respect to rates of customer subscription renewals, so we cannot accurately predict customer renewal rates. Our customers’ renewal rates may decline or fluctuate as a result of a number of factors, including their level of satisfaction with our services and their ability to continue their operations and spending levels. Government contracts could be subject to future funding that may affect the extension or termination of programs and generally are subject to the right of the government to terminate for convenience or non-appropriation. If we experience a decline in the renewal rates for our customers or they opt for lower-priced editions of our offerings or fewer subscriptions, our operating results may be adversely impacted.

If open source software programmers, most of whom we do not employ, do not continue to develop and enhance open source technologies, we may be unable to develop new technologies, adequately enhance our existing technologies or meet customer requirements for innovation, quality and price.

We rely to a significant degree on a number of largely informal communities of independent open source software programmers to develop and enhance our enterprise technologies. For example, Linus Torvalds, a prominent open source software developer, and a relatively small group of software engineers, many of whom are not employed by us, are primarily responsible for the development and evolution of the Linux kernel, which is the heart of the Red Hat Enterprise Linux operating system. If these groups of programmers fail to adequately further develop and enhance open source technologies, we would have to rely on other parties to develop and

 

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enhance our offerings or we would need to develop and enhance our offerings with our own resources. We cannot predict whether further developments and enhancements to these technologies would be available from reliable alternative sources. In either event, our development expenses could be increased and our technology release and upgrade schedules could be delayed. Moreover, if third-party software programmers fail to adequately further develop and enhance open source technologies, the development and adoption of these technologies could be stifled and our offerings could become less competitive. Delays in developing, completing or delivering new or enhanced offerings could result in delayed or reduced revenue for those offerings and could also adversely affect customer acceptance of those offerings.

If third-party enterprise hardware and software providers do not continue to make offerings compatible with our offerings, our software may cease to be competitive and our business and financial performance may be adversely affected.

The competitive position of our offerings is dependent on their compatibility with offerings of third-party enterprise hardware and software companies. To the extent that a software or hardware vendor might have or develop products that compete with ours, the vendor may have an incentive to seek to limit the performance, functionality or compatibility of our offerings when used with one or more of the vendor’s offerings. In addition, these vendors may fail to support or issue statements of compatibility or certification of our offerings when used with their offerings. We intend to encourage the development of additional applications that operate on both current and new versions of our offerings by, among other means, attracting third-party developers to our offerings, providing open source tools to create these applications and maintaining our existing developer relationships through marketing and technical support. We intend to encourage the compatibility of our software with various third-party hardware and software offerings by maintaining and expanding our relationships, both business and technical, with relevant independent hardware and software vendors. If we are not successful in achieving these goals, however, our offerings may not be competitive and our business and financial performance may be adversely affected.

We may be unable to predict the future course of open source technology development, which could reduce the market appeal of our offerings, damage our reputation and adversely affect our financial performance.

We do not exercise control over many aspects of the development of open source technology. Different groups of open source software programmers compete with one another to develop new technology. Typically, the technology developed by one group will become more widely used than that developed by others. If we acquire or adopt new technology and incorporate it into our offerings but competing technology becomes more widely used or accepted, the market appeal of our offerings may be reduced and that could harm our reputation, diminish our brands and adversely affect our financial performance.

Because of the characteristics of open source software, there are few technology barriers to entry into the open source market by new competitors and it may be relatively easy for competitors, some of which may have greater resources than we have, to enter our markets and compete with us.

One of the characteristics of open source software is that anyone can modify and redistribute the existing open source software and use it to compete with us. Such competition can develop without the degree of overhead and lead time required by traditional proprietary software companies. It is possible for new competitors with greater resources than ours to develop their own open source solutions, potentially reducing the demand for, and putting price pressure on, our solutions. For example, Oracle has developed its own version of the Linux operating system and sells support both for its version of the Linux operating system and for Red Hat Enterprise Linux. In addition, some competitors make their open source software available for free download and use on an ad hoc basis or may position their open source software as a loss leader. We cannot guarantee that we will be able to compete successfully against current and future competitors or that competitive pressure and/or the availability of open source software will not result in price reductions, reduced operating margins and loss of market share, any one of which could seriously harm our business.

 

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Industry consolidation may lead to increased competition and may harm our operating results.

There has been a trend of consolidation in the technology industry for several years. We expect this trend to continue as companies attempt to strengthen or hold their market positions in an evolving industry and as companies are acquired or are unable to continue operations. For example, in early 2010, Oracle completed its acquisition of Sun Microsystems, Inc. (“Sun”). Oracle’s acquisition of Sun created a large, integrated supplier of enterprise software that also provides hardware optimized for these software products. We believe that industry consolidation may result in stronger competitors that are better able to compete as sole-source vendors for customers. This could have a material adverse effect on our business, financial condition and operating results.

Our continued success depends on our ability to adapt to a rapidly changing industry. Investment in new business strategies and initiatives could disrupt our ongoing business and may present risks not originally contemplated.

We operate in highly competitive markets that are characterized by rapid technological change and frequent new product and service announcements. We must continue to invest significant resources in research and development in order to enhance our existing offerings and introduce new high-quality offerings. If we are unable to ensure that our users and customers have a high-quality experience with our offerings, then they may become dissatisfied and move to competitors’ products and services. In addition, if we are unable to predict user preferences or industry changes, or if we are unable to modify our offerings on a timely basis, we may lose customers.

Our future success will depend on our ability to adapt to rapidly changing technologies, to adapt our services to evolving industry standards and to improve the performance and reliability of our services. Our failure to adapt to such changes could harm our business. In addition, the widespread adoption of other technological changes could require substantial expenditures to modify or adapt our offerings or infrastructure. Delays in developing, completing or delivering new or enhanced offerings and technologies could result in delayed or reduced revenue for those offerings and could also adversely affect customer acceptance of those offerings and technologies. The success of new and enhanced offering introductions depends on several factors, including our ability to develop and complete new offerings in a timely manner, successfully promote the offerings, manage the risks associated with the offerings, make sufficient resources available to support them and address any quality or other defects in the early stages of introduction.

Moreover, we believe that our continued success depends on our investing in new business strategies or initiatives that complement our strategic direction and technology road map. Such endeavors may involve significant risks and uncertainties, including distraction of management’s attention away from other business operations, and insufficient revenue generation to offset liabilities and expenses undertaken with such strategies and initiatives. Because these endeavors may be inherently risky, no assurance can be given that such endeavors will not materially adversely affect our business, financial condition, operating results and cash flows.

Our continued success depends on our ability to maintain and enhance strong brands.

We believe that the brand identities that we have developed have contributed significantly to the success of our business. We also believe that maintaining and enhancing our brands is important to expanding our customer base and attracting talented employees. In order to maintain and enhance our brands, we may be required to make substantial investments that may not be successful. If we fail to promote and maintain our brands, or if we incur excessive costs in doing so, our business, operating results and financial condition may be materially and adversely affected. Maintaining our brands will depend in part on our ability to remain a leader in open source technology and our ability to continue to provide high-quality offerings.

 

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Our Red Hat Virtualization, cloud computing and storage offerings are based on emerging technologies and business models, and the potential market for these offerings remains uncertain.

Our Red Hat Virtualization, cloud computing and storage offerings are based on emerging technologies and business models, the success of which will depend on the perceived technological and operational benefits and cost savings associated with the adoption of these technologies. The cloud computing, storage and virtualization market segments are rapidly evolving, and we expect competition to remain intense. In addition, we may make errors in predicting and reacting to relevant business trends.

Adoption of virtualization and cloud computing offerings may occur more slowly or less pervasively than we expect and the revenue growth associated with these offerings may be slower than currently expected. Moreover, even if virtualization and cloud computing are adopted widely by enterprises, our offerings in these areas may not attract a sufficient number of users or generate attractive financial results. In either case, our business, financial condition and operating results could be adversely affected.

If our growth rate slows, our stock price could be adversely impacted.

As the markets for our offerings mature and the scale of our business increases, our rate of revenue growth will likely be lower than the growth rates we experienced in earlier periods. In addition, to the extent that the adoption of our offerings occurs more slowly or is less pervasive than we expect, our revenue growth rates may slow materially or our revenue may decline substantially, which could adversely affect our stock price.

Security and privacy breaches may expose us to liability and harm our reputation and business.

Our business involves the production and distribution of enterprise software technologies. As part of our business we receive and process information about our employees, customers and partners, and we may store (or contract with third parties to store) our customers’ data. While we take security and testing measures relating to our offerings and operations, those measures may not prevent security breaches that could harm our business. Advances in computer capabilities, new discoveries in the field of cryptography, inadequate technology or facility security measures or other factors may result in a compromise or breach of our systems and the data we store and process. Our security measures may be breached as a result of actions by third parties or employee error or malfeasance. A party who is able to circumvent our security measures or exploit inadequacies in our security measures, could, among other things, misappropriate proprietary information (including information about our employees, customers and partners and our customers’ information), cause the loss or disclosure of some or all of this information, cause interruptions in our or our customers’ operations or expose customers (and their customers) to computer viruses or other disruptions or vulnerabilities. Any compromise of our systems or the data we store or process could result in a loss of confidence in the security of our offerings, damage our reputation, disrupt our business, lead to legal liability and adversely affect our financial condition, operating results and cash flows. A compromise to our systems could remain undetected for an extended period of time, exacerbating the impact of that compromise. Actual or perceived vulnerabilities may lead to claims against us by customers, partners or other third parties, which could be material. While our customer agreements typically contain provisions that seek to limit our liability, there is no assurance these provisions will be enforceable and effective under applicable law. In addition, the cost and operational consequences of implementing further data protection measures could be significant.

We are vulnerable to technology infrastructure failures, which could harm our reputation and business.

We rely on our technology infrastructure for many functions, including selling our offerings, supporting our partners, fulfilling orders and billing, collecting and making payments. We also rely on the technology infrastructure of third parties to provide some of our offerings. This technology infrastructure may be vulnerable to damage or interruption from natural disasters, power loss, telecommunication failures, terrorist attacks, computer intrusions and viruses, software errors, computer denial-of-service attacks and other events. A

 

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significant number of the systems making up this infrastructure are not redundant, and our disaster recovery planning is not sufficient for every eventuality. This technology infrastructure is also subject to break-ins, sabotage and intentional acts of vandalism by internal employees, contractors and third parties. Despite any precautions we may take, such problems could result in, among other consequences, interruptions in our services and loss of data, which could harm our reputation, business and financial condition. We do not carry business interruption insurance sufficient to protect us from all losses that may result from interruptions in our services as a result of technology infrastructure failures or to cover all contingencies. Any interruption in the availability of our websites and on-line interactions with customers and partners would create a large volume of questions and complaints that would need to be addressed by our support personnel. If our support personnel cannot meet this demand, customer and partner satisfaction levels may fall, which in turn could cause additional claims, reduced revenue or loss of customers.

A decline in or reprioritization of funding in the U.S. government budget or delays in the budget process could adversely affect our business and future financial performance.

We derive, and expect to continue to derive, a portion of our revenue from U.S. government agencies. Concerns about increased deficit spending, along with continued economic challenges, continue to place pressure on U.S. government spending. The termination of, or delayed or reduced funding for, programs or contracts from which we derive revenue could adversely affect our business and financial performance.

If we fail to comply with our customer contracts or government contracting regulations, our business could suffer.

Our contracts with our customers may include unique and specialized performance requirements. In particular, our contracts with federal, state, provincial and local governmental customers are subject to various procurements regulations, contract provisions and other requirements relating to their formation, administration and performance. Any failure by us to comply with the specific provisions in our customer contracts or any violation of government contracting regulations could result in the imposition of various civil and criminal penalties, which may include termination of contracts, forfeiture of profits, suspension of payments and, in the case of our government contracts, fines and suspension from future government contracting. In addition, we may be subject to qui tam litigation, the process by which a private individual sues or prosecutes on behalf of the government relating to government contracts and shares in the proceeds of any successful litigation or settlement, which could include claims for up to treble damages. Further, any negative publicity related to our customer contracts or any proceedings surrounding them, regardless of its accuracy, may damage our business and affect our ability to compete for new contracts. There is increased pressure for governments and their agencies, both domestically and internationally, to reduce spending. If our customer contracts are terminated, if we are suspended from government work, or if our ability to compete for new contracts is adversely affected, we could suffer an adverse effect on our business, operating results and financial condition.

RISKS RELATED TO LEGAL UNCERTAINTY

If our technologies are found or alleged to infringe third-party intellectual property rights, we could be required to redesign our offerings, replace components of our offerings, enter into license agreements with third parties and provide infringement indemnification.

We regularly commit to our subscription customers that if portions of our offerings are found to infringe any third-party intellectual property rights we will, at our expense and option: (i) obtain the right for the customer to continue to use the technology consistent with their subscription agreement with us; (ii) modify the technology so that it is non-infringing; or (iii) replace the infringing component with a non-infringing component, and indemnify them against specified infringement claims. Although we cannot predict whether we will need to satisfy these commitments and often have limitations on these commitments, satisfying the commitments could be costly and time consuming and could materially and adversely affect our operating results and financial condition. In addition, our insurance policies would likely not adequately cover our exposure to this type of claim.

 

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We are vulnerable to claims that our technologies infringe third-party intellectual property rights because our technologies are comprised of software components, many of which are developed by numerous independent parties, and an adverse legal decision affecting our intellectual property could materially harm our business.

We are vulnerable to claims that our technologies infringe third-party intellectual property rights, including patent, copyright and trade secrets because our technologies are comprised of software components, many of which are developed by numerous independent parties. Moreover, because the scope of software patent protection is often not well defined or readily determinable, patent applications in the United States are not publicly disclosed at the time of filing, and the number of software patents that are issued each year is significant and growing, we may be unable to assess the relevance of patents to our technologies, or take appropriate responsive action, in a timely or economic manner. Our exposure to risks associated with the use of intellectual property may increase as a result of acquisitions. In addition, third parties may make infringement and similar or related claims after we have acquired technology that had not been asserted prior to our acquisition. These risks have been amplified by the increase in third parties whose sole or primary business is to assert such claims.

In the past, our technologies have been subject to intellectual property infringement claims. We expect these claims to increase as the size of our business and market share grow, the number of products and competitors in our industry grows and the functionality of products in different portions of the industry overlap. We may not be able to accurately assess the risk related to these suits, and we may be unable to accurately assess our level of exposure.

Defending patent and other intellectual property claims, even claims without significant merit, can be time consuming, costly and can divert the attention of technical and management personnel. We may receive unfavorable preliminary or interim rulings in the course of litigation, and there can be no assurances that favorable final outcomes will be obtained in all cases. We may decide to settle certain lawsuits and disputes on terms that are unfavorable to us. Similarly, if any litigation to which we are a party is resolved adversely, we may be subject to an unfavorable judgment that may not be reversed upon appeal. The terms of such a settlement or judgment may require us to cease offering certain of our technologies or pay substantial amounts to the other party. In addition, we may have to seek a license to continue offering technologies found to be in violation of a third party’s rights, which may not be available on reasonable terms, or at all, and may significantly increase our operating costs and expenses. As a result, we may also be required to develop alternative non-infringing technology or practices or discontinue the practices. The development of alternative non-infringing technology or practices could require significant effort and expense or may not be feasible.

An adverse legal decision regarding the intellectual property in and to our technology and other offerings could adversely affect our business and may do so materially. See “Legal Proceedings”.

Our activities, or the activities of our partners, may violate anticorruption laws and regulations that apply to us.

In many foreign countries, particularly in certain developing economies, it is not uncommon to engage in business practices that are prohibited by regulations that may apply to us, such as the U.S. Foreign Corrupt Practices Act, the U.K. Bribery Act and similar laws. Although we have policies and procedures designed to promote compliance with these laws, our employees, contractors, partners and agents, as well as those companies to which we outsource certain of our business operations, may take actions in violation of our policies and procedures. Any violation of these laws and regulations could result in fines; criminal sanctions against us, our officers, or our employees; prohibitions on the conduct of our business; and damage to our reputation.

We could be prevented from selling or developing our software if the GNU General Public License and similar licenses under which our technologies are developed and licensed are not enforceable or are modified so as to become incompatible with other open source licenses.

A number of our offerings, including Red Hat Enterprise Linux, have been developed and licensed under the GNU General Public License and similar open source licenses. These licenses state that any program licensed

 

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under them may be liberally copied, modified and distributed. It is possible that a court would hold these licenses to be unenforceable or that someone could assert a claim for proprietary rights in a program developed and distributed under them. Any ruling by a court that these licenses are not enforceable, or that open source components of our offerings may not be liberally copied, modified or distributed, may have the effect of preventing us from distributing or developing all or a portion of our offerings. In addition, licensors of open source software employed in our offerings may, from time to time, modify the terms of their license agreements in such a manner that those license terms may no longer be compatible with other open source licenses in our offerings or our end user license agreement, and thus could, among other consequences, prevent us from continuing to distribute the software code subject to the modified license.

Our offerings may contain defects that may be costly to correct, delay market acceptance of our enterprise technologies and expose us to claims and litigation.

Despite our testing procedures, errors have been and will continue to be found in our enterprise technologies after deployment. This risk is exacerbated by the fact that much of the code in our technologies is developed by independent parties over whom we exercise no supervision or control. If errors are discovered, we may have to make significant expenditures of capital and devote significant technical resources to analyze, correct, eliminate or work around them and may not be able to successfully do so in a timely manner or at all. Errors and failures in our offerings could result in a loss of, or delay in, market acceptance of our enterprise technologies, loss of existing or potential customers and delayed or lost revenue and could damage our reputation and our ability to convince enterprise users of the benefits of our technologies.

In addition, errors in our technologies could cause system failures, loss of data or other adverse effects for our customers who may assert warranty and other claims for substantial damages against us. Although our agreements with our customers often contain provisions which seek to limit our exposure to potential product liability claims, it is possible that these provisions may not be effective or enforceable under the laws of some jurisdictions. In addition, our insurance policies may not adequately limit our exposure to this type of claim. These claims, even if unsuccessful, could be costly and time consuming to defend and could materially harm our business.

Our efforts to protect our trademarks may not be adequate to prevent third parties from misappropriating our intellectual property rights in our trademarks.

Our collection of trademarks is valuable and important to our business. The protective steps we have taken in the past have been, and may in the future continue to be, inadequate to protect and deter misappropriation of our trademark rights. We may be unable to detect the unauthorized use of, or take appropriate steps to enforce, our trademark rights in a timely manner. We have registered some of our trademarks in countries in North America, South America, Europe, Asia, Africa and Australia and have other trademark applications pending in various countries around the world. Effective trademark protection may not be available in every country in which we offer or intend to distribute our offerings. We may be unable to prevent third parties from acquiring domain names that are similar to, infringe upon, or diminish the value of our trademarks and other proprietary rights. Failure to adequately protect our trademark rights could damage or even destroy one or more of our brands and impair our ability to compete effectively. Furthermore, defending or enforcing our trademark rights could result in the expenditure of significant financial and managerial resources.

Efforts to assert intellectual property ownership rights in our technologies could impact our standing in the open source community, which could limit our technology innovation capabilities and adversely affect our business.

When we undertake actions to protect and maintain ownership and control over our intellectual property, including patents, copyrights and trademark rights, our standing in the open source community could be adversely affected, which in turn could limit our ability to continue to rely on this community, upon which we are dependent, as a resource to help develop and improve our technologies and further our research and development efforts, and could adversely affect our business.

 

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We are, and may become, involved in disputes and lawsuits that could have a material adverse effect on our performance or stock price.

Lawsuits or legal proceedings may be commenced against us. These disputes and proceedings may involve significant expense and divert the attention of management and other employees. If we do not prevail in these matters, we could be required to pay substantial damages or settlement costs, which could have a material adverse effect on our financial condition or operating results. See “Legal Proceedings” for additional information on this and other certain matters that may affect our performance or stock price.

Our business is subject to a variety of U.S. and international laws regarding data privacy and protection.

Our business is subject to federal, state and international laws regarding privacy and protection of user data. We post, on our website, our privacy policies and practices concerning the use and disclosure of user data. As Internet commerce continues to evolve, increasing regulation by federal, state or foreign agencies becomes more likely. Increased regulation in the area of data privacy and protection, and laws and regulations applying to the solicitation, collection, processing, protection or use of information could affect our ability to use and share data, or the adoption of our cloud offerings by customers. Any failure by us to comply with our posted privacy policies or other federal, state or international privacy-related or data protection laws and regulations could result in proceedings against us by governmental entities or others which could have a material adverse effect on our business, operating results and financial condition.

It is possible that these laws may be interpreted and applied in a manner that is inconsistent with our data practices. If so, in addition to the possibility of fines and penalties, a governmental order requiring that we change our data practices could result, which in turn could have a material adverse effect on our business. Compliance with these regulations may involve significant costs or require changes in business practices that result in reduced revenue. Noncompliance could result in penalties being imposed on us or orders that we cease conducting the noncompliant activity.

RISKS RELATED TO FINANCIAL UNCERTAINTY

Our quarterly and annual operating results may not be a reliable indicator of our future financial performance.

Due to the unpredictability of the technology spending environment, among other reasons, our revenue and operating results have fluctuated and may continue to fluctuate. We base our current and projected future expense levels, in part, on our estimates of future revenue. Our expenses are, to a large extent, fixed in the short term. Accordingly, we may not be able to adjust our spending quickly enough to protect our projected operating results for a quarter if our revenue in that quarter falls short of our expectations. If, among other considerations, our future financial performance falls below the expectations of securities analysts or investors or we are unable to increase or maintain profitability, the market price of our common stock may decline.

Our stock price has been volatile historically and may continue to be volatile. Further, the sale of our common stock by significant stockholders may cause the price of our common stock to decrease.

The trading price of our common stock has been and may continue to be subject to wide fluctuations. Our stock price may fluctuate in response to a number of events and factors, such as quarterly variations in operating results, announcements of technological innovations or new products by us or our competitors, announcements relating to strategic decisions, announcements related to key personnel, customer purchase delays, service disruptions, changes in financial estimates and recommendations by securities analysts, the operating and stock price performance of other companies that investors may deem comparable to us, news reports relating to trends in our markets, general economic conditions and other risks listed herein.

 

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In addition, several of our stockholders own significant portions of our common stock. If these stockholders were to sell all or a portion of their holdings of our common stock, then the market price of our common stock could be negatively impacted. The effect of such sales, or of significant portions of our stock being offered or made available for sale, could result in strong downward pressure on our stock price. Investors should be aware that they could experience significant short-term volatility in our stock if such stockholders decide to sell all or a portion of their holdings of our common stock at once or within a short period of time.

We may lack the financial and operational resources needed to increase our market share and compete effectively.

In the market for operating systems, we face significant competition from larger companies with greater financial, operational and technical resources and name recognition than we have. Competitors, which offer hardware-independent multi-user operating systems for Intel platforms and/or Linux and UNIX-based operating systems, include HP, IBM, Microsoft Corporation (“Microsoft”), Oracle and Unisys Corporation.

In the market for middleware offerings, we face significant competition from larger companies with greater financial, operational and technical resources and name recognition than we have. These competitors include, but are not limited to, IBM, Microsoft, Oracle and VMware, Inc. (“VMware”) all of which offer portfolios of enterprise Java and non-Java middleware products. IBM and Oracle often bundle hardware and software for their customers, making it more difficult to penetrate these customer bases.

In the market for virtualization we face significant competition from larger companies with greater financial, operational and technical resources and name recognition than we have. These competitors include, but are not limited to, Attachmate Corporation, Citrix Systems, Inc., Microsoft, Oracle and VMware.

We face competition in the market for services related to the deployment of enterprise technologies and the development and integration of applications. Our competitors in the market include Accenture plc, HP, IBM and Tata Consultancy Services Limited, as well as other technology consulting companies. Some of these competitors may be able to leverage their existing service organizations and provide higher levels of consulting and training on a more cost-effective basis than we can.

With our cloud technologies we compete with companies that provide tools for enterprises to create private clouds, such as Microsoft and VMware, as well as with companies that provide public clouds, such as Amazon, Google Inc., Microsoft and Rackspace Hosting, Inc.

With our storage offerings we compete with companies that provide software-based storage products, such as EMC Corporation and NetApp, Inc.

We may lack the resources needed to compete successfully with our current competitors as well as potential new competitors. Moreover, we compete in certain areas with our strategic partners and potential strategic partners, and this may adversely impact our relationship with an individual partner or a number of partners. Competitive pressures could affect prices or demand for our offerings, resulting in reduced profit margins and loss of market opportunity. We may have to lower the prices of our offerings to stay competitive, which could affect our margins and financial condition. In addition, if our pricing and other factors are not sufficiently competitive, we may lose market share. Industry consolidation may also effect competition by creating larger and potentially stronger competitors in the markets in which we compete, which may have an adverse effect on our business.

We may not be able to meet the financial and operational challenges that we will encounter as our international operations, which represented approximately 45.1% of our total revenue for the fiscal year ended February 29, 2012, continue to expand.

Our international operations accounted for approximately 45.1% of total revenue for the fiscal year ended February 29, 2012. As we expand our international operations, we may have difficulty managing and

 

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administering a globally dispersed business and we may need to expend additional funds to, among other activities, reorganize our sales force and technical support services team, outsource or supplement general and administrative functions, staff key management positions, obtain additional information technology infrastructure and successfully localize offerings for a significant number of international markets, which may negatively affect our operating results.

Additional challenges associated with the conduct of our business overseas that may negatively affect our operating results include:

 

  ·  

Fluctuations in exchange rates;

 

  ·  

Pricing environments;

 

  ·  

Longer payment cycles and less financial stability of customers;

 

  ·  

Compliance with a wide variety of foreign laws;

 

  ·  

Difficulty selecting and monitoring channel partners outside of the United States;

 

  ·  

Lower levels of availability or use of the internet, through which our software is often delivered;

 

  ·  

Difficulty protecting our intellectual property rights overseas due to, among other reasons, the uncertainty of laws and enforcement in certain countries relating to the protection of intellectual property rights;

 

  ·  

Difficulty in staffing, developing and managing foreign operations as a result of distance, language, legal, cultural and other differences;

 

  ·  

Difficulty maintaining quality standards consistent with the our brands;

 

  ·  

Export and import laws and regulations could prevent us from delivering our offerings into and from certain countries;

 

  ·  

Public health risks and natural disasters, particularly in areas in which we have significant operations;

 

  ·  

Limitations on the repatriation and investment of funds and foreign currency exchange restrictions;

 

  ·  

Changes in import/export duties, quotas or other trade barriers could affect the competitive pricing of our offerings and reduce our market share in some countries; and

 

  ·  

Economic or political instability or terrorist acts in some international markets could result in the loss or forfeiture of some foreign assets and the loss of sums spent developing and marketing those assets and the revenue associated with them.

Any failure by us to effectively manage the challenges associated with the international expansion of our operations could adversely affect our business, operating results and financial condition.

A substantial portion of our revenues is derived from our Red Hat Enterprise Linux platform.

During our fiscal year ended February 29, 2012, a substantial portion of our subscription revenues was derived from our Red Hat Enterprise Linux technologies. Although we are continuing to develop other offerings, we expect that revenue from Red Hat Enterprise Linux will constitute a majority of our revenue for the foreseeable future. Declines and variability in demand for Red Hat Enterprise Linux could occur as a result of:

 

  ·  

competitive products and pricing;

 

  ·  

failure to release new or enhanced versions of Red Hat Enterprise Linux on a timely basis, or at all;

 

  ·  

technological change that we are unable to address with Red Hat Enterprise Linux; or

 

  ·  

future economic conditions.

 

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Additionally, as more customers and potential customers virtualize their data centers and move computing projects to cloud environments, demand for operating systems such as Red Hat Enterprise Linux may decline. Due to the concentration of our revenues from Red Hat Enterprise Linux, our financial condition, operating results and cash flows could be adversely affected by a decline in demand for Red Hat Enterprise Linux.

We may be subject to greater tax liabilities.

We are subject to income and other taxes in the U.S. and in numerous foreign jurisdictions. Our domestic and foreign tax liabilities are subject to the allocation of revenue and expenses in different jurisdictions. Additionally, the amount of taxes paid is subject to our interpretation of applicable tax laws in the jurisdictions in which we operate. Significant judgment is required in determining our worldwide provision for income taxes. In the ordinary course of our business, there are many transactions and calculations where the ultimate tax determination is uncertain. We are regularly subject to audits by tax authorities. Although we believe our tax estimates are reasonable, the final determination of tax audits and any related litigation could be materially different from our historical income tax provisions and accruals. The results of an audit or litigation could have a material effect on our financial statements in the period or periods for which that determination is made.

We earn a significant amount of our operating income from outside the U.S., and any repatriation of funds currently held in foreign jurisdictions may result in higher effective tax rates for the company. In addition, there have been proposals to change U.S. tax laws that would significantly impact how U.S. multinational corporations are taxed on foreign earnings. Although we cannot predict whether or in what form this proposed legislation may pass, if enacted it could have a material adverse impact on our tax expense and cash flows.

Because we recognize revenue from subscriptions for our service over the term of the subscription, downturns or upturns in sales may not be immediately reflected in our operating results.

We generally recognize subscription revenue from customers ratably over the term of their subscription agreements, which are generally 12 to 36 months. As a result, much of the revenue we report in each quarter is deferred revenue from subscription agreements entered into during previous quarters. Consequently, a decline in subscriptions in any one quarter will not necessarily be fully reflected in the revenue in that quarter and will negatively affect our revenue in future quarters. In addition, we may be unable to adjust our cost structure to reflect this reduced revenue. Accordingly, the effect of significant downturns in sales and market acceptance of our service, and potential changes in our rate of renewals, may not be fully reflected in our operating results until future periods. Our subscription model also makes it difficult for us to rapidly increase our revenue through additional sales in any period, as revenue from new customers must be recognized over the applicable subscription term.

If our goodwill or amortizable intangible assets become impaired, we may be required to record a significant charge to earnings.

Under generally accepted accounting principles, we review our amortizable intangible assets for impairment when events or changes in circumstances indicate the carrying value may not be recoverable. Goodwill is required to be tested for impairment at least annually. Factors that may be considered a change in circumstances indicating that the carrying value of our goodwill or amortizable intangible assets may not be recoverable include a decline in stock price and market capitalization, reduced future cash flow estimates and slower growth rates in our industry. We may be required to record a significant charge to earnings in our financial statements during the period in which any impairment of our goodwill or amortizable intangible assets is determined resulting in an adverse impact on our operating results.

We may be exposed to potential risks if we do not have an effective system of disclosure controls or internal controls

We must comply, on an on-going basis, with the requirements of the Sarbanes-Oxley Act of 2002, including those provisions that establish the requirements for both management and auditors of public companies with

 

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respect to reporting on internal control over financial reporting. We cannot be certain that measures we have taken, and will take, will be sufficient or timely completed to meet these requirements on an on-going basis, or that we will be able to implement and maintain adequate disclosure controls and controls over our financial processes and reporting in the future, particularly in light of our rapid growth, international expansion and changes in our offerings, which are expected to result in on-going changes to our control systems and areas of potential risk.

If we fail to maintain an effective system of disclosure controls or internal control over financial reporting, including satisfaction of the requirements of the Sarbanes-Oxley Act, we may not be able to accurately or timely report on our financial results or adequately identify and reduce fraud. As a result, the financial position of our business could be harmed; current and potential future shareholders could lose confidence in us and/or our reported financial results, which may cause a negative effect on our trading price; and we could be exposed to litigation or regulatory proceedings, which may be costly or divert management attention.

Changes in accounting principles and guidance, or their interpretation, could result in unfavorable accounting charges or effects, including changes to previously filed financial statements, which could cause our stock to decline.

We prepare our consolidated financial statements in accordance with accounting principles generally accepted in the U.S. These principles are subject to interpretation by the SEC and various bodies formed to interpret and create appropriate accounting principles and guidance. A change in these principles or guidance, or in their interpretations, may have a significant effect on our reported results and may retroactively affect previously reported results.

Our investment portfolio is subject to credit and illiquidity risks and fluctuations in the market value of our investments and interest rates. These risks may result in an impairment of or the loss of all or a portion of the value of our investments, an inability to sell our investments or a decline in interest income.

We maintain an investment portfolio of various holdings, types and maturities. Our portfolio as of February 29, 2012 consisted primarily of money market funds, U.S. government and agency securities, German sovereign securities, certificates of deposit, corporate securities and equity securities. Although we follow an established investment policy and seek to minimize the risks associated with our investments by investing primarily in investment grade, highly liquid securities and by limiting the amounts invested with any one institution, type of security or issuer, we cannot give assurances that the assets in our investment portfolio will not lose value or become impaired, or that our interest income will not decline.

A significant part of our investment portfolio consists of U.S. government and agency securities. If global credit and equity markets experience prolonged periods of decline, or if there is a default or downgrade of U.S. government or agency debt, our investment portfolio may be adversely impacted and we could determine that some of our investments have experienced an other-than-temporary decline in fair value, requiring impairment charges that could adversely impact our financial condition and operating results.

We may be required to record impairment charges for other-than-temporary declines in fair market value in our investments. Future fluctuations in economic and market conditions could adversely affect the market value of our investments, and we could record additional impairment charges and lose some or all of the principal value of investments in our portfolio. A total loss of an investment or a significant decline in the value of our investment portfolio could adversely affect our operating results and financial condition. For information regarding the sensitivity of and risks associated with the market value of portfolio investments and interest rates, see “Quantitative and Qualitative Disclosures About Market Risk”.

Our investments in private companies are subject to risk of loss of investment capital. Some of these investments may have been made to further our strategic objectives and support our key business initiatives. Our

 

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investments in private companies are inherently risky because the markets for the technologies they have under development are typically in the early stages and may never materialize. We could lose the value of our entire investment in these companies.

We are subject to risks of currency fluctuations and related hedging operations.

A portion of our business is conducted in currencies other than the U.S. dollar. Changes in exchange rates among other currencies and the U.S. dollar will affect our net revenue, operating expenses and operating margins. We cannot predict the impact of future exchange rate fluctuations. As we expand international operations, our exposure to exchange rate fluctuations increases. We use financial instruments, primarily forward purchase contracts, to economically hedge U.S. dollar and other currency commitments arising from trade accounts receivable, trade accounts payable and fixed purchase obligations. If these hedging activities are not successful or we change or reduce these hedging activities in the future, we may experience significant unexpected expenses from fluctuations in exchange rates. For information regarding our hedging activity, see “Quantitative and Qualitative Disclosures About Market Risk”.

Natural disasters and geo-political events could adversely affect our financial performance.

The occurrence of one or more epidemics or natural disasters, such as the earthquakes in Japan and related events, or geo-political events, such as civil unrest or terrorist attacks, in a country in which we operate or in which technology industry suppliers or our customers are located, could disrupt and adversely affect our operations and financial performance. Such events could result in physical damage to, or the complete loss of, one or more of our facilities, the lack of an adequate work force in a market, the inability of our associates to reach or have transportation to our facilities directly affected by such events, the evacuation of the populace from areas in which our facilities are located, changes in the purchasing patterns of our customers, the temporary or long-term disruption in the supply of computer hardware and related components, the disruption or delay in the manufacture and transport of goods overseas, the disruption of utility services to our facilities or to suppliers, partners or customers, and disruption in our communications with our customers.

 

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ITEM 1B. UNRESOLVED STAFF COMMENTS

None.

 

ITEM 2. PROPERTIES

Our headquarters is currently located in a leased facility in Raleigh, North Carolina, which consists of approximately 120,000 square feet. In January 2002, we assumed this lease from an unrelated third-party. The lease, which has an original term of 20 years, will expire on June 10, 2020. The annual rental expense under this lease is approximately $1.7 million. In March 2006, we assumed a second lease in Raleigh, North Carolina as part of our current headquarters facilities which consisted of approximately 25,000 square feet. In 2007, 2008, 2009 and 2010, we acquired under this second lease an additional 25,000 square feet, 10,000 square feet, 8,000 square feet and 5,500 square feet, respectively, further expanding our current headquarters facilities. The term for this second lease, as amended, will expire on February 28, 2017, except that the 8,000 and 5,500 square feet portions of the second lease, as amended, will expire on January 31, 2015 and May 31, 2015 respectively. The annual rental expense under this second lease is approximately $1.8 million.

On December 27, 2011, we entered into an agreement to sublease a building located at 100 E. Davie Street, Raleigh, North Carolina for use as our future headquarters. The building includes approximately 380,000 square feet of office and retail space and an integrated parking deck. The sublease will expire on August 23, 2035. The rental payments under the sublease are approximately $4.6 million annually until December 31, 2020 and approximately $3.8 million annually thereafter until the end of the sublease. We will also be responsible for payment of taxes and all operating expenses relating to the subleased building (other than certain expenses relating to the operation of the integrated parking deck and the retail portions of the building, which will be the responsibility of the tenants of those portions of the building). Over the term of the sublease agreement, we will also receive certain rent credits and improvement allowances. In connection with the transition to our future headquarters, we expect to sublease, assign or otherwise dispose of the leases relating to our current headquarters facilities described in the previous paragraph but can give no assurance that our efforts will be successful.

In addition to our headquarters, we have leased office facilities in over 30 countries and more than 75 locations. Significant locations in North America include Atlanta, Georgia; Chicago, Illinois; Dallas, Texas; Mountain View, California; Toronto, Canada; Tyson’s Corner, Virginia and Westford, Massachusetts. Significant locations in Latin America include Buenos Aires, Argentina; Mexico City, Mexico and Sao Paulo, Brazil. Significant locations in EMEA (Europe, Middle East and Africa) include Brno, Czech Republic; Cork, Ireland; Farnborough, United Kingdom; Madrid, Spain; Munich, Germany; Puteaux, France; Ra’anana, Israel; and Stuttgart, Germany. Significant locations in Asia Pacific include Beijing, China; Brisbane, Australia; Melbourne, Australia; Mumbai, India; Pune, India; Singapore; Seoul, South Korea; Sydney, Australia and Tokyo, Japan. We believe that in all material respects our properties have been satisfactorily maintained, are in good condition and are suitable for our operations.

 

ITEM 3. LEGAL PROCEEDINGS

Commencing on or about March 2001, the Company and certain of its officers and directors were named as defendants in a series of purported class action suits arising out of the Company’s initial public offering and secondary offering. Approximately 310 other IPO issuers were named as defendants in similar class action complaints (together, the “IPO Allocation Actions”). On August 8, 2001, Chief Judge Michael Mukasey of the U.S. District Court for the Southern District of New York issued an order that transferred all of the IPO Allocation Actions, including the complaints involving the Company, to one judge for coordinated pre-trial proceedings (Case No. 21 MC 92). The plaintiffs contend that the defendants violated federal securities laws by issuing registration statements and prospectuses that contained materially false and misleading information and failed to disclose material information. Plaintiffs also challenge certain IPO allocation practices by underwriters and the lack of disclosure thereof in initial public offering documents. On April 19, 2002, plaintiffs filed

 

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amended complaints in each of the 310 consolidated actions, including the Red Hat action. The relief sought consists of unspecified damages, attorneys’ and expert fees and other unspecified costs. In October of 2002, the individual director and officer defendants of the Company were dismissed from the case without prejudice. In October of 2004, the District Court certified a class in six of the 310 actions (the “focus cases”) and noted that the decision is intended to provide strong guidance to all parties regarding class certification in the remaining cases. The Company’s action is not one of the focus cases. On December 5, 2006, the U.S. Court of Appeals for the Second Circuit vacated the District Court’s class certification with respect to the focus cases and remanded the matter for further consideration. In September 2007, discovery moved forward in the focus cases and plaintiff filed and amended complaints against the focus case issuer and underwriter defendants. Defendants in the focus cases filed motions to dismiss the second amended complaints in November 2007 and filed their oppositions to plaintiffs’ motion for class certification in December 2007. The motions to dismiss in the focus cases were granted in part. On April 2, 2009, the plaintiffs’ executive committee on behalf of the proposed class filed a motion for preliminary approval of a settlement agreement to resolve the lawsuit, to which the Company has consented and for which payments called for by the settlement agreement are to be paid by the defendant insurers. The trial court heard arguments on September 10, 2009 on the fairness of the settlement. In an opinion and order filed October 5, 2009, the trial court approved the class, granted plaintiffs’ motion for approval of the settlement and directed the clerk of the court to close the action. Appeals have been filed and briefed before the Court of Appeals for the Second Circuit. On May 17, 2011, the Second Circuit issued a ruling on the two pending appeals, granting the motion to dismiss one of the appeals, and remanding the other appeal back to the District Court to determine procedural issues relating to the standing of the remaining objector-appellant. On August 25, 2011, the Court rejected the claims of that remaining objector-appellant. A notice of appeal of this decision was filed on September 26, 2011. On November 10, 2011, Plaintiffs moved to dismiss with prejudice the appeal by the remaining objector-appellant, and requested that the Court consider the motion on an expedited basis. The remaining objector-appellant filed a brief in opposition to Plaintiffs’ motion to dismiss on November 4, 2011. Subsequently, during a court-ordered mediation, the remaining objector-appellant reached an agreement with the plaintiffs and withdrew his objection to the settlement. On January 9, 2012, the Second Circuit issued a final Stipulation of Dismissal.

In the summer of 2004, 14 class action lawsuits were filed against the Company and several of its former officers on behalf of investors who purchased the Company’s securities during various periods from June 19, 2001 through July 13, 2004. All 14 suits were filed in the U.S. District Court for the Eastern District of North Carolina. In each of the actions, plaintiffs sought to represent a class of purchasers of the Company’s common stock during some or all of the period from June 19, 2001 through July 13, 2004. All of the claims arose in connection with the Company’s announcement on July 13, 2004 that it would restate certain of its financial statements (the “Restatement”). One or more of the plaintiffs asserted that certain former officers (the “Individual Defendants”) and the Company violated Sections 10(b) and 20(a) of the Securities Exchange Act of 1934, as amended (the “Securities Exchange Act”), and Rule l0b-5 thereunder by issuing the financial statements that the Company subsequently restated. One or more of the plaintiffs sought unspecified damages, interest, costs, attorneys’ and experts’ fees, an accounting of certain profits obtained by the Individual Defendants from trading in the Company’s common stock, disgorgement by the Company’s former chief executive officer and former chief financial officer of certain compensation and profits from trading in the Company’s common stock pursuant to Section 304 of the Sarbanes-Oxley Act of 2002 and other relief. As of September 8, 2004, all of these class action lawsuits were consolidated into a single action referenced as Civil Action No. 5:04-C V-473BR and titled In re Red Hat, Inc. Securities Litigation. On May 6, 2005, the plaintiffs filed an amended consolidated class action complaint. On July 29, 2005, the Company, on behalf of itself and the Individual Defendants, filed a motion to dismiss the action for failure to state a claim upon which relief may be granted. Also on that date, PricewaterhouseCoopers LLP (“PwC”), another defendant, filed a separate motion to dismiss. On May 12, 2006, the Court issued an order granting the motion to dismiss the Securities Exchange Act claims against several of the Individual Defendants, but denying the motion to dismiss the Securities Exchange Act claims against the Company, its former chief executive officer and former chief financial officer. The Court dismissed the claims under the Sarbanes-Oxley Act in their entirety, and also granted PwC’s motion to dismiss. On November 6, 2006, the plaintiffs filed a motion for class certification. Subsequent to the filing of that motion, several plaintiffs

 

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withdrew as potential class representatives, and the Company opposed the certification of the remaining proposed class representatives. On May 11, 2007, the Court entered an order denying class certification and denying all other pending motions as moot. Thereafter, on July 13, 2007 Charles Gilbert filed a renewed motion for appointment as lead plaintiff and approval of selection of lead counsel. On November 13, 2007, the Court entered an Order allowing Gilbert’s motion, appointing him lead plaintiff, adding him as a party plaintiff and appointing lead counsel. On January 14, 2008, Gilbert’s counsel filed a motion to certify the action as a class action. On August 28, 2009, the Court entered an Order certifying the action as a class action, appointing Gilbert as the class representative, and defining the class as “all purchasers of the common stock of Red Hat, Inc. between December 17, 2002, and July 12, 2004, inclusive and who were damaged thereby,” excluding Company insiders. On December 15, 2009, the Company announced that it had reached an agreement in principle to settle this matter, subject, among other matters, to completion of a final written settlement agreement and court approval. The Company recorded, for its quarter ended November 30, 2009, an estimated liability in the amount of $8.8 million for its portion of the proposed settlement. On March 29, 2010, counsel for the class filed a Motion for Preliminary Approval of the Settlement and, on June 11, 2010, a United States Magistrate Judge issued a Memorandum and Recommendation to the presiding judge that the motion be approved. On July 8, 2010, the presiding judge approved the motion and set the hearing for the final fairness hearing on December 7, 2010. The settlement was approved by the District Court in an order dated December 10, 2010. On February 10, 2012, the Court entered a final judgment and dismissal with prejudice. The time for appeal of this judgment has passed without any appeals.

The Company also experiences routine litigation in the normal course of its business, including patent litigation. The Company presently believes that the outcome of this routine litigation will not have a material adverse effect on its financial position, results of operations or cash flows.

 

ITEM 4. MINE SAFETY DISCLOSURES

This Item is not applicable.

 

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PART II

 

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

Market Information

Our common stock trades on the New York Stock Exchange under the symbol “RHT”. The chart below sets forth the high and low sales information for each of the quarters of the fiscal years ended February 29, 2012 and February 28, 2011.

 

     FY 2012      FY 2011  

Quarter

   High      Low      High      Low  

First

   $ 47.71       $ 39.11       $ 32.19       $ 26.69   

Second

   $ 46.67       $ 31.87       $ 35.27       $ 27.82   

Third

   $ 52.72       $ 36.95       $ 43.79       $ 35.04   

Fourth

   $ 51.80       $ 39.90       $ 49.00       $ 39.42   

Holders

As of April 16, 2012, we estimate that there were 1,735 registered stockholders of record of our common stock.

Dividends

We have never declared or paid any cash dividends on our common stock. We anticipate that our future earnings will be retained for the operation and expansion of our business and do not anticipate paying cash dividends in the foreseeable future.

 

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Stock Performance Graph

The following graph shows a comparison of cumulative total return (equal to dividends plus stock appreciation) during the period from February 28, 2007 through February 29, 2012 for:

 

  ·  

Red Hat, Inc.;

 

  ·  

A peer group consisting of Adobe Systems Incorporated, Akamai Technologies, Inc., Ansys, Inc., Autodesk, Inc., BMC, Cadence Design Systems, Inc., Citrix, Compuware Corporation, Jack Henry & Associates, Inc., Micros Systems, Inc., NetApp, Nuance Communications, Inc., Progress Software Corporation, Salesforce.com, Inc., TIBCO Software, Inc., Verisign, Inc. and VMWare (the “Stock Performance Peer Group”); and

 

  ·  

the S&P 500 Index.

We are required to provide a line-graph presentation comparing cumulative, five-year stockholder returns on an indexed basis with a broad equity market index and either a published industry index or an index of peer companies selected by Red Hat. In our index of peer group companies, we have selected peer companies considered to be peers for purposes of benchmarking executive compensation during the fiscal year ending February 29, 2012.

COMPARISON OF FIVE-YEAR CUMULATIVE

TOTAL RETURN AMONG RED HAT,

STOCK PERFORMANCE PEER GROUP AND S&P 500 INDEX

 

LOGO

 

     2/28/07      2/29/08      2/28/09      2/28/10      2/28/11      2/29/12  

RED HAT, INC.

   $ 100.00       $ 79.42       $ 60.98       $ 124.94       $ 183.88       $ 220.31   

PEER GROUP

   $ 100.00       $ 88.35       $ 51.82       $ 96.09       $ 146.34       $ 152.44   

S&P 500 INDEX

   $ 100.00       $ 96.40       $ 54.67       $ 83.94       $ 102.91       $ 108.15   

 

Notes:

 

  ·  

Assumes initial investment of $100.00 on February 28, 2007. Total return includes reinvestment of dividends.

 

  ·  

The lines represent annual index levels derived from compounded daily returns that include all dividends.

 

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  ·  

If the annual interval, based on the fiscal year-end, ends on a day that is not a trading day, the preceding trading day is used.

 

  ·  

The information included under the heading “Stock Performance Graph” in Item 5 of this Annual Report on Form 10-K is “furnished” and not “filed” and shall not be deemed to be “soliciting material” or subject to Rule 14A, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”) or otherwise subject to the limitations of that section, and shall not be deemed incorporated by reference in any filing of the Company under the Securities Act of 1933, as amended, or the Exchange Act, whether made before or after the date of this report and irrespective of any general incorporation by reference language in any such filing.

 

  ·  

The stock price performance shown in the graph is not necessarily indicative of future price performance.

Issuer Purchases of Equity Securities

The table below sets forth information regarding the Company’s purchases of its common stock during its fourth fiscal quarter ended February 29, 2012:

Issuer Purchases of Equity Securities

 

Period

   Total Number
of Shares
Purchased
(1)
     Weighted
Average
Price Paid
per Share
     Total Number of
Shares Purchased
as Part of Publicly
Announced  Plans
or Programs (2)
     Maximum Number (or
Approximate Dollar
Value) of Shares that
May  Yet Be Purchased
Under the Plans or
Programs (2)
 

December 1, 2011 – December 31, 2011

     1,044,908       $ 41.04         1,044,908       $ 119.9 million   

January 1, 2012 – January 31, 2012

     884,093       $ 42.54         788,351       $ 86.5 million   

February 1, 2012 – February 29, 2012

     0       $ 0.00         0       $ 86.5 million   
  

 

 

    

 

 

    

 

 

    

 

 

 

Total

     1,929,001       $ 41.73         1,833,259       $ 86.5 million   
  

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) During the three months ended February 29, 2012, the Company withheld an aggregate of 95,742 shares of common stock from employees to satisfy minimum tax withholding obligations relating to the vesting of restricted share awards. These shares were not withheld pursuant to the program described in NOTE 2—Summary of Significant Accounting Policies to the Consolidated Financial Statements.
(2) On March 24, 2010, the Company announced that its Board of Directors had authorized the repurchase of up to an aggregate of $300.0 million of the Company’s common stock from time to time in open market or privately negotiated transactions, as applicable. The program expired on March 31, 2012. See NOTE 17—Share Repurchase Program to the Consolidated Financial Statements for additional information regarding the Company’s share repurchase programs.

 

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ITEM 6. SELECTED FINANCIAL DATA

The following table sets forth selected financial data for each of the Company’s fiscal years in the five-year period ended February 29, 2012. The selected balance sheet data as of February 29, 2012 and February 28, 2011 and the selected statement of operations data for the fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010 are derived from our Consolidated Financial Statements contained in this Annual Report on Form 10-K and should be read in conjunction with the Consolidated Financial Statements, related notes and other financial information included herein. The selected statement of operations data for the fiscal years ended February 28, 2009 and February 29, 2008 and the selected balance sheet data as of February 28, 2010, February 28, 2009 and February 29, 2008, are derived from our Consolidated Financial Statements contained in the Annual Reports on Form 10-K for the years ended February 28, 2010 and February 28, 2009.

 

     Year Ended  
     February 29,
2012
    February 28,
2011
     February 28,
2010
     February 28,
2009
     February 29,
2008
 
     (in thousands, except per share data)  

SELECTED STATEMENT OF OPERATIONS DATA

             

Revenue:

             

Subscriptions

   $ 965,575      $ 773,404       $ 638,654       $ 541,210       $ 449,811   

Training and services

     167,528        135,873         109,582         111,362         73,205   
  

 

 

   

 

 

    

 

 

    

 

 

    

 

 

 

Total subscription and training and services revenue

   $ 1,133,103      $ 909,277       $ 748,236       $ 652,572       $ 523,016   

Gross profit

   $ 954,555      $ 758,990       $ 634,391       $ 546,446       $ 442,363   

Income from operations

   $ 199,913      $ 145,676       $ 100,349       $ 82,521       $ 70,372   

Interest income

   $ 8,418      $ 6,743       $ 10,381       $ 36,473       $ 58,541   

Other income (expense), net (1)

   $ (322 )   $ 1,275       $ 10,772       $ 2,538       $ (4,373

Net income

   $ 146,626      $ 107,278       $ 87,253       $ 78,721       $ 76,667   

Basic net income per common share

   $ 0.76      $ 0.56       $ 0.46       $ 0.41       $ 0.40   

Diluted net income per common share

   $ 0.75      $ 0.55       $ 0.45       $ 0.39       $ 0.36   

Weighted average shares outstanding

             

Basic

     193,151        190,294         187,845         190,772         193,485   

Diluted

     196,451        196,353         193,546         211,344         221,313   

 

(1) For the years ended February 28, 2009 and February 29, 2008, other income (expense), net included interest expense of $4.8 million and $6.3 million, respectively, related to the Company’s then outstanding convertible debt.

 

     As of  
     February 29,
2012
     February 28,
2011
     February 28,
2010
     February 28,
2009
     February 29,
2008
 
     (in thousands)  

SELECTED BALANCE SHEET DATA

              

Total cash and investments in debt and equity securities (available-for-sale, short- and long-term)

   $ 1,260,353       $ 1,192,391       $ 970,185       $ 846,089       $ 1,331,943   

Working capital (1)

   $ 395,050       $ 504,757       $ 436,852       $ 444,183       $ 222,608   

Total assets

   $ 2,491,099       $ 2,199,322       $ 1,870,872       $ 1,753,636       $ 2,079,982   

Convertible debentures (1)

   $ —         $ —         $ —         $ —         $ 570,000   

Stockholders’ equity

   $ 1,398,817       $ 1,290,699       $ 1,111,052       $ 1,106,053       $ 951,191   

 

(1) Convertible debentures with an aggregate face amount of $570.0 million were reclassified from non-current to current during the fourth quarter of the fiscal year ended February 29, 2008, and as a result are included in working capital as of February 29, 2008. All of the debentures were repurchased or redeemed by the Company during the fiscal year ended February 28, 2009 and as a result, no balance was outstanding as of February 28, 2009.

 

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ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

OVERVIEW

We are a global leader in providing open source software technologies to enterprise customers. These offerings include our core enterprise operating system platform, Red Hat Enterprise Linux, our enterprise middleware platform, Red Hat JBoss Middleware, as well as our virtualization, cloud, and storage offerings and other Red Hat enterprise technologies.

Open source software is an alternative to proprietary software and represents a different model for the development and licensing of commercial software code than that typically used for proprietary software. Because open source software code is often freely shared, there are customarily no licensing fees for the use of open source software. Therefore, we do not recognize revenue from the licensing of the code itself. We provide value to our customers through the development, aggregation, integration, testing, certification, delivery, maintenance and support of our Red Hat enterprise technologies, and by providing a level of performance, reliability, scalability and security for the enterprise technologies we package and distribute. Moreover, because communities of developers not employed by us assist with the creation of our open source offerings, opportunities for further innovation of our offerings are supplemented by these communities.

We primarily offer our enterprise technologies in the form of annual or multi-year subscriptions, and we recognize revenue over the period of the subscription agreements with our customers. We market our offerings primarily to enterprise customers including large enterprises, government agencies, small- and medium-size businesses and educational institutions.

We have focused on introducing and gaining acceptance for Red Hat enterprise technologies that comprise our open source architecture. Our core enterprise operating system platform, Red Hat Enterprise Linux, has gained widespread ISV and IHV support. We have continued to build our open source architecture by expanding our enterprise offerings and introducing middleware, virtualization, cloud, storage and other offerings.

We derive our revenue and generate cash from customers primarily from two sources: (i) subscription revenue and (ii) training and services revenue. These arrangements typically involve subscriptions to Red Hat enterprise technologies. Our revenue is affected by, among other factors, corporate, government and consumer spending levels. In evaluating the performance of our business, we consider a number of factors, including total revenue, deferred revenue, operating income, operating margin and cash flows from operations. The arrangements with our customers that produce this revenue and cash are explained in further detail in NOTE 2—Summary of Significant Accounting Policies to the Consolidated Financial Statements.

In our fiscal year ended February 29, 2012, we focused and expect in our fiscal year ended February 28, 2013 to continue to focus on, among other things, generating (i) widespread adoption of Red Hat enterprise technologies, including virtualization, cloud and storage technologies, by users globally, (ii) increased revenue from our existing user base by renewing existing subscriptions, converting users of free versions of our enterprise technologies to paying subscribers, providing additional value to our customers and growing the number of open source enterprise technologies we offer, (iii) increased revenue by providing additional consulting and other targeted services and (iv) increased revenue from channel partner relationships, including OEMs, IHVs, ISVs, cloud computing providers, VARs and system integrators, and from our own international expansion, among other means.

Revenue.     For the year ended February 29, 2012, total revenue increased 24.6%, or $223.8 million, to $1,133.1 million from $909.3 million for the year ended February 28, 2011. Subscription revenue increased 24.8% or $192.2 million, driven primarily by additional subscriptions related to our principal Red Hat Enterprise

 

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Linux technologies, which continue to gain broader market acceptance in mission-critical areas of computing, and our expansion of sales channels and our geographic footprint. The increase is, in part, a result of the continued migration of enterprises in industries such as financial services, government, technology and telecommunications to our open source solutions from proprietary technologies. Training and services revenue increased 23.3% or $31.7 million for the year ended February 29, 2012 as compared to the year ended February 28, 2011. The increase is driven primarily by customer interest in new products and technologies.

We believe the success of our business model is influenced by:

 

  ·  

the extent to which we can expand the breadth and depth of our technology and service offerings;

 

  ·  

our ability to enhance the value of subscriptions for Red Hat enterprise technologies through frequent and continuing innovations to these technologies while maintaining stable platforms over multi-year periods;

 

  ·  

our ability to generate increasing revenue from channel partner and other strategic relationships, including distributors, OEMs, IHVs, ISVs, cloud computing providers, VARs and system integrators;

 

  ·  

the acceptance and widespread deployment of open source technologies by small, medium and large enterprises, educational institutions and government agencies;

 

  ·  

our ability to generate recurring subscription revenue for Red Hat enterprise technologies; and

 

  ·  

our ability to provide customers with consulting and training services that generate additional revenue.

Deferred Revenue.     Our deferred revenue, current and long-term, balance at February 29, 2012 was $946.7 million. Because of our subscription model and revenue recognition policies, deferred revenue improves predictability of future revenue. Deferred revenue at February 29, 2012 increased $174.4 million or 22.6% as compared to the balance at February 28, 2011 of $772.3 million.

The change in deferred revenue reported on our Consolidated Balance Sheets of $174.4 million differs from the $176.9 million change in deferred revenue we reported on our Consolidated Statements of Cash Flows for the year ended February 29, 2012 due to changes in foreign currency exchange rates used to translate deferred revenue balances from our foreign subsidiaries’ functional currency into U.S. dollars.

Subscription revenue.     Our enterprise technologies are sold under subscription agreements. These agreements typically have a one- or three-year subscription period. The subscription entitles the end user to maintenance, which generally consists of a specified level of support, as well as security updates, fixes, functionality enhancements and upgrades to the technology, when and if available, during the term of the subscription. Our customers have the ability to purchase higher levels of subscriptions that increase the level of support the customer is entitled to receive. Subscription revenue increased sequentially for each quarter of fiscal 2012, 2011 and 2010 and is being driven primarily by the increased market acceptance and use of open source software by the enterprise and our expansion of sales channels and geographic footprint during these periods.

Revenue by geography.     In the year ended February 29, 2012, approximately $510.5 million or 45.1% of our revenue was generated outside the United States compared to approximately $397.0 million or 43.7% for the year ended February 28, 2011. Our international operations are expected to continue to grow as our international sales force and channels become more mature and as we enter new locations or expand our presence in existing locations. As of February 29, 2012, we had offices in more than 75 locations throughout the world.

 

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We operate our business in three geographic regions: the Americas (U.S., Latin America and Canada); EMEA (Europe, Middle East and Africa); and Asia Pacific (principally Japan, Singapore, India, Australia, South Korea and China). Revenue generated by the Americas, EMEA and Asia Pacific for the three years ended February 29, 2012 was as follows (in thousands):

 

     Americas     EMEA     Asia Pacific     Total  

Year ended February 29, 2012

   $ 716,033      $ 257,603      $ 159,467      $ 1,133,103   

Year ended February 28, 2011

   $ 583,795      $ 199,646      $ 125,836      $ 909,277   

Year ended February 28, 2010

   $ 474,633      $ 168,134      $ 105,469      $ 748,236   

Year-over-year revenue growth rates for our three geographical regions were as follows for the three years ended February 29, 2012:

   

     Americas     EMEA     Asia Pacific     Total  

Year ended February 29, 2012

     22.7 %     29.0 %     26.7     24.6

Year ended February 28, 2011

     23.0 %     18.7 %     19.3 %     21.5

Year ended February 28, 2010

     12.5 %     18.7 %     18.6 %     14.7

Excluding the impact of changes in foreign currency exchange rates, revenue from EMEA and Asia Pacific grew approximately 23.0% and 16.0%, respectively, for the year ended February 29, 2012. Asia Pacific’s currency-adjusted, year-over-year growth rate of approximately 16.0% was achieved despite the earthquake and related disasters in Japan, the only country outside of the U.S. approaching 10% of total revenue.

As we expand further within each region, we anticipate revenue growth rates to become more similar among our geographic regions due to the similarity of products and services offered and the similarity in customer types or classes.

Gross profit margin.     Gross profit margin increased to 84.2% for the year ended February 29, 2012 from 83.5% for the year ended February 28, 2011 as a result of both an overall increase in profit margins related to training and services and a slight product mix shift to subscriptions. Gross profit margin on training and services revenue increased to 33.0% for the year ended February 29, 2012 from 28.4% for the year ended February 28, 2011, primarily as a result of higher utilization rates for our consulting personnel and the implementation of a contractual arrangement with a global training partner that provides certain training services on our behalf and bears a portion of the fixed cost of providing such services, which makes our training expenses more variable with demand.

Gross profit margin by geography .    Gross profit margins generated by our geographic segments for the three years ended February 29, 2012 were as follows:

 

     Americas     EMEA     Asia Pacific     Total  

Year ended February 29, 2012

     84.4 %     87.7 %     82.7     84.2

Year ended February 28, 2011

     83.6 %     87.9 %     82.2 %     83.5

Year ended February 28, 2010

     85.4 %     87.7 %     81.1 %     84.8

As we continue to expand our sales and support services within our geographic segments, we expect gross profit margins to further converge over the long run due to the similarity of products and services offered, similarity in production and distribution methods and the similarity in customer types or classes. Regional year-over-year variations in gross profit margins are typically due to slight product mix shifts between subscriptions and services, with the exception of the decrease in the Americas gross profit margin from 85.4% for the year

 

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ended February 28, 2010 to 83.6% for the year ended February 28, 2011, which was due to both a slight product mix shift and lower gross margins on training and services revenue as we used more outside consultants and off-site training facilities to deliver our training and professional services during the year ended February 28, 2011.

Income from operations.     Operating income was 17.6% and 16.0% of total revenue for the year ended February 29, 2012 and February 28, 2011, respectively. The increase in operating income as a percentage of revenue is a result of both the increase in gross profit margin and a decrease in operating expenses as a percent of revenue. Operating expenses as a percent of revenue decreased to 66.6% for the year ended February 29, 2012 from 67.5% for the year ended February 28, 2011. The decrease in operating expenses results primarily from a reduction in professional services expenses related to litigation of $9.8 million for the year ended February 29, 2012 as compared to the year ended February 28, 2011.

Income from operations by geography.     Operating income as a percentage of revenue generated by our geographic segments for the three years ended February 29, 2012 was as follows:

 

     Americas     EMEA     Asia Pacific     Total (1)  

Year ended February 29, 2012

     23.1 %     29.0 %     24.7     17.6

Year ended February 28, 2011

     19.9 %     29.6 %     24.9 %     16.0

Year ended February 28, 2010

     17.9 %     23.0 %     23.8 %     13.4

 

(1) Total operating income as a percentage of revenue includes corporate (non-allocated) share-based compensation expense for the years ending February 29, 2012, February 28, 2011 and February 28, 2010 of $79.3 million, $60.6 million and $48.3 million, respectively. For additional information, see NOTE 20—Segment Reporting.

Operating margin for the Americas increased to 23.1% for the year ended February 29, 2012 from 19.9% for the year ended February 28, 2011 primarily as a result of reduced professional services expenses related to litigation that arose in the Americas. Operating margin for EMEA decreased to 29.0% for the year ended February 29, 2012 from 29.6% for the year ended February 28, 2011 as a result of a product mix shift from subscriptions to services.

Cash, cash equivalents, investments in debt and equity securities and cash flow from operations.     Cash, cash equivalents and short-term and long-term available-for-sale investments in securities balances at February 29, 2012 totaled $1.3 billion. Cash generated from operating activities for the year ended February 29, 2012 totaled $391.9 million, which represents an increase of 34.8% in operating cash flow as compared to the year ended February 28, 2011. This increase is due to an increase in subscription and services revenues, billings and collections during the same period.

Our significant cash and investment balances give us a measure of flexibility to take advantage of opportunities such as acquisitions, increasing investment in international areas and repurchasing our common stock.

Foreign currency exchange rates’ impact on results of operations.     Approximately 45.1% of our revenue for the year ended February 29, 2012 was produced by sales outside the United States. We are exposed to significant risks of foreign currency fluctuation primarily from receivables denominated in foreign currency and are subject to transaction gains and losses, which are recorded as a component in determining net income. The statements of operations of our non-U.S. operations are translated into U.S. dollars at the average exchange rates for each applicable month in a period. To the extent the U.S. dollar weakens against foreign currencies, the translation of these foreign-currency-denominated transactions results in increased revenue and operating expenses from operations for our non-U.S. operations. Similarly, our revenue and operating expenses will decrease for our non-U.S. operations if the U.S. dollar strengthens against foreign currencies.

 

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Using the average foreign currency exchange rates from our prior fiscal year ended February 28, 2011, our revenue and operating expenses from non-U.S. operations for the year ended February 29, 2012 would have been lower than we reported using the average exchange rates for our current fiscal year ending February 29, 2012 by approximately $26.4 million and $17.5 million, respectively, which would have resulted in income from operations being lower by $8.9 million.

Business combinations.     On October 7, 2011, we acquired Gluster, Inc. (“Gluster”). Gluster develops, distributes and provides support for open-source, scale-out storage software. The acquisition expands our enterprise software offerings to include management of unstructured data. Total consideration transferred as part of the acquisition was $137.2 million and includes cash consideration of $135.9 million and equity consideration related to assumed, nonvested employee share-based awards of $1.2 million. The total fair value, as of October 7, 2011, of all assumed nonvested awards was $14.5 million, of which $1.2 million has been attributed to pre-acquisition employee services and accordingly has been recognized as consideration transferred. The remaining $13.3 million of fair value will be recognized as compensation expense over the remaining vesting period. See NOTE 3—Business Combinations to our Consolidated Financial Statements for further discussion related to our acquisition of Gluster.

On November 19, 2010, we acquired Makara, a developer of deployment and management solutions for applications in the cloud. For further discussion, see NOTE 3—Business Combinations to the Consolidated Financial Statements.

 

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CRITICAL ACCOUNTING ESTIMATES

We prepare our consolidated financial statements in accordance with accounting principles generally accepted in the U.S. (U.S. GAAP). Our significant accounting policies are disclosed in NOTE 2—Summary of Significant Accounting Policies to the Consolidated Financial Statements and describe our methods for applying U.S. GAAP in areas such as revenue recognition, deferred selling costs, fair value measurements, and foreign currency translation among other areas deemed significant. In applying certain significant accounting policies, we have to make estimates and assumptions that affect our reported amounts of assets, liabilities, revenues, and expenses, as well as related disclosure of contingent assets and liabilities. In some cases, changes in the accounting estimates are reasonably likely to occur from period to period. Accordingly, actual results could differ materially from our estimates. To the extent that there are material differences between these estimates and actual results, our financial condition, results of operations or cash flows could be adversely affected. We base our estimates on past experience and other assumptions that we believe are reasonable under the circumstances, and we evaluate these estimates on an ongoing basis. We refer to accounting estimates of this type as critical accounting estimates, which we discuss further below. Critical accounting estimates are applied in the following areas:

 

  ·  

Revenue recognition;

 

  ·  

Goodwill and other long-lived assets;

 

  ·  

Share-based compensation;

 

  ·  

Income taxes; and

 

  ·  

Loss contingencies

 

Revenue recognition

Application of accounting principles related to the measurement and recognition of revenue requires judgment. For example, in transactions that include multiple elements, we must exercise judgment in determining whether adequate vendor-specific objective evidence (“VSOE”) of fair value exists for each undelivered element. Changes to the elements in a transaction, the ability to identify VSOE for those elements, and changes in the fair value of the respective elements could materially impact the amount of earned and unearned revenue.

In addition, complex arrangements with nonstandard terms and conditions may require significant contract interpretation to determine appropriate accounting, including whether the deliverables specified in a multiple element transaction should be treated as separate units of accounting.

Goodwill and other long-lived assets

We make judgments about the recoverability of goodwill, identifiable intangible assets and other long-lived assets, including capitalized software purchased or developed for internal-use. The assumptions and estimates used to determine recoverability of goodwill, identifiable intangible assets and other long-lived assets are complex and subjective. They can be affected by various factors, including external factors such as industry and economic trends, and internal factors such as changes in our business strategy and our internal, multi-year forecasts for our subscription and services offerings which often include emerging technologies. Changes in any of these various factors could materially impact our financial position, results of operations and or cash flows.

Share-based compensation

We are required to make estimates and assumptions with regards to the number of share-based awards that we expect will ultimately vest and the amount of tax benefits we expect will ultimately be realized, among other things.

Share-based awards expected to vest

We currently apply an estimated annual forfeiture rate of 10% to the service-based share awards we grant to our employees. Our estimated forfeiture rate is based on recent historical experience as well as qualitative

 

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considerations about management’s expectations for attrition rates over the vesting periods. Actual attrition rates could vary significantly from our expectations resulting in material quarterly adjustments to our financial results. During the year ended February 29, 2012 we granted service-based share awards with a total fair value of $98.2 million to which we applied an estimated annual forfeiture rate of 10%.

With respect to performance-based awards that we grant to certain executives, we estimate the number of shares expected to vest based primarily on our most current reported financial results relative to a defined peer group’s most recent reported financial results. Because past or current financial trends may not be predictive of future financial performance, our estimate of the number of shares expected to vest may differ materially from the number of shares that actually vest. The number of potential performance-based shares available to vest as of February 29, 2012 totaled 1.7 million, of which 1.2 million are expected to vest. If all of the potential performance-based shares were to vest, we would be required to recognize an additional expense of approximately $6.6 million. See NOTE 13—Share-based Awards for further discussion related to awards outstanding and expected to vest.

Income tax benefits related to share-based awards

We recognize share-based compensation expense based on an award’s grant date fair value over the requisite service period. Because we do not know the actual amount of tax benefits an award will generate until such award is exercised (or vested), we assume that the amount ultimately recognized for tax purposes will be the same amount we recognized in our operating results, that is for “book” purposes. Consequently, our deferred tax asset related to shared-based compensation expense which totaled $21.1 million as of February 29, 2012 is based on each qualifying award’s grant date fair value rather than the award’s to-be-determined exercise date intrinsic value (or vesting date fair value).

Historically, the difference between the grant date fair value and the exercise date intrinsic value has been significant. As a result of such differences, for the years ending February 29, 2012, February 28, 2011 and February 28, 2010, we realized excess tax benefits related to share-based awards totaling $29.9 million, $42.3 million and $35.6 million respectively.

If the share price for our common stock were to depreciate for a sustained period of time we could be required to recognize a tax benefit shortfall. Such shortfalls could have a material adverse effect on our cash flows and—to the extent such shortfalls accumulate in excess of approximately $125.0 million (our “APIC credit pool”)—could materially, adversely impact our results of operations. For further discussion, see NOTE 2—Summary of Significant Accounting Policies, NOTE 11—Income Taxes and NOTE 13—Share-based Awards to the Consolidated Financial Statements.

Income taxes

As described in NOTE 2—Summary of Significant Accounting Policies to the Consolidated Financial Statements, we account for income taxes using the liability method in which deferred tax assets or liabilities are recognized for the temporary differences between financial reporting and tax bases of our assets and liabilities and for tax carryforwards at enacted statutory tax rates in effect for the years in which the differences are expected to reverse.

We continue to assess the realizability of our deferred tax assets, which primarily consist of share-based compensation expense deductions (described above), tax credit carryforwards and deferred revenue. In assessing the realizability of these deferred tax assets, management considers whether it is more likely than not that some portion or all of the deferred tax assets will be realized. As of February 29, 2012, deferred tax assets totaled $124.6 million, of which $3.6 million was offset by a valuation allowance. We continue to maintain a valuation allowance against our deferred tax assets with respect to certain foreign net operating loss (“NOL”) carryforwards. For further discussion regarding deferred income taxes see NOTE 2—Summary of Significant Accounting Policies and NOTE 11—Income Taxes to the Consolidated Financial Statements.

 

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Because tax laws are complex and subject to different interpretations, significant judgment is required. As a result, we make certain estimates and assumptions in (i) calculating our income tax expense, deferred tax assets and deferred tax liabilities, (ii) determining any valuation allowance recorded against deferred tax assets and (iii) evaluating the amount of unrecognized tax benefits, as well as the interest and penalties related to such uncertain tax positions. Our estimates and assumptions may differ significantly from tax benefits ultimately realized. For further discussion regarding uncertain tax positions see NOTE 11—Income Taxes to the Consolidated Financial Statements.

Loss Contingencies

We are subject to the possibility of various losses arising in the course of conducting our business, including losses related to legal proceedings and claims brought against us. We consider the likelihood of loss or impairment of an asset or the incurrence of a liability, as well as our ability to reasonably estimate the amount of loss, in determining loss contingencies. An estimated loss contingency is accrued when it is probable that an asset has been impaired or a liability has been incurred and the amount of loss can be reasonably estimated.

Significant judgment is required in evaluating both the likelihood and the estimated amount of a potential loss. Until the final resolution of a matter, there may be an exposure to loss in excess of the amount recorded, and such amount could be material. Should any of our estimates or assumptions change or prove to have been incorrect, it could have a material impact on our business, financial condition, operating results or cash flows.

 

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RESULTS OF OPERATIONS

Years ended February 29, 2012 and February 28, 2011

The following table is a summary of our results of operations for the years ended February 29, 2012 and February 28, 2011 (in thousands):

 

     Year Ended              
     February 29,
2012
    February 28,
2011
    $
Change
    %
Change
 

Revenue:

        

Subscriptions

   $ 965,575      $ 773,404      $ 192,171        24.8 %

Training and services

     167,528        135,873        31,655        23.3   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total subscription and training and services revenue

   $ 1,133,103      $ 909,277      $ 223,826        24.6 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Cost of subscription and training and services revenue:

        

Cost of subscriptions

     66,237        52,997        13,240        25.0   

As a % of subscription revenue

     6.9 %     6.9 %    

Cost of training and services

     112,311        97,290        15,021        15.4   

As a % of training and services revenue

     67.0 %     71.6 %    
  

 

 

   

 

 

   

 

 

   

 

 

 

Total cost of subscription and training and services revenue

   $ 178,548      $ 150,287      $ 28,261        18.8 %

As a % of total revenue

     15.8 %     16.5 %    
  

 

 

   

 

 

   

 

 

   

 

 

 

Total gross profit

   $ 954,555      $ 758,990      $ 195,565        25.8 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating expense:

        

Sales and marketing

     419,635        327,408        92,227        28.2   

Research and development

     208,662        171,253        37,409        21.8   

General and administrative

     126,345        114,653        11,692        10.2   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total operating expense

   $ 754,642      $ 613,314      $ 141,328        23.0 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Income from operations

     199,913        145,676        54,237        37.2   

Interest income

     8,418        6,743        1,675        24.8   

Other income (expense), net

     (322 )     1,275        (1,597     (125.3
  

 

 

   

 

 

   

 

 

   

 

 

 

Income before provision for income taxes

   $ 208,009      $ 153,694      $ 54,315        35.3 %

Provision for income taxes

     61,383        46,416        14,967        32.2   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income

   $ 146,626      $ 107,278      $ 39,348        36.7 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Gross profit margin—subscriptions

     93.1 %     93.1 %    

Gross profit margin—training and services

     33.0 %     28.4 %    

Gross profit margin

     84.2 %     83.5 %    

As a % of total revenue:

        

Subscription revenue

     85.2 %     85.1 %    

Training and services revenue

     14.8 %     14.9 %    

Sales and marketing expense

     37.0 %     36.0 %    

Research and development expense

     18.4 %     18.8 %    

General and administrative expense

     11.2 %     12.6 %    

Total operating expenses

     66.6 %     67.5 %    

Income from operations

     17.6 %     16.0 %    

Income before provision for income taxes

     18.4 %     16.9 %    

Net income

     12.9 %     11.8 %    

Effective income tax rate

     29.5 %     30.2 %    

 

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Revenue

Subscription revenue

Subscription revenue, which is primarily comprised of direct and indirect sales of Red Hat enterprise technologies, increased by 24.8%, or $192.2 million, to $965.6 million for the year ended February 29, 2012 from $773.4 million for the year ended February 28, 2011. The increase in subscription revenue is primarily due to increases in volumes sold, including additional subscriptions attributable to geographic expansion, and continuing innovation, which attracts new customers and helps to drive renewals from existing customers.

Training and services revenue

Training revenue includes fees paid by our customers for delivery of educational materials and instruction. Services revenue includes fees received from customers for consulting services regarding our offerings, deployment of Red Hat enterprise technologies and for delivery of added functionality to Red Hat enterprise technologies for our major customers and OEM partners. Total training and services revenue increased by 23.3%, or $31.7 million, to $167.5 million for the year ended February 29, 2012 from $135.9 million for the year ended February 28, 2011. Training revenue increased 12.9% or $5.8 million as some enterprises began to increase overall spending on discretionary items such as training and related travel in response to a better overall economic environment. Our services revenue increased by 28.5% or $25.9 million as a result of both a better overall economic environment and increased subscription sales. Combined training and services revenue as a percentage of total revenue was 14.8% and 14.9% for the year ended February 29, 2012 and February 28, 2011, respectively.

Cost of revenue

Cost of subscription revenue

The cost of subscription revenue primarily consists of expenses we incur to support, distribute, manufacture and package Red Hat enterprise technologies. These costs include labor related cost to provide technical support and maintenance, as well as cost for fulfillment, physical media, literature, packaging and shipping. Cost of subscription revenue increased by 25.0% or $13.2 million to $66.2 million for the year ended February 29, 2012 from $53.0 million for the year ended February 28, 2011. Employee related expenses increased $10.1 million for the year ended February 29, 2012 as compared to the year ended February 28, 2011, and includes approximately $8.7 million related to the expansion of our technical staff to meet the demands of our growing subscriber base for support and maintenance. The remaining increase relates primarily to increased facilities costs which increased by $1.8 million for the year ended February 29, 2012 as compared to the year ended February 28, 2011. As the number of open source technology subscriptions continues to increase, we expect associated support cost will continue to increase, although we anticipate this will occur at an overall slower rate than that of subscription revenue growth due to economies of scale. Gross profit margin on subscriptions was 93.1% for each of the years ended February 29, 2012 and February 28, 2011.

Cost of training and services revenue

Cost of training and services revenue is mainly comprised of personnel and third-party consulting costs for the design, development and delivery of custom engineering, training courses and professional services provided to various types of customers. Cost of training and services revenue increased by 15.4% or $15.0 million to $112.3 million for the year ended February 29, 2012 from $97.3 million for the year ended February 28, 2011. The cost to deliver training decreased 2.8% or $0.9 million to $31.4 million for the year ended February 29, 2012 compared to $32.3 million for the year ended February 28, 2011. Costs to deliver training decreased as a percentage of training revenue to 61.6% for the year ended February 29, 2012 from 71.6% for the year ended February 28, 2011 due to better utilization of both instructors and class room space as we implemented a contractual arrangement with a global training partner that provides certain training services on our behalf and bears a portion of the fixed cost of providing such services, which makes our training expenses more variable with demand. Costs to deliver

 

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our services revenue increased by 24.5% or $15.9 million to $80.9 million for the year ended February 29, 2012. The increase in costs to deliver services includes $10.8 million of increased employee related expenses, the majority of which are the result of expanding our professional consulting staff. Increased employee related costs were partially offset by better resource utilization, which resulted in an increase in profit margin from professional services to 30.6% for the year ended February 29, 2012 from 28.4% for the year ended February 28, 2011. Total costs to deliver training and services as a percentage of training and services revenue decreased to 67.0% for the year ended February 29, 2012 from 71.6% for the year ended February 28, 2011.

Gross profit

Gross profit margin increased to 84.2% for the year ended February 29, 2012 from 83.5% for the year ended February 28, 2011 as a result of both an overall increase in profit margins related to training and services and a slight product mix shift to subscriptions. Gross profit margin on training and services revenue increased to 33.0% for the year ended February 29, 2012 from 28.4% for the year ended February 28, 2011, as a result of better utilization of training classes and consulting resources.

Operating expenses

Sales and marketing

Sales and marketing expense consists primarily of salaries and other related costs for sales and marketing personnel, sales commissions, travel, public relations and marketing materials and trade shows. Sales and marketing expense increased by 28.2% or $92.2 million to $419.6 million for the year ended February 29, 2012 from $327.4 million for the year ended February 28, 2011. Selling costs increased $70.0 million or 27.1% for the year ended February 29, 2012 as compared to the year ended February 28, 2011 and includes $64.1 million of additional employee and travel related expenses, the majority of which are attributable to the expansion of our sales force from the prior year. Marketing costs grew $22.2 million or 32.2% for the year ended February 29, 2012 as compared to the year ended February 28, 2011. The increase in marketing costs includes $13.0 million of employee related expenses, of which approximately $8.2 million relate to increased headcount to support our expanding marketing efforts. The remaining increase in sales and marketing costs primarily relates to incremental advertising costs and process and technology infrastructure enhancements which increased $3.7 million and $6.4 million, respectively for the year ended February 29, 2012 as compared to the year ended February 28, 2011. As a result of continued investments made in our sales and marketing functions, sales and marketing expense as a percentage of revenue increased to 37.0% for the year ended February 29, 2012 from 36.0% for the year ended February 28, 2011.

Research and development

Research and development expense consists primarily of personnel and related costs for development of software technologies and systems management offerings. Research and development expense increased by 21.8% or $37.4 million to $208.7 million for the year ended February 29, 2012 from $171.3 million for the year ended February 28, 2011. Employee compensation increased by $30.9 million primarily from the expansion of our engineering group through direct hires. The remaining increase in research and development costs relates primarily to process and technology infrastructure enhancements, which increased $5.8 million. Research and development expense was 18.4% and 18.8% of total revenue for the year ended February 29, 2012 and February 28, 2011, respectively.

General and administrative

General and administrative expense consists primarily of personnel and related costs for general corporate functions, including information systems, finance, accounting, legal, human resources and facilities expense. General and administrative expense increased by 10.2% or $11.7 million to $126.3 million for the year ended

 

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February 29, 2012 from $114.7 million for the year ended February 28, 2011. The increase in general and administrative expenses results primarily from employee related expenses which increased $16.9 million, of which the majority was due to additional headcount. Outside professional fees related to process and technology infrastructure enhancements increased $3.1 million for the year ended February 29, 2012 as we continued to invest in our corporate support functions and systems. Partially offsetting these expense increases was a reduction in professional services expenses related to litigation which were $9.8 million lower for the year ended February 29, 2012 as compared to the year ended February 28, 2011. General and administrative expense decreased as a percentage of revenue to 11.2% for the year ended February 29, 2012 from 12.6% for the year ended February 28, 2011.

Interest income

Interest income increased by 24.8% or $1.7 million to $8.4 million for the year ended February 29, 2012 from $6.7 million for the year ended February 28, 2011. The increase in interest income for the year ended February 29, 2012 is attributable to both higher yields on our investments and an overall higher portfolio balance of both short-term and long-term available-for-sale debt securities.

Other income, net

Other income, net decreased $1.6 million for the year ended February 29, 2012 as compared to the year ended February 28, 2011. Gains realized from the sale of our investments in available-for-sale equity securities totaled $1.9 million for the year ended February 29, 2012, which was $1.8 million lower than the $3.7 million of gains realized from the sale of equity securities during the year ended February 28, 2011.

Income taxes

During the years ended February 29, 2012 and February 28, 2011, the Company recorded $61.4 million and $46.4 million, respectively of income tax expense. Tax expense for the year ended February 29, 2012 of $61.4 million resulted in an effective tax rate of 29.5%. Our effective tax rate of 29.5% differs from the U.S. federal statutory rate of 35.0% primarily due to foreign income taxed at different rates and foreign tax credits which were partially offset by state income tax expense. The provision for income tax for the year ended February 29, 2012 consists of $49.2 million of U.S. income tax expense and $12.2 million of foreign income tax expense.

During the year ended February 28, 2011, we recorded $46.4 million of income tax expense, which resulted in an annual effective tax rate of 30.2%. Our annual effective tax rate was 30.2%, which differs from the U.S. federal statutory rate of 35.0% primarily due to foreign income taxed at different rates and foreign tax credits which were partially offset by state income tax expense. The provision for income tax for the year ended February 28, 2011 consisted of $35.7 million of U.S. income tax expense and $10.7 million of foreign income tax expense.

 

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Years ended February 28, 2011 and February 28, 2010

The following table is a summary of our results of operations for the years ended February 28, 2011 and February 28, 2010 (in thousands):

 

     Year Ended              
     February 28,
2011
    February 28,
2010
    $
Change
    %
Change
 

Revenue:

        

Subscriptions

   $ 773,404      $ 638,654      $ 134,750        21.1 %

Training and services

     135,873        109,582        26,291        24.0   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total subscription and training and services revenue

   $ 909,277      $ 748,236      $ 161,041        21.5 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Cost of subscription and training and services revenue:

        

Cost of subscriptions

     52,997        43,426        9,571        22.0   

As a % of subscription revenue

     6.9 %     6.8 %    

Cost of training and services

     97,290        70,419        26,871        38.2   

As a % of training and services revenue

     71.6 %     64.3 %    
  

 

 

   

 

 

   

 

 

   

 

 

 

Total cost of subscription and training and services revenue

   $ 150,287      $ 113,845      $ 36,442        32.0 %

As a % of total revenue

     16.5 %     15.2 %    
  

 

 

   

 

 

   

 

 

   

 

 

 

Total gross profit

   $ 758,990      $ 634,391      $ 124,599        19.6 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Operating expense:

        

Sales and marketing

     327,408        272,705        54,703        20.1   

Research and development

     171,253        148,360        22,893        15.4   

General and administrative

     114,653        104,227        10,426        10.0   

Litigation settlement

     0        8,750        (8,750 )     (100.0
  

 

 

   

 

 

   

 

 

   

 

 

 

Total operating expense

   $ 613,314      $ 534,042      $ 79,272        14.8 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Income from operations

     145,676        100,349        45,327        45.2   

Interest income

     6,743        10,381        (3,638 )     (35.0 )

Other income, net

     1,275        10,772        (9,497     (88.2
  

 

 

   

 

 

   

 

 

   

 

 

 

Income before provision for income taxes

   $ 153,694      $ 121,502      $ 32,192        26.4 %

Provision for income taxes

     46,416        34,249        12,167        35.5   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net income

   $ 107,278      $ 87,253      $ 20,025        23.0 %
  

 

 

   

 

 

   

 

 

   

 

 

 

Gross profit margin—subscriptions

     93.1 %     93.2 %    

Gross profit margin—training and services

     28.4 %     35.7 %    

Gross profit margin

     83.5 %     84.8 %    

As a % of total revenue:

        

Subscription revenue

     85.1 %     85.4 %    

Training and services revenue

     14.9 %     14.6 %    

Sales and marketing expense

     36.0 %     36.4 %    

Research and development expense

     18.8 %     19.8 %    

General and administrative expense

     12.6 %     13.9 %    

Litigation settlement

     0.0 %     1.2 %    

Total operating expenses

     67.5 %     71.4 %    

Income from operations

     16.0 %     13.4 %    

Income before provision for income taxes

     16.9 %     16.2 %    

Net income

     11.8 %     11.7 %    

Effective income tax rate

     30.2 %     28.2 %    

 

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Revenue

Subscription revenue

Subscription revenue increased by 21.1% or $134.8 million to $773.4 million for the year ended February 28, 2011 from $638.7 million for the year ended February 28, 2010. The increase in subscription revenue is primarily due to increases in volumes sold, including additional subscriptions attributable to geographic expansion, and continuing innovation, which attracts new customers and helps to drive renewals from existing customers.

Training and services revenue

Total training and services revenue increased by 24.0% or $26.3 million to $135.9 million for the year ended February 28, 2011 from $109.6 million for the year ended February 28, 2010. Training revenue increased 8.8% or $3.7 million as some enterprises began to increase overall spending on discretionary items such as training and related travel in response to a better overall economic environment. Our services revenue increased by 33.3% or $22.6 million as a result of both a better overall economic environment and increased subscription sales. Combined training and services revenue as a percentage of total revenue was 14.9% and 14.6% for the year ended February 28, 2011 and February 28, 2010, respectively.

Cost of revenue

Cost of subscription revenue

Cost of subscription revenue increased by 22.0% or $9.6 million to $53.0 million for the year ended February 28, 2011 from $43.4 million for the year ended February 28, 2010. The increase is partially the result of continued additions to our technical support staff to meet the demands of our growing subscriber base for support and maintenance, and includes additional compensation of $4.3 million. The remaining increase relates primarily to process and technology infrastructure investments which increased by $4.1 million. As the number of open source technology subscriptions continues to increase, we expect associated support cost will continue to increase, although we anticipate this will occur at an overall slower rate than that of subscription revenue growth due to economies of scale. Gross profit margin on subscriptions was 93.1% and 93.2% for the year ended February 28, 2011 and February 28, 2010, respectively.

Cost of training and services revenue

Cost of training and services revenue increased by 38.2% or $26.9 million to $97.3 million for the year ended February 28, 2011 from $70.4 million for the year ended February 28, 2010. The cost to deliver training increased 21.1% or $5.6 million to $32.3 million for the year ended February 28, 2011 compared to $26.7 million for the year ended February 28, 2010. The increase in training costs was primarily due to the use of outside contractors and off-site training facilities to deliver training services, which increased training costs by $2.6 million for the year ended February 28, 2011. The remaining increase was primarily due to increased employee compensation and related travel expense of $0.9 million and investments in process and technology infrastructure enhancements which totaled approximately $2.0 million. Costs to deliver our services revenue increased by 47.8% or $21.3 million and primarily relate to the use of outside contractors and additional employee compensation expense associated with additions to our staff to support increased services revenue. Total costs to deliver training and services as a percentage of training and services revenue increased to 71.6% for the year ended February 28, 2011 from 64.3% for the year ended February 28, 2010.

Gross profit

Primarily as a result of investments made during our current fiscal year in process and technology infrastructure enhancements to support the delivery of our training and professional services across a growing geographic footprint, gross profit margin decreased to 83.5% for the year ended February 28, 2011 from 84.8% for the year ended February 28, 2010.

 

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Operating expenses

Sales and marketing

Sales and marketing expense increased by 20.1% or $54.7 million to $327.4 million for the year ended February 28, 2011 from $272.7 million for the year ended February 28, 2010. Selling costs increased $43.2 million and includes $35.2 million of additional employee compensation and travel related expense attributable to the expansion of our sales force from the prior year. Marketing costs grew $11.5 million or 20.2% for the year ended February 28, 2011 as compared to the year ended February 28, 2010. The increase in marketing costs includes $6.0 million related to increased headcount to support our expanding marketing efforts. The remaining increase in sales and marketing costs primarily relates to incremental advertising costs and process and technology infrastructure enhancements which increased $2.1 million and $6.9 million, respectively for the year ended February 28, 2011 as compared to the year ended February 28, 2010. Sales and marketing expense as a percentage of revenue decreased to 36.0% for the year ended February 28, 2011 from 36.4% for the year ended February 28, 2010 as we continue to leverage our existing infrastructure to generate increased sales.

Research and development

Research and development expense increased by 15.4% or $22.9 million to $171.3 million for the year ended February 28, 2011 from $148.4 million for the year ended February 28, 2010. The increase in research and development costs primarily resulted from the expansion of our engineering group through direct hires. Employee compensation increased by $17.9 million. The remaining increase in research and development costs relates primarily to process and technology infrastructure enhancements, which increased $3.6 million. Research and development expense was 18.8% and 19.8% of total revenue for the year ended February 28, 2011 and February 28, 2010, respectively.

General and administrative

General and administrative expense increased by 10.0% or $10.4 million to $114.7 million for the year ended February 28, 2011 from $104.2 million for the year ended February 28, 2010. The increase in general and administrative expenses is due to outside professional services fees, which were primarily for outside legal services. General and administrative expense decreased as a percentage of revenue to 12.6% for the year ended February 28, 2011 from 13.9% for the year ended February 28, 2010 as we continued to leverage our corporate functions.

Litigation settlement

On December 15, 2009, we announced that we had reached an agreement in principle to settle the class action lawsuit, then pending in the United States District Court for the Eastern District of North Carolina, brought on behalf of a class of shareholders in connection with the restatement of our financial results announced in July 2004. The $8.8 million expense we recorded for the year ended February 28, 2010 represents our portion of the payment pursuant to such settlement.

Interest income

Interest income decreased by 35.0% or $3.6 million to $6.7 million for the year ended February 28, 2011 from $10.4 million for the year ended February 28, 2010. The decrease in interest income for the year ended February 28, 2011 is attributable to lower yields on our investments due to an overall lower interest rate environment.

Other income, net

Other income, net decreased $9.5 million for the year ended February 28, 2011 as compared to the year ended February 28, 2010. Gains realized from the sale of our investments in available-for-sale equity

 

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securities totaled $3.7 million for the year ended February 28, 2011 which was $9.0 million lower than the $12.7 million of gains realized from the sale of equity securities during the year ended February 28, 2010. The remaining decrease is the result of increased losses resulting from changes in foreign currency exchange rates for the year ended February 28, 2011.

Income taxes

During the year ended February 28, 2011 and February 28, 2010, the Company recorded $46.4 million and $34.2 million, respectively of income tax expense. Tax expense for the year ended February 28, 2011 of $46.4 million resulted in an effective tax rate of 30.2%. Our effective tax rate of 30.2% differs from the U.S. federal statutory rate of 35.0% primarily due to foreign income taxed at different rates and foreign tax credits which were partially offset by state income tax expense. The provision for income tax for the year ended February 28, 2011 consists of $35.7 million of U.S. income tax expense and $10.7 million of foreign income tax expense.

During the year ended February 28, 2010, we recorded $34.2 million of income tax expense, which resulted in an annual effective tax rate of 28.2%. Our income tax expense for the year ended February 28, 2010 includes a discrete tax benefit from research tax credits, net of a corresponding reduction of NOLs, which resulted in a net reduction of income tax expense of $7.3 million. Excluding the impact of the discrete tax benefit, our annual effective tax rate was 34.2%, which differs from the U.S. federal statutory rate of 35.0% primarily due to foreign income taxed at different rates and foreign tax credits which were partially offset by state income tax expense. The provision for income tax for the year ended February 28, 2010 consisted of $24.8 million of U.S. income tax expense and $9.4 million of foreign income tax expense.

LIQUIDITY AND CAPITAL RESOURCES

We have historically derived a significant portion of our liquidity and operating capital from cash flows from operations as well as the sale of equity securities, including private sales of preferred stock and the sale of common stock in our initial and follow-on public offerings, and the issuance of convertible debentures. At February 29, 2012, we had total cash and investments of $1.3 billion, which was comprised of $549.2 million in cash and cash equivalents, $262.6 million of short-term, available-for-sale fixed-income investments, $1.3 million of available-for-sale equity securities, $446.8 million of long-term, available-for-sale fixed-income investments, and $0.4 million in deposit accounts with maturity dates greater than 30 days. This compares to total cash and investments of $1.2 billion at February 28, 2011.

With $549.2 million in cash and cash equivalents on hand, we believe our cash and cash equivalent balances, together with our ability to generate additional cash from operations, should be sufficient to satisfy our cash requirements for the next twelve months and for the foreseeable future. We presently do not intend to liquidate our short and long-term investments in debt securities prior to their scheduled maturity dates. However, in the event that we liquidate these investments prior to their scheduled maturities and there are adverse changes in market interest rates or the overall economic environment, we could be required to recognize a realized loss on those investments when we liquidate. At February 29, 2012 and February 28, 2011, accumulated unrealized losses on our available-for-sale debt securities totaled $1.2 million and $0.5 million, respectively. At February 29, 2012 and February 28, 2011, accumulated unrealized gains related to our short-term equity securities available for sale totaled $1.2 million and $2.6 million, respectively.

Year ended February 29, 2012

Cash flows—overview

At February 29, 2012, cash and cash equivalents totaled $549.2 million, a decrease of $93.4 million as compared to February 28, 2011. The decrease in cash and cash equivalents for the year ended February 29, 2012

 

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is primarily the result of cash used in investing activities, including net purchases of available-for-sale debt securities of $171.4 million and cash used to acquire all of the issued and outstanding shares of Gluster, which totaled $135.2 million, net of cash acquired. Also contributing to the overall decrease in cash was the repurchase of 3.2 million shares of our common stock for $133.2 million. Partially offsetting cash used in investing and financing activities was cash provided by operating activities which totaled $391.9 million for the year ended February 29, 2012. Net cash generated by operating activities and used for investing and financing activities is further described below.

Cash flows from operations

Cash provided by operations of $391.9 million during the year ended February 29, 2012 includes net income of $146.6 million, adjustments to exclude the impact of non-cash revenues and expenses, which totaled a $145.2 million net source of cash, and changes in operating assets and liabilities, which totaled a $100.0 million net source of cash. Cash provided by changes in operating assets and liabilities for the year ended February 29, 2012 was primarily the result of an increase in our deferred revenue, which generated operating cash flow of $176.9 million. The increase in deferred revenue is due to growth in billings as we generally bill our customers in advance of subscription periods. Cash adjustments related to deferred income taxes of $45.7 million was primarily due to share-based compensation deductions which were in excess of amounts originally recognized in our consolidated statements of operations. Excess tax benefits from share-based compensation, which totaled $29.9 million, is considered a financing source of cash.

Cash flows from investing

Cash used in investing activities of $358.9 million for the year ended February 29, 2012 includes net purchases of available-for-sale debt securities of $171.4 million, investments in property and equipment of $46.3 million, primarily related to process and information technology infrastructure enhancements and investments in other intangible assets, primarily patents, of $5.3 million. On October 7, 2011, we acquired Gluster, which included cash consideration of $135.2 million, net of $0.7 million cash acquired. Gluster develops, distributes and provides support for open-source storage software. For further discussion regarding our purchase of Gluster, see NOTE 3—Business Combinations to the Consolidated Financial Statements.

Cash flows from financing

Cash used in financing activities of $123.8 million for the year ended February 29, 2012 includes $133.2 million used to repurchase 3,167,413 shares of our common stock at an average price per share of $42.06, including transaction costs. Payments made in return for common shares received from employees to satisfy employees’ minimum tax withholding obligations related to restricted share awards vesting during the year ended February 29, 2012 totaled $36.3 million. Partially offsetting financing activities using cash were proceeds from excess tax benefits related to share-based employee compensation, which totaled $29.9 million and proceeds from employees’ exercise of common stock options, which totaled $16.8 million. Payments on other borrowings totaled $1.1 million for the year ended February 29, 2012.

Year ended February 28, 2011

Cash flows—overview

At February 28, 2011, cash and cash equivalents totaled $642.6 million, an increase of $254.5 million as compared to February 28, 2010. The increase in cash and cash equivalents for the year ended February 28, 2011 is primarily the result of cash provided by operations which generated $290.7 million. Also contributing to the increase in cash was proceeds from employees’ exercise of stock options, which totaled $84.4 million for the year ended February 28, 2011. Partially offsetting cash provided by operating activities and stock option proceeds was cash used to repurchase 2.9 million shares of our common stock at a total cost of $90.1 million and investments in tangible assets and a business which totaled $32.8 million and $31.4 million, respectively. Net cash generated by operating activities and used for investing and financing activities is further described below.

 

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Cash flows from operations

Cash provided by operations of $290.7 million during the year ended February 28, 2011 includes net income of $107.3 million, adjustments to exclude the impact of non-cash revenues and expenses, which totaled $97.9 million net source of cash, and changes in working capital, which totaled an $85.6 million net source of cash. Cash provided by changes in operating assets and liabilities for the year ended February 28, 2011 was primarily the result of an increase in deferred revenue, which generated operating cash flow of $112.7 million. The increase in deferred revenue is due to growth in billings as we generally bill our customers in advance of subscription periods. Cash adjustments related to deferred income taxes of $33.8 million was primarily due to share-based compensation deductions which were in excess of amounts originally recognized in our consolidated statements of operations. Excess tax benefits from share-based compensation, which totaled $42.3 million, is considered a financing source of cash.

Cash flows from investing

Cash used in investing activities of $54.9 million for the year ended February 28, 2011 includes cash used to purchase Makara, a developer of deployment and management solutions for applications in the cloud, which totaled $31.4 million, net of cash acquired; investments in property and equipment, primarily related to process and information technology infrastructure enhancements, which totaled $32.8 million for the year ended February 28, 2011; and investments in other intangible assets, primarily patents, which totaled $14.1 million for the year ended February 28, 2011. Partially offsetting these uses were net maturities of debt securities which totaled $19.4 million for the year ended February 28, 2011.

Cash flows from financing

Cash provided by financing activities of $9.8 million for the year ended February 28, 2011 includes proceeds from employees’ exercise of common stock options, which totaled $84.4 million and proceeds from excess tax benefits related to share-based employee compensation, which totaled $42.3 million. Partially offsetting cash provided by employees’ exercise of stock options was cash of $90.1 million used to repurchase 2,921,275 shares of our common stock at an average price of $30.92 per share, including transaction costs. Payments made in return for common shares received from employees to satisfy employees’ minimum tax withholding obligations related to restricted share awards vesting during the year ended February 28, 2011 totaled $26.3 million.

Investments in debt and equity securities

Our investments are comprised primarily of debt securities that are classified as available for sale and recorded at their fair market values. At February 29, 2012 and February 28, 2011, the vast majority of our investments were priced by pricing vendors. These pricing vendors use the most recent observable market information in pricing these securities or, if specific prices are not available for these securities, use other observable inputs. In the event observable inputs are not available, we assess other factors to determine the securities’ market value, including broker quotes or model valuations. Independent price verifications of all of our holdings are performed by the pricing vendors, which we review. In the event a price fails a pre-established tolerance check, it is researched so that we can assess the cause of the variance to determine what we believe is the appropriate fair market value.

Capital requirements

We have experienced a substantial increase in our operating expenses since our inception in connection with the growth of our operations, the development of our enterprise technologies, the expansion of our services operations and our acquisition activity. Our capital requirements during the year ending February 28, 2013 will depend on numerous factors, including the amount of resources we devote to:

 

  ·  

funding the continued development of our enterprise technology offerings;

 

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  ·  

accelerating the development of our systems management offerings;

 

  ·  

improving and extending our services and the technologies used to deliver these services to our customers and support our business;

 

  ·  

pursuing strategic acquisitions and alliances;

 

  ·  

investing in businesses, products and technologies; and

 

  ·  

investing in enhancements to the systems we use to run our business and the expansion of our office facilities, including capital expenditures related to our future headquarters facility discussed in Part I, Item 2 of this Form 10-K under the heading “Properties.”

We have utilized, and will continue from time to time to utilize, cash and investments to fund, among other potential uses, purchases of our common stock, purchases of fixed assets, purchases of intellectual property and mergers and acquisitions. Given our historically strong operating cash flow and the $1.3 billion of cash and investments held at February 29, 2012, we do not presently anticipate the need to raise cash to fund our operations, either through the sale of additional equity or through the issuance of debt, in the foreseeable future. However, we may take advantage of favorable capital market situations that may arise from time to time to raise additional capital.

We believe that cash flow from operations will continue to improve; however, there can be no assurances that we will improve our cash flow from operations from the current rate or that such cash flows will be adequate to fund other investments or acquisitions that we may choose to make. We may choose to accelerate the expansion of our business from our current plans, which may require us to raise additional funds through the sale of equity or debt securities or through other financing means. There can be no assurances that any such financing would occur in amounts or on terms favorable to us, if at all.

Off-balance sheet arrangements

As of February 29, 2012 and February 28, 2011, we have no off-balance sheet financing arrangements and do not utilize any “structured debt”, “special purpose” or similar unconsolidated entities for liquidity or financing purposes.

Contractual obligations

The following table summarizes our principal contractual obligations at February 29, 2012 (in thousands):

 

     Total      Less than
1 Year
     1-3 Years      3-5 Years      More than
5 Years
 

Operating lease obligations(1)

   $ 163,755       $ 25,602       $ 36,035       $ 30,189       $ 71,929   

Purchase obligations

     —           —           —           —           —     
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total

   $ 163,755       $ 25,602       $ 36,035       $ 30,189       $ 71,929   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 
(1) Includes $24.5 million in commitments related to our current headquarters facility and $70.1 million in commitments related to a building we intend to use as our future headquarters facility. For additional information, see our discussion in Part I, Item 2 of this Form 10-K under the heading “Properties”. To the extent we cease to use any space in our current headquarters facility prior to the expiration of the lease term, we plan to sublease such space to a third party and anticipate that sublease income would offset existing contractual obligations. However, to the extent we are unable to sublease or otherwise dispose of such space and recover the full amount of our existing contractual obligation, we would be required to recognize a loss.

Obligations under contracts that we may cancel without significant penalty are not included in the table above. In addition, because we are unable to reasonably estimate the timing of settlements and any future payments related to uncertain tax positions, such liabilities are not included in the above table. However, as of February 29, 2012, we have recognized a total of $24.7 million related to such liabilities, which are included in other long-term obligations on our Consolidated Balance Sheet.

 

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RECENT ACCOUNTING PRONOUNCEMENTS

In December 2011, the Financial Accounting Standards Board (the “FASB”) issued Accounting Standards Update No. 2011-11, Balance Sheet (Topic 210)—Disclosures about Offsetting Assets and Liabilities (ASU 2011-11), to require entities to disclose information about offsetting and related arrangements of financial instruments and derivative instruments. ASU 2011-11 is effective for us in the first quarter of our fiscal year ending February 28, 2014 (“fiscal 2014”). We currently believe there will be no significant impact on our consolidated financial statements.

In September 2011, the FASB issued Accounting Standards Update No. 2011-08, Intangibles—Goodwill and Other (Topic 350)—Testing Goodwill for Impairment (ASU 2011-08), to simplify how entities test goodwill for impairment. ASU 2011-08 allows entities to first assess qualitative factors to determine whether it is more likely than not that the fair value of a reporting unit is less than its carrying amount. If a greater than 50 percent likelihood exists that the fair value is less than the carrying amount then a two-step goodwill impairment test as described in Topic 350 must be performed. ASU 2011-08 is effective for us in our first quarter of fiscal 2013 but is eligible for early adoption. We adopted ASU 2011-08 in the fourth quarter of fiscal 2012. There was no impact on our consolidated financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05, Comprehensive Income (Topic 220)—Presentation of Comprehensive Income (ASU 2011-05), to require an entity to present the total of comprehensive income, the components of net income, and the components of other comprehensive income either in a single continuous statement of comprehensive income or in two separate but consecutive statements. ASU 2011-05 eliminates the option to present the components of other comprehensive income as part of the statement of equity. ASU 2011-05 is effective for us in our first quarter of fiscal 2013 and should be applied retrospectively. We currently believe there will be no significant impact on our consolidated financial statements.

In May 2011, the FASB issued Accounting Standards Update No. 2011-04, Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and International Financial Reporting Standards (Topic 820)—Fair Value Measurement (ASU 2011-04), to provide a consistent definition of fair value and ensure that the fair value measurement and disclosure requirements are similar between U.S. GAAP and International Financial Reporting Standards. ASU 2011-04 changes certain fair value measurement principles and enhances the disclosure requirements particularly for level 3 fair value measurements. ASU 2011-04 is effective for us in our fourth quarter of fiscal 2012 and should be applied prospectively. We do not currently have level 3 fair value measurements and as a result, adopting ASU 2011-04 did not have a significant impact on our consolidated financial statements.

 

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ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

We are exposed to the impact of interest rate changes, foreign currency exchange rate fluctuations and changes in the market value of our investments.

Interest Rate Risk

Our exposure to market rate risk for changes in interest rates relates primarily to our investment portfolio. The primary objective of our investment activities is to preserve principal and liquidity while at the same time maximizing yields without significantly increasing risk. To achieve this objective, we maintain our portfolio of cash equivalents and short-term and long-term investments in a variety of fixed-income securities, including both government and corporate obligations and money market funds. Investments in both fixed rate and floating rate interest earning instruments carry a degree of interest rate risk. Fixed rate securities may have their fair market value adversely impacted due to a rise in prevailing interest rates, while floating rate securities may produce less income than expected if interest rates fall. Due in part to these factors, our future investment income may fall short of expectations due to changes in interest rates, or we may suffer losses in principal if forced to sell securities which have declined in market value due to changes in interest rates or perceived credit risk related to the securities’ issuers. A hypothetical one percentage point change in interest rates, assuming a parallel shift of all interest rates, would result in an $8.5 million change in annual interest income derived from investments in our portfolio as of February 29, 2012. For further discussion related to our investments as of February 29, 2012 and February 28, 2011, see NOTE 2—Summary of Significant Accounting Policies and NOTE 18 Assets and Liabilities Measured at Fair Value on a Recurring Basis to the Consolidated Financial Statements.

Investment Risk

The fair market value of our investment portfolio is subject to interest rate risk. Based on a sensitivity analysis performed on this investment portfolio, a hypothetical one percentage change in interest rates, assuming a parallel shift of all interest rates, would result in an approximate $11.0 million decrease in the fair value of our available-for-sale investment securities as of February 29, 2012. For further discussion related to our investments as of February 29, 2012 and February 28, 2011, see NOTE 2—Summary of Significant Accounting Policies and NOTE 18 Assets and Liabilities Measured at Fair Value on a Recurring Basis to the Consolidated Financial Statements.

Credit Risk

The fair market values of our investment portfolio and cash balances are exposed to counterparty credit risk. Accordingly, while we periodically review our portfolio in an effort to mitigate counterparty risk, the principal values of our cash balances, money market accounts and investments in available-for-sale securities could suffer a loss of value.

Foreign Currency Risk

Approximately 45.1% of our revenue for the year ended February 29, 2012 was produced by sales outside the United States. We are exposed to significant risks of foreign currency fluctuation primarily from receivables denominated in foreign currency and are subject to transaction gains and losses, which are recorded as a component in determining net income. The statements of operations of our non-U.S. operations are translated into U.S. dollars at the average exchange rates for each applicable month in a period. Thus, to the extent the U.S. dollar weakens against foreign currencies, the translation of these foreign currency statements results in increased revenue and operating expenses for our non-U.S. operations. Similarly, our revenue and operating expenses for our non-U.S. operations decreases if the U.S. dollar strengthens against foreign currencies.

Using the average foreign currency exchange rates from our prior fiscal year ended February 28, 2011, our revenue and operating expenses from non-U.S. operations for the year ended February 29, 2012 would have been

 

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lower than we reported using the average exchange rates for our current fiscal year ending February 29, 2012 by approximately $26.4 million and $17.5 million, respectively, which would have resulted in income from operations being lower by $8.9 million.

Derivative Instruments

We transact business in various foreign countries and are, therefore, subject to risk of foreign currency exchange rate fluctuations. We sometimes enter into forward contracts to economically hedge transactional exposure associated with commitments arising from trade accounts receivable, trade accounts payable and fixed purchase obligations denominated in a currency other than the functional currency of the respective operating entity. All derivative instruments are recorded on the Consolidated Balance Sheets at their respective fair market values in accordance with FASB ASC Section 815 (formerly referenced as Statement of Financial Accounting Standards No. 133, Accounting for Derivative Instruments and Hedging Activities). The Company has elected not to prepare and maintain the documentation required to qualify its forward contracts for hedge accounting treatment and, therefore, changes in fair value are recorded in the Consolidated Statements of Operations. For further discussion related to our management of foreign currency risk see NOTE 10—Derivative Instruments to the Consolidated Financial Statements.

The aggregate notional amount of outstanding forward contracts at February 29, 2012 was $59.7 million. The fair value of these outstanding contracts at February 29, 2012 was a gross $0.1 million asset and a gross $0.5 million liability, and is recorded in other current assets and accrued expenses, respectively on the Consolidated Balance Sheets. The forward contracts generally expire within three months of the period ended February 29, 2012. The forward contracts will settle in Australian dollars, Canadian dollars, Czech koruna, Euros, Israeli shekels, Japanese yen, Mexican pesos, New Zealand dollars, Norwegian krona, Singapore dollars, Swedish krona, Swiss francs and U.S. dollars.

The aggregate notional amount of outstanding forward contracts at February 28, 2011 was $64.5 million. The fair value of these outstanding contracts at February 28, 2011 was a gross $0.4 million asset and a gross $0.1 million liability, and is recorded in other current assets and accrued expenses, respectively on the Consolidated Balance Sheets.

 

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ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

 

     Page  

Report of Management on Internal Control Over Financial Reporting

     67   

Report of Independent Registered Public Accounting Firm

     68   

Financial Statements:

  

Consolidated Balance Sheets at February 29, 2012 and February 28, 2011

     69   

Consolidated Statements of Operations for the years ended February 29, 2012, February  28, 2011 and February 28, 2010

     70   

Consolidated Statements of Stockholders’ Equity and Comprehensive Income for the years ended February 29, 2012, February 28, 2011 and February 28, 2010

     71   

Consolidated Statements of Cash Flows for the years ended February 29, 2012, February  28, 2011 and February 28, 2010

     72   

Notes to Consolidated Financial Statements

     73   

 

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REPORT OF MANAGEMENT ON INTERNAL CONTROL OVER FINANCIAL REPORTING

Our management is responsible for establishing and maintaining adequate internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act). Internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with accounting principles generally accepted in the United States of America. The Company’s internal control over financial reporting includes those policies and procedures that: (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with accounting principles generally accepted in the United States of America, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and directors of the Company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the Company’s assets that could have a material effect on the financial statements.

Our management conducted an evaluation of the effectiveness of our internal control over financial reporting as of the end of the period covered by this report based on the framework in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on this evaluation, management concluded that the Company’s internal control over financial reporting was effective as of the end of the period covered by this report.

Our independent registered public accounting firm, which has audited the financial statements included in Part II, Item 8 of this report, has also audited the effectiveness of the Company’s internal control over financial reporting as of February 29, 2012, as stated in their report, which is included below.

 

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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Shareholders of Red Hat, Inc.:

In our opinion, the accompanying consolidated balance sheets and the related consolidated statements of operations, of stockholders’ equity and comprehensive income and of cash flows present fairly, in all material respects, the financial position of Red Hat, Inc. and its subsidiaries at February 29, 2012 and February 28, 2011, and the results of their operations and their cash flows for each of the three years in the period ended February 29, 2012 in conformity with accounting principles generally accepted in the United States of America. Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of February 29, 2012, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). The Company’s management is responsible for these financial statements, for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the Report of Management on Internal Control over Financial Reporting appearing in Item 8. Our responsibility is to express opinions on these financial statements and on the Company’s internal control over financial reporting based on our integrated audits. We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects. Our audits of the financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

/s/ PricewaterhouseCoopers LLP
Raleigh, North Carolina

April 25, 2012

 

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RED HAT, INC.

CONSOLIDATED BALANCE SHEETS

(in thousands—except share and per share amounts)

 

     February 29,
2012
    February 28,
2011
 
ASSETS     

Current assets:

    

Cash and cash equivalents

   $ 549,217      $ 642,630   

Investments in debt and equity securities, short-term

     264,298        217,970   

Accounts receivable, net of allowances for doubtful accounts of $1,877 and $1,379, respectively

     255,180        184,741   

Deferred tax assets, net

     69,765        75,720   

Prepaid expenses

     81,266        62,364   

Other current assets

     1,629        1,133   
  

 

 

   

 

 

 

Total current assets

   $ 1,221,355      $ 1,184,558   

Property and equipment, net of accumulated depreciation and amortization of $163,892 and $139,753, respectively

     92,065        75,558   

Goodwill

     591,563        463,673   

Identifiable intangibles, net

     100,638        109,932   

Investments in debt securities, long-term

     446,838        331,791   

Other assets, net

     38,640        33,810   
  

 

 

   

 

 

 

Total assets

   $ 2,491,099      $ 2,199,322   
  

 

 

   

 

 

 
LIABILITIES AND STOCKHOLDERS’ EQUITY     

Current liabilities:

    

Accounts payable and accrued expenses

   $ 114,078      $ 106,514   

Deferred revenue

     711,408        572,637   

Other current obligations

     819        650   
  

 

 

   

 

 

 

Total current liabilities

   $ 826,305      $ 679,801   

Long-term deferred revenue

     235,328        199,617   

Other long-term obligations

     30,649        29,205   

Commitments and contingencies (NOTE 14 and NOTE 15)

    

Stockholders’ equity:

    

Preferred stock, 5,000,000 shares authorized, none outstanding

     —          —     

Common stock, $0.0001 per share par value, 300,000,000 shares authorized, 226,553,435 and 223,778,248 shares issued, 192,654,636 and 193,046,862 shares outstanding at February 29, 2012 and February 28, 2011, respectively

     23        22   

Additional paid-in capital

     1,709,082        1,610,238   

Retained earnings

     391,676        245,050   

Treasury stock at cost, 33,898,799 and 30,731,386 shares at February 29, 2012 and February 28, 2011, respectively

     (696,012     (562,792

Accumulated other comprehensive loss

     (5,952     (1,819 )
  

 

 

   

 

 

 

Total stockholders’ equity

   $ 1,398,817      $ 1,290,699   
  

 

 

   

 

 

 

Total liabilities and stockholders’ equity

   $ 2,491,099      $ 2,199,322   
  

 

 

   

 

 

 

The accompanying notes are an integral part of these consolidated financial statements.

 

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RED HAT, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands—except per share amounts)

 

     Year Ended  
     February 29,
2012
    February 28,
2011
     February 28,
2010
 

Revenue:

       

Subscriptions

   $ 965,575      $ 773,404       $ 638,654   

Training and services

     167,528        135,873         109,582   
  

 

 

   

 

 

    

 

 

 

Total subscription and training and services revenue

   $ 1,133,103      $ 909,277       $ 748,236   
  

 

 

   

 

 

    

 

 

 

Cost of subscription and training and services revenue:

       

Cost of subscriptions

     66,237        52,997         43,426   

Cost of training and services

     112,311        97,290         70,419   
  

 

 

   

 

 

    

 

 

 

Total cost of subscription and training and services revenue

   $ 178,548      $ 150,287       $ 113,845   
  

 

 

   

 

 

    

 

 

 

Gross profit

   $ 954,555      $ 758,990       $ 634,391   

Operating expense:

       

Sales and marketing

     419,635        327,408         272,705   

Research and development

     208,662        171,253         148,360   

General and administrative

     126,345        114,653         104,227   

Litigation settlement

     0        0         8,750   
  

 

 

   

 

 

    

 

 

 

Total operating expense

   $ 754,642      $ 613,314       $ 534,042   
  

 

 

   

 

 

    

 

 

 

Income from operations

     199,913        145,676         100,349   

Interest income

     8,418        6,743         10,381   

Other income (expense), net

     (322 )     1,275         10,772   
  

 

 

   

 

 

    

 

 

 

Income before provision for income taxes

   $ 208,009      $ 153,694       $ 121,502   

Provision for income taxes

     61,383        46,416         34,249   
  

 

 

   

 

 

    

 

 

 

Net income

   $ 146,626      $ 107,278       $ 87,253   
  

 

 

   

 

 

    

 

 

 

Basic net income per common share

   $ 0.76      $ 0.56       $ 0.46   
  

 

 

   

 

 

    

 

 

 

Diluted net income per common share

   $ 0.75      $ 0.55       $ 0.45   
  

 

 

   

 

 

    

 

 

 

Weighted average shares outstanding

       

Basic

     193,151        190,294         187,845   

Diluted

     196,451        196,353         193,546   

The accompanying notes are an integral part of these consolidated financial statements.

 

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RED HAT, INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY AND COMPREHENSIVE INCOME

(in thousands)

 

    Common Stock     Additional
Paid-In
Capital
    Retained
Earnings
(Accumulated
Deficit)
    Treasury
Stock
    Accumulated
Other
Comprehensive
Income (Loss)
    Total
Stockholders’
Equity
 
    Shares     Amount            

Balance at February 28, 2009

    207,795      $ 21      $ 1,281,469      $ 50,519      $ (236,283 )   $ 10,327      $ 1,106,053   

Net income

    0        0        0        87,253        0        0        87,253   

Comprehensive income:

             

Unrealized gain on investments in marketable securities, net of tax

              11,510     

Reclassification for net gain recognized during period

              (12,498 )  

Foreign currency translation adjustment, net of tax

              (8,283 )  
           

 

 

   

Other comprehensive income (loss), net of tax

              (9,271     (9,271
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Comprehensive income

    0        0        0        87,253       0        (9,271 )     77,982   

Exercise of common stock options

    7,366        1        103,332        0        0        0        103,333   

Common stock repurchase

    0        0        0        0        (236,363 )     0        (236,363 )

Share-based compensation expense

    0        0        48,288        0        0        0        48,288   

Tax benefits related to share-based awards

    0        0        23,614        0        0        0        23,614   

Minimum tax withholdings paid by the Company on behalf of employees related to net settlement of employee
share-based awards

    0        0        (11,855 )     0        0        0        (11,855 )
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance at February 28, 2010

    215,161      $ 22      $ 1,444,848      $ 137,772      $ (472,646 )   $ 1,056      $ 1,111,052   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income

    0        0        0        107,278        0        0        107,278   

Comprehensive income:

             

Unrealized gain on investments in marketable securities, net of tax

              720     

Reclassification for net gain recognized during period

              (3,286 )  

Foreign currency translation adjustment, net of tax

              (309 )  
           

 

 

   

Other comprehensive income (loss), net of tax

              (2,875 )     (2,875 )
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Comprehensive income

    0        0        0        107,278       0        (2,875 )     104,403   

Exercise of common stock options

    8,617        0        84,443        0        0        0        84,443   

Common stock repurchase

    0        0        0        0        (90,146 )     0        (90,146 )

Share-based compensation expense

    0        0        60,597        0        0        0        60,597   

Tax benefits related to share-based awards

    0        0        46,600        0        0        0        46,600   

Minimum tax withholdings paid by the Company on behalf of employees related to net settlement of employee
share-based awards

    0        0        (26,250 )     0        0        0        (26,250 )
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance at February 28, 2011

    223,778      $ 22      $ 1,610,238      $ 245,050      $ (562,792 )   $ (1,819 )   $ 1,290,699   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net income

    —          —          —          146,626        —          —          146,626   

Comprehensive income:

             

Unrealized gain on investments in marketable securities, net of tax

              557     

Reclassification for net gain recognized during period

              (1,982 )  

Foreign currency translation adjustment

              (2,708 )  
           

 

 

   

Other comprehensive income (loss), net of tax

              (4,133 )     (4,133 )
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Comprehensive income

    0        0        0        146,626        0        (4,133     142,493   

Exercise of common stock options

    2,775        1        16,811        0        0        0        16,812   

Common stock repurchase

    0        0        0        0        (133,220 )     0        (133,220 )

Share-based compensation expense

    0        0        79,267        0        0        0        79,267   

Assumed employee share-based awards from acquisitions

    0        0        1,244        0        0        0        1,244   

Tax benefits related to share-based awards

    0        0        37,854        0        0        0        37,854   

Minimum tax withholdings paid by the Company on behalf of employees related to net settlement of employee
share-based awards

    0        0        (36,332 )     0        0        0        (36,332 )
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Balance at February 29, 2012

    226,553      $ 23      $ 1,709,082      $ 391,676      $ (696,012   $ (5,952   $ 1,398,817   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Note: No preferred stock was issued or outstanding during the three years ended February 29, 2012.

The accompanying notes are an integral part of these consolidated financial statements.

 

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RED HAT, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

 

     Year Ended  
     February 29,
2012
    February 28,
2011
    February 28,
2010
 

Cash flows from operating activities:

      

Net income

   $ 146,626      $ 107,278      $ 87,253   

Adjustments to reconcile net income to net cash provided by operating activities:

      

Depreciation and amortization

     51,372        47,997        45,861   

Deferred income taxes

     45,702        33,848        20,636   

Excess tax benefits from share-based payment arrangements

     (29,931     (42,291     (35,569

Share-based compensation expense

     79,267        60,597        48,288   

Gain on sale of available-for-sale equity securities

     (1,924     (3,746     (12,656

Other

     738        1,505        1,248   

Changes in operating assets and liabilities net of effects of acquisitions:

      

Accounts receivable

     (70,410     (41,512     (7,290

Prepaid expenses

     (19,190     (17,220     (630

Accounts payable and accrued expenses

     12,504        29,534        21,992   

Deferred revenue

     176,855        112,724        82,625   

Other

     274        2,034        3,491   
  

 

 

   

 

 

   

 

 

 

Net cash provided by operating activities

   $ 391,883      $ 290,748      $ 255,249   
  

 

 

   

 

 

   

 

 

 

Cash flows from investing activities:

      

Purchase of investment in debt securities available for sale

     (962,974     (751,420     (666,890

Proceeds from sales and maturities of investment in debt securities available for sale

     791,585        770,860        412,514   

Acquisitions of businesses, net of cash acquired

     (135,210     (31,381 )     0   

Proceeds from sales of investment in equity securities available for sale

     1,979        3,938        13,053   

Purchase of strategic equity investments

     (2,622 )     0        (1,768 )

Purchase of developed software and other intangible assets

     (5,349     (14,093     (4,692

Purchase of property and equipment

     (46,269     (32,759     (28,420
  

 

 

   

 

 

   

 

 

 

Net cash used in investing activities

   $ (358,860   $ (54,855   $ (276,203 )
  

 

 

   

 

 

   

 

 

 

Cash flows from financing activities:

      

Excess tax benefits from share-based payment arrangements

     29,931        42,291        35,569   

Proceeds from exercise of common stock options

     16,812        84,443        103,332   

Purchase of treasury stock

     (133,220     (90,146     (236,393

Proceeds from other borrowings

     118        318        0   

Payments on other borrowings

     (1,145     (876     (900

Payments related to settlement of employee shared-based awards

     (36,332     (26,250     (11,855
  

 

 

   

 

 

   

 

 

 

Net cash provided by (used in) financing activities

   $ (123,836 )   $ 9,780      $ (110,247
  

 

 

   

 

 

   

 

 

 

Effect of foreign currency exchange rates on cash and cash equivalents

   $ (2,600 )   $ 8,839      $ 3,771   
  

 

 

   

 

 

   

 

 

 

Net increase (decrease) in cash and cash equivalents

   $ (93,413 )   $ 254,512      $ (127,430

Cash and cash equivalents at beginning of year

     642,630        388,118        515,548   
  

 

 

   

 

 

   

 

 

 

Cash and cash equivalents at end of year

   $ 549,217      $ 642,630      $ 388,118   
  

 

 

   

 

 

   

 

 

 

Supplemental cash flow information:

      

Cash paid during the year for:

      

Interest

   $ 45      $ 122      $ 129   

Income taxes

   $ 12,381      $ 8,121      $ 5,730   

The accompanying notes are an integral part of these consolidated financial statements.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

NOTE 1—Company

Red Hat, Inc., incorporated in Delaware, together with its subsidiaries (“Red Hat” or the “Company”) is a global leader in providing open source software solutions to the enterprise. The Company is also the market leader in providing enterprise-ready open source operating system platforms. The Company applies its technology leadership to create its core enterprise operating system platform, Red Hat Enterprise Linux, and its enterprise middleware platform, Red Hat JBoss Middleware, as well as virtualization solutions, storage solutions and other infrastructure technology solutions based on open source technology. The Company’s enterprise solutions are intended to meet the functionality requirements and performance demands of the enterprise and third-party computer hardware and software applications that are critical to the enterprise. The Company provides these solutions through content distribution and management services, Red Hat Network, Red Hat Network Satellite and Red Hat JBoss Operations Network, which allow various Red Hat enterprise technologies to be updated and configured and the performance of these and other technologies to be monitored in an automated fashion. These solutions reflect the Company’s continuing commitment to provide an enterprise-wide infrastructure platform and developer solutions based on open source technology. The Company derives its revenue and generates its cash from customers primarily from two sources: (i) subscriptions for its enterprise technologies and (ii) training and services revenue, as further described below in NOTE 2—Summary of Significant Accounting Policies.

NOTE 2—Summary of Significant Accounting Policies

Principles of Consolidation

The accompanying Consolidated Financial Statements include the accounts of the Company and all of its wholly-owned subsidiaries. All significant inter-company accounts and transactions are eliminated in consolidation. There are no significant foreign exchange restrictions on the Company’s foreign subsidiaries.

Use of Estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet dates and the reported amounts of revenue and expenses during the reporting periods. Actual results could differ from such estimates.

Revenue Recognition

The Company establishes persuasive evidence of a sales arrangement for each type of revenue transaction based on either a signed contract with the end customer, a click-through contract on the Company’s website whereby the customer agrees to the Company’s standard subscription terms, signed or click-through distribution contracts with original equipment manufacturers (“OEMs”) and other resellers, or, in the case of individual training seats, through receipt of payment which indicates acceptance of the Company’s training agreement terms.

Subscription Revenue

Subscription revenue is comprised of direct and indirect sales of Red Hat enterprise technologies. Accounts receivable and deferred revenue are recorded at the time a customer enters into a binding subscription agreement for the purchase of a subscription, subscription services are made available to the customer and the customer is billed. The deferred revenue amount is recognized as revenue ratably over the life of the subscription. Red Hat

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

enterprise technologies are generally offered with either one or three-year base subscription periods; the majority of the Company’s subscriptions have one-year terms. Under these subscription agreements, renewal rates are generally specified for one or three-year renewal terms. Subscriptions generally entitle the end user to the technology itself and post-contract customer support (“PCS”), generally consisting of varying levels of support services as well as access to security errata, fixes, functionality enhancements to the technology and upgrades to new versions of the technologies, each on a when-and-if available basis, during the term of the subscription. The Company sells its offerings through two principal channels: (1) direct, which includes sales by the Company’s sales force as well as web store sales, and (2) indirect, which includes distributors, resellers, systems integrators and OEMs. The Company recognizes revenue from the sale of Red Hat enterprise technologies ratably over the period of the subscription beginning on the commencement date of the subscription agreement.

Subscription arrangements with large enterprise customers often have contracts with multiple elements (e.g., software technology, maintenance, training, consulting and other services). The Company allocates revenue to each element of the arrangement based on vendor-specific objective evidence of each element’s fair value when the Company can demonstrate sufficient evidence of the fair value of at least those elements that are undelivered. The fair value of each element in multiple element arrangements is created by either (i) providing the customer with the ability during the term of the arrangement to renew that element at the same rate paid for the element included in the initial term of the agreement or (ii) selling the element on a stand-alone basis.

Training and Services Revenue

Training and services revenue is comprised of revenue for consulting, engineering and customer training and education services. Consulting services consist of time-based arrangements, and revenue is recognized as these services are performed. Engineering services represent revenue earned under fixed fee arrangements with the Company’s OEM partners and other customers to provide for significant modification and customization of Red Hat enterprise technologies. The Company recognizes revenue for these fixed fee engineering services using the percentage of completion basis of accounting, provided the Company has the ability to make reliable estimates of progress towards completion, the fee for such services is fixed or determinable and collection of the resulting receivable is probable. Under the percentage of completion method, earnings under the contract are recognized based on the progress toward completion as estimated using the ratio of labor hours incurred to total expected project hours. Changes in estimates are recognized in the period in which they are known. Revenue for customer training and education services is recognized on the dates the services are complete.

Deferred Selling Costs

Deferred commissions are the incremental costs that are directly associated with non-cancelable subscription contracts with customers and consist of sales commissions paid to the Company’s sales force. The commissions are deferred and amortized over a period that approximates the period of the subscription term. The commission payments are paid in full subsequent to the month in which the customer’s service commences. The deferred commission amounts are recoverable through the future revenue streams under the non-cancelable customer contracts. In addition, the Company has the ability and intent under the commission plans with its sales force to recover commissions previously paid to its sales force in the event that customers breach the terms of their subscription agreements and do not fully pay for their subscription agreements. Deferred commissions are included in prepaid expenses on the accompanying Consolidated Balance Sheets. Amortization of deferred commissions is included in sales and marketing expense in the accompanying Consolidated Statements of Operations.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Goodwill and Other Long-Lived Assets

Goodwill

In September 2011, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update (“ASU”) 2011-08, Goodwill and Other (Topic 350) – Testing Goodwill for Impairment. The objective of ASU 2011-08 is to reduce the cost and complexity of performing the required two-step goodwill impairment test under Topic 350. The update reduces cost and complexity by allowing the Company to use qualitative tests for goodwill impairment.

Specifically, ASU 2011-08 permits the Company to first assess qualitative factors to determine whether it is “more likely than not” that the fair value of a reporting unit is less than its carrying value. The term “more likely than not” is defined as “likelihood of more than fifty (50) percent”. Carrying value is defined as the reporting unit’s cost as recorded on a company’s consolidated financial statements before any reduction for impairment of goodwill. The outcome of these qualitative tests determines whether it is necessary for a company to perform the two-step goodwill impairment test as required in prior years.

The Company tests goodwill for impairment at least annually. During the fourth quarter of fiscal 2012, the Company adopted ASU 2011-08 and after considering such qualitative factors as macroeconomic conditions, actual or anticipated changes to cost factors (for example, selling and delivery), overall financial performance and other Company-specific factors such as potential changes in strategy, the Company determined that it was not more likely than not that any impairment to goodwill had occurred during the year ended February 29, 2012. Consequently, the Company was not required to perform the remaining two-step quantitative goodwill impairment test.

For the years ended February 28, 2011 and February 28, 2010, the Company applied the required quantitative two-step goodwill impairment test. The two-step test begins with identifying potential impairment. Potential impairment is identified if the fair value of the reporting unit to which the goodwill applies is less than the recognized or “book” value of the related reporting unit, including the carrying value of goodwill. Where the book value of a reporting unit, including related goodwill is greater than the reporting unit’s fair value, the second step of the impairment test is performed to measure the amount of impairment loss, if any. The Company performed its annual goodwill impairment test during the fourth quarters of the years end February 28, 2011 and February 28, 2010 and as a result did not identify any potential impairment related to its goodwill for years ended February 28, 2011 and February 28, 2010, respectively.

Other long-lived assets

The Company evaluates the recoverability of its property and equipment and other long-lived assets whenever events or changes in circumstances indicate that an impairment may have occurred. An impairment loss is recognized when the net book value of such assets exceeds the estimated future undiscounted cash flows attributable to the assets or the business to which the assets relate. Impairment losses, if any, are measured as the amount by which the carrying value exceeds the fair value of the assets. For the years ended February 29, 2012, February 28, 2011 and February 28, 2010, no significant impairment losses related to the Company’s long-lived assets were identified.

Cash and Cash Equivalents

The Company considers highly liquid investments purchased with a maturity period of three months or less at the date of purchase to be cash equivalents.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Accounts Receivable and Allowance for Doubtful Accounts

Trade accounts receivable are recorded at the invoiced amount and do not bear interest. The allowance for doubtful accounts is the Company’s estimate of the amount of probable credit losses in the Company’s existing accounts receivable. The Company determines the allowance based on historical write-off experience. The Company reviews its allowance for doubtful accounts monthly. Past due balances over 90 days and over a specified amount are reviewed individually for collectability. All other balances are reviewed on a pooled basis by type of receivable. Account balances are charged off against the allowance when the Company determines it is probable the receivable will not be recovered. The Company does not have off-balance-sheet credit exposure related to its customers.

Fair Value Measurements

Fair value is defined as the exchange price that would be received for the purchase of an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for such asset or liability in an orderly transaction between market participants on the measurement date. Valuation techniques used to measure fair value should maximize the use of observable inputs and minimize the use of unobservable inputs. To measure fair value, the Company uses the following fair value hierarchy based on three levels of inputs, of which the first two are considered observable and the last unobservable:

Level 1—Quoted prices in active markets for identical assets or liabilities.

Level 2—Inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

Level 3—Unobservable inputs that are supported by little or no market activity and are significant to the fair value of the assets or liabilities.

The Company’s investments are comprised primarily of debt securities that are classified as available for sale and recorded at their fair market values. Liquid investments with effective maturities of 90 days or less from the balance sheet date (that is, time remaining on the day of purchase) are classified as cash equivalents. Investments with remaining effective maturities of twelve months or less from the balance sheet date are classified as short-term investments. Investments with remaining effective maturities of more than twelve months from the balance sheet date are classified as long-term investments. The Company’s Level 1 financial instruments are valued using quoted prices in active markets for identical instruments. The Company’s Level 2 financial instruments, including derivative instruments, are valued using quoted prices for identical instruments in less active markets or using other observable market inputs for comparable instruments.

Unrealized gains and temporary losses on investments classified as available for sale are included within accumulated other comprehensive income, net of any related tax effect. Upon realization, such amounts are reclassified from accumulated other comprehensive income to other income, net. Realized gains and losses and other than temporary impairments, if any, are reflected in the statements of operations as other income, net. The Company does not recognize changes in the fair value of its investments in income unless a decline in value is considered other-than-temporary. The vast majority of the Company’s investments are priced by pricing vendors. These pricing vendors use the most recent observable market information in pricing these securities or, if specific prices are not available for these securities, use other observable inputs. In the event observable inputs are not available, the Company assesses other factors to determine the security’s market value, including broker quotes or model valuations. Independent price verifications of all holdings are performed by pricing vendors which are

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

then reviewed by the Company. In the event a price fails a pre-established tolerance check, it is researched so that the Company can assess the cause of the variance to determine what the Company believes is the appropriate fair market value. See NOTE 18 Assets and Liabilities Measured at Fair Value on a Recurring Basis for further discussion on fair value measurements.

The Company minimizes its credit risk associated with investments by investing primarily in investment grade, liquid securities. The Company’s policy is designed to limit exposures to any one issuer depending on credit quality. Periodic evaluations of the relative credit standing of those issuers are considered in the Company’s investment strategy.

Internal Use Software

The Company capitalizes costs related to the development of internal use software for its website, enterprise resource planning system and systems management applications. The Company amortizes the costs of computer software developed for internal use on a straight-line basis over an estimated useful life of five years. The carrying value of internal use software is included in property and equipment on the Company’s Consolidated Balance Sheets.

Capitalized Software Costs

Capitalization of software development costs for products to be sold to third parties begins upon the establishment of technological feasibility and ceases when the product is available for general release. As a result of the Company’s practice of releasing source code that it has developed on a weekly basis for unrestricted download on the Internet, there is generally no passage of time between achievement of technological feasibility and the availability of the Company’s product for general release. Therefore, at February 29, 2012 and February 28, 2011, the Company had no internally developed capitalized software costs for products to be sold to third parties.

Property and Equipment

Property and equipment is primarily comprised of furniture, computer equipment, computer software and leasehold improvements which are recorded at cost and depreciated or amortized using the straight-line method over their estimated useful lives as follows: furniture and fixtures, seven years; computer equipment, three to four years; computer software, five years; leasehold improvements, over the lesser of the estimated remaining useful life of the asset or the remaining term of the lease. Expenditures for maintenance and repairs are charged to operations as incurred; major expenditures for renewals and betterments are capitalized and depreciated. Property and equipment acquired under capital leases are depreciated over the lesser of the estimated remaining useful life of the asset or the remaining term of the lease.

Share-Based Compensation

The Company measures share-based compensation cost at grant date, based on the estimated fair value of the award and recognizes the cost over the employee requisite service period typically on a straight-line basis, net of estimated forfeitures. The Company estimates the fair value of stock options using the Black-Scholes-Merton valuation model. The fair value of nonvested share awards, nonvested share units and performance share units are measured at their underlying closing share price on the date of grant. The Company’s share-based compensation is described further in NOTE 13—Share-based Awards.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Sales and Marketing Expenses

Sales and marketing expenses consist of costs, including salaries, sales commissions and related expenses, such as travel, of all personnel involved in the sales and marketing process. Sales and marketing expenses also include costs of advertising, sales lead generation programs, cooperative marketing arrangements and trade shows. Payments made to resellers or other customers are reported in accordance with Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”) Section 605-50 Customer Payments and Incentives (formerly referenced as Emerging Issues Task Force Issue Number 01-09, Accounting for Consideration Given by a Vendor to a Customer (Including a Reseller of the Vendor’s Products)) (“ASC 605-50”). All costs of advertising, to the extent allowable by ASC 605-50, are expensed as incurred.

Advertising expense totaled $29.2 million, $25.5 million, and $23.5 million for the years ended February 29, 2012, February 28, 2011 and February 28, 2010, respectively.

Research and Development Expenses

Research and development expenses include all direct costs, primarily salaries for Company personnel and outside consultants, related to the development of new software products, significant enhancements to existing software products, and the portion of costs of development of internal use software required to be expensed. Research and development costs are charged to operations as incurred with the exception of those software development costs that may qualify for capitalization.

Income Taxes

The Company accounts for income taxes using the liability method in which deferred tax assets or liabilities are recognized for the temporary differences between financial reporting and tax bases of the Company’s assets and liabilities and for tax carryforwards at enacted statutory tax rates in effect for the years in which the differences are expected to reverse.

The Company continues to assess the realizability of its deferred tax assets, which primarily consist of share-based compensation expense deductions, tax credit carryforwards and deferred revenue. In assessing the realizability of these deferred tax assets, management considers whether it is more likely than not that some portion or all of the deferred tax assets will be realized. The Company continues to maintain a valuation allowance against its deferred tax assets with respect to certain foreign net operating loss (“NOL”) carryforwards.

With respect to foreign earnings, it is the Company’s policy to invest the earnings of foreign subsidiaries indefinitely outside the U.S. From time to time, however, the Company may remit a portion of these earnings to the extent it incurs no additional U.S. tax and it is otherwise feasible.

Because tax laws are complex and subject to different interpretations, significant judgment is required. As a result, the Company makes certain estimates and assumptions in (i) calculating its income tax expense, deferred tax assets and deferred tax liabilities, (ii) determining any valuation allowance recorded against deferred tax assets and (iii) evaluating the amount of unrecognized tax benefits, as well as the interest and penalties related to such uncertain tax positions. The Company’s estimates and assumptions may differ significantly from tax benefits ultimately realized. The Company’s income tax expense and deferred taxes are described further in NOTE 11—Income Taxes.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Foreign Currency Translation

The Euro has been determined to be the primary functional currency for the Company’s European operations and local currencies have been determined to be the functional currencies for the Company’s Asia Pacific and South American operations. Foreign exchange gains and losses, which result from the process of remeasuring foreign currency transactions into the appropriate functional currency, are included in other income, net in the Company’s Consolidated Statements of Operations.

The impact of changes in foreign currency exchange rates resulting from the translation of foreign currency financial statements into U.S. dollars for financial reporting purposes is included in other comprehensive income, which is a separate component of stockholders’ equity. Assets and liabilities are translated into U.S. dollars at exchange rates in effect at the balance sheet date. Income and expense items are translated at average rates for the period.

Customers and Credit Risk

Financial instruments which potentially subject the Company to concentrations of credit risk consist principally of cash, cash equivalents, investments and trade receivables. The Company primarily places its cash, cash equivalents and investments with high-credit quality financial institutions which invest predominantly in U.S. government instruments, investment grade corporate bonds and certificates of deposit guaranteed by banks which are members of the Federal Deposit Insurance Corporation. Cash deposits are primarily in financial institutions in the United States. However, cash for monthly operating costs of international operations are deposited in banks outside the United States.

The Company performs credit evaluations to reduce credit risk and generally requires no collateral from its customers. Management estimates the allowance for uncollectible accounts based on their historical experience and credit evaluation. The Company’s standard credit terms are net 30 days in North America, net 30 to 45 days in EMEA (Europe, Middle East and Africa), Central America and South America, and range from net 30 to net 60 days in Asia Pacific.

Net Income Per Common Share

The Company computes basic net income per common share by dividing net income available to common stockholders by the weighted average number of common shares outstanding. Diluted net income per common share is computed by dividing net income by the weighted average number of common shares and dilutive potential common share equivalents then outstanding. Potential common share equivalents consist of shares issuable upon the exercise of stock options or vesting of share-based awards.

Segment Reporting

The Company is organized primarily on the basis of three geographic business units: the Americas (U.S., Latin America and Canada), EMEA (Europe, Middle East and Africa) and Asia Pacific. These business units are aggregated into one reportable segment due to the similarity in nature of products and services provided, financial performance economic characteristics (e.g., revenue growth and gross margin), methods of production and distribution and customer classes (e.g., distributors, resellers and enterprise).

The Company has offices in more than 75 locations around the world. The Company manages its international business on an Americas-wide, EMEA-wide and Asia Pacific-wide basis. See NOTE 20—Segment Reporting for further discussion.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Recent Accounting Pronouncements

In December 2011, the FASB issued Accounting Standards Update No. 2011-11, Balance Sheet (Topic 210)—Disclosures about Offsetting Assets and Liabilities (ASU 2011-11), to require entities to disclose information about offsetting and related arrangements of financial instruments and derivative instruments. ASU 2011-11 is effective for the Company in the first quarter of its fiscal year ending February 28, 2014 (“fiscal 2014”). The Company currently believes there will be no significant impact on its consolidated financial statements.

In September 2011, the FASB issued Accounting Standards Update No. 2011-08, Intangibles—Goodwill and Other (Topic 350)—Testing Goodwill for Impairment (ASU 2011-08), to simplify how entities test goodwill for impairment. ASU 2011-08 allows entities to first assess qualitative factors to determine whether it is more likely than not that the fair value of a reporting unit is less than its carrying amount. If a greater-than 50 percent likelihood exists that the fair value is less than the carrying amount then a two-step goodwill impairment test as described in Topic 350 must be performed. ASU 2011-08 is effective for the Company in the first quarter of its fiscal year ending February 28, 2013 (“fiscal 2013”) but is eligible for early adoption. The Company adopted ASU 2011-08 in the fourth quarter of the fiscal year ending February 29, 2012 (“fiscal 2012”). There was no impact on its consolidated financial statements.

In June 2011, the FASB issued Accounting Standards Update No. 2011-05, Comprehensive Income (Topic 220)—Presentation of Comprehensive Income (ASU 2011-05), to require an entity to present the total of comprehensive income, the components of net income, and the components of other comprehensive income either in a single continuous statement of comprehensive income or in two separate but consecutive statements. ASU 2011-05 eliminates the option to present the components of other comprehensive income as part of the statement of equity. ASU 2011-05 is effective for the Company in its first quarter of fiscal 2013 and should be applied retrospectively. The Company currently believes there will be no significant impact on its consolidated financial statements.

In May 2011, the FASB issued Accounting Standards Update No. 2011-04, Amendments to Achieve Common Fair Value Measurement and Disclosure Requirements in U.S. GAAP and International Financial Reporting Standards (Topic 820)—Fair Value Measurement (ASU 2011-04), to provide a consistent definition of fair value and ensure that the fair value measurement and disclosure requirements are similar between U.S. GAAP and International Financial Reporting Standards. ASU 2011-04 changes certain fair value measurement principles and enhances the disclosure requirements particularly for level 3 fair value measurements. ASU 2011-04 became effective for the Company in its fourth quarter of fiscal 2012 and is applied prospectively. The Company does not currently have level 3 fair value measurements and as a result adopting ASU 2011-04 did not have a significant impact on its consolidated financial statements.

NOTE 3—Business Combinations

Acquisition of Gluster, Inc.

On October 7, 2011, the Company completed its acquisition of all issued and outstanding shares of Gluster, Inc. (“Gluster”), a provider of scale-out, open source storage solutions. The acquisition expands the Company’s enterprise software offerings to include management of unstructured data. Under the terms of the purchase agreement, the consideration transferred by the Company totaled $137.2 million. The Company incurred $0.5 million in transaction costs including legal and accounting fees relating to the acquisition. These costs have been expensed as incurred and included in general and administrative expense on the Consolidated Statement of Operations.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The total consideration transferred by the Company in connection with the acquisition is summarized in the following table (in thousands):

 

     Total
Consideration
Transferred
 

Cash consideration paid to and/or on behalf of holders of Gluster stock and vested options

   $ 135,906   

Fair value of unvested employee share-based awards assumed and attributed to pre-combination services (1)

     1,244   
  

 

 

 

Total

   $ 137,150   
  

 

 

 

 

(1) The total fair value, as of October 7, 2011, of all assumed nonvested share-based awards was $14.5 million, of which $1.2 million has been attributed to pre-acquisition employee services and accordingly has been recognized as consideration transferred. The remaining $13.3 million of fair value will be recognized as compensation expense over the remaining vesting period.

The table below represents the tangible and identifiable intangible assets and liabilities (in thousands) based on management’s assessment of the acquisition date fair value of the assets acquired and liabilities assumed:

 

     Total
Consideration
Allocated
 

Estimated identifiable intangible assets (see detail below)

   $ 6,800   

Cash

     696   

Accounts receivable

     321   

Fixed assets

     454   

Deferred tax assets, net

     3,263   

Other assets

     1,093   

Accrued liabilities

     (1,872 )

Deferred revenue

     (321

Goodwill

     126,716   
  

 

 

 

Total consideration allocated

   $ 137,150   
  

 

 

 

The following table summarizes the allocation of identifiable intangible assets resulting from the acquisition. For purposes of this allocation, the Company has assessed a fair value of Gluster identifiable intangible assets related to customer relationships and trade names and trademarks based on the net present value of the projected income stream of these identifiable intangible assets. The fair value of the identifiable intangible assets is being amortized over the estimated useful life of each intangible asset on a straight-line basis which approximates the economic pattern of benefits (in thousands):

 

     Amortization Expense Type      Estimated Life
(Years)
     Total  

Customer relationships

     Sales and marketing         5       $ 6,200   

Tradenames and trademarks

     General and administrative         Indefinite         600   
        

 

 

 

Total identifiable intangible assets

  

   $ 6,800   
        

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Pro forma consolidated financial information

The following unaudited pro forma consolidated financial information reflects the results of operations of the Company for the years ended February 29, 2012 and February 28, 2011 (in thousands, except per share amounts) as if the acquisition of Gluster had occurred at March 1, 2010, after giving effect to certain purchase accounting adjustments. These pro forma results are not necessarily indicative of what the Company’s operating results would have been had the acquisition actually taken place at the beginning of the period.

 

     Year Ended
February 29, 2012
     Year Ended
February 28, 2011
 

Revenue (1)

   $ 1,133,367       $ 909,474   

Net income and diluted net income

     141,451         102,233   

Basic net income per common share

   $ 0.73       $ 0.54   

Diluted net income per common share

   $ 0.72       $ 0.52   

 

(1) Pro forma revenue attributed to Gluster is net of a nonrecurring $0.7 million fair value adjustment for deferred revenue.

Post acquisition financial information

The following is a summary of Gluster’s revenue, expenses and operating loss for the period October 7, 2011 through February 29, 2012 that are included in the Company’s Consolidated Statement of Operations for the year ended February 29, 2012 (in thousands):

 

     Year Ended
February 29, 2012
 

Revenue

   $ 177   

Operating expenses

     (7,080 )
  

 

 

 

Operating loss

     (6,903 )
  

 

 

 

Related party matters

Dr. Naren Gupta, a director of Red Hat since 2005, was a director of Gluster and is the Managing Director of Nexus Venture Partners (“Nexus”), a venture capital fund that was a principal investor in Gluster. Nexus held approximately 36.4% percent of the shares of Gluster capital stock and vested options outstanding on the closing date.

Dr. Gupta did not attend the meeting at which Red Hat’s Board of Directors (the “Board”) approved the transaction and recused himself from Board deliberations with respect to the transaction. The purchase price in the transaction was determined through arms length negotiations between Red Hat and Gluster.

Other acquisitions

On November 19, 2010, the Company acquired Makara, Inc. (“Makara”), a developer of deployment and management solutions for applications in the cloud. The acquisition of Makara was intended to accelerate the development of the Company’s Platform-as-a-Service solution. The Company acquired Makara for cash consideration of $31.4 million, net of $0.6 million of cash acquired. The net cash consideration transferred of $31.4 million has been allocated to the Company’s assets as follows: $26.1 million to goodwill, $5.0 million to identifiable intangible assets and the remaining $0.3 million to current assets.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Goodwill and other business combinations

The Company completed its annual goodwill impairment test in February 2012. No goodwill impairment was deemed to have occurred. The following is a summary of goodwill for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 (in thousands):

 

Balance at February 28, 2009

   $ 438,109   

Less: adjustment to Qumranet purchase price for finalization of allocation

     (253

Impact of foreign currency fluctuations

     893   
  

 

 

 

Balance at February 28, 2010

   $ 438,749   

Add: acquisition of Makara

     24,681   

Impact of foreign currency fluctuations

     243   
  

 

 

 

Balance at February 28, 2011

   $ 463,673   

Add: acquisition of Gluster

     126,716   

Add: adjustment to Makara purchase price for finalization of allocation

     1,458   

Impact of foreign currency fluctuations

     (284 )
  

 

 

 

Balance at February 29, 2012

   $ 591,563   
  

 

 

 

NOTE 4—Accounts Receivable

Accounts receivable are presented net of an allowance for doubtful accounts. Activity in the Company’s allowance for doubtful accounts for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 is presented in the following table (in thousands):

 

     Balance at
beginning
of period
     Charged
to (recovery of)
expense
    Adjustments (1)     Balance at
end of
period
 

2010

   $ 2,387       $ (295   $ 203      $ 2,295   

2011

   $ 2,295       $ (260 )   $ (656 )   $ 1,379   

2012

   $ 1,379       $ 989      $ (491 )   $ 1,877   

 

(1) Represents foreign currency translation adjustments and amounts written-off as uncollectible accounts receivable.

At February 29, 2012, one individual customer accounted for 10% of the Company’s accounts receivable. At February 28, 2011, no individual customer accounted for more than 10% of the Company’s accounts receivable. For the years ended February 29, 2012, February 28, 2011 and February 28, 2010, there were no individual customers from which the Company generated 10% or greater revenue.

NOTE 5—Property and Equipment

The Company’s property and equipment is recorded at cost and consists of the following (in thousands):

 

     February 29,
2012
    February 28,
2011
 

Computer equipment

   $ 104,718      $ 88,626   

Software, including software developed for internal use

     95,999        80,046   

Furniture and fixtures

     15,214        13,201   

Leasehold improvements

     40,026        33,438   
  

 

 

   

 

 

 

Property and equipment

   $ 255,957      $ 215,311   

Less: accumulated depreciation

     (163,892     (139,753
  

 

 

   

 

 

 

Property and equipment, net

   $ 92,065      $ 75,558   
  

 

 

   

 

 

 

 

83


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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The useful lives of property and equipment range from three to seven years. Depreciation expense recognized in the Company’s Consolidated Financial Statements for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 is summarized as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total depreciation expense

   $ 31,623       $ 29,036       $ 26,213   
  

 

 

    

 

 

    

 

 

 

NOTE 6—Identifiable Intangible Assets

Identifiable intangible assets consist primarily of purchased technologies, customer and reseller relationships, trademarks, copyrights and patents, which are amortized over the estimated useful life, generally on a straight-line basis with the exception of customer contracts and relationships which are generally amortized over the greater of straight-line or the related asset’s pattern of economic benefit. Useful lives range from three to ten years. As of February 29, 2012 and February 28, 2011, trademarks with an indefinite estimated useful life totaled $9.5 million and $9.1 million, respectively. The following is a summary of identifiable intangible assets (in thousands):

 

    February 29, 2012     February 28, 2011  
    Gross
Amount
    Accumulated
Amortization
    Net
Amount
    Gross
Amount
    Accumulated
Amortization
    Net
Amount
 

Trademarks, copyrights and patents

  $ 62,851      $ (20,491   $ 42,360      $ 58,122      $ (16,817   $ 41,305   

Purchased technologies

    58,781        (39,390     19,391        59,233        (32,081     27,152   

Customer and reseller relationships

    86,951        (48,064     38,887        80,768        (39,293     41,475   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Total identifiable intangible assets

  $ 208,583      $ (107,945   $ 100,638      $ 198,123      $ (88,191   $ 109,932   
 

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Amortization expense associated with identifiable intangible assets recognized in the Company’s Consolidated Financial Statements for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 is summarized as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Cost of revenue

   $ 3,533       $ 3,274       $ 3,662   

Sales and marketing

     8,348         8,322         9,056   

Research and development

     4,194         4,025         3,702   

General and administrative

     3,674         3,340         3,228   
  

 

 

    

 

 

    

 

 

 

Total amortization expense

   $ 19,749       $ 18,961       $ 19,648   
  

 

 

    

 

 

    

 

 

 

As of February 29, 2012, amortization expense on existing intangibles for the next five fiscal years is as follows (in thousands):

 

2013

   $ 19,070   

2014

   $ 16,585   

2015

   $ 15,032   

2016

   $ 7,884   

2017

   $ 6,665   

 

84


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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 7—Other Assets, Net

Other assets, net were comprised of the following (in thousands):

 

     February 29,
2012
     February 28,
2011
 

Equity-method investment

   $ 14,392       $ 15,815   

Cost-basis investments

     4,853         2,232   

Net non-current deferred tax assets (see NOTE 11—Income Taxes)

     13,603         10,610   

Security deposits and other

     5,792         5,153   
  

 

 

    

 

 

 

Total

   $ 38,640       $ 33,810   
  

 

 

    

 

 

 

The Company reviews its non-marketable cost-basis investments in equity securities for other than temporary declines in fair value based on prices recently paid for shares in that company, as well as changes in market conditions. The carrying values are not necessarily representative of the amounts that the Company could realize in a current transaction. During the years ended February 29, 2012, February 28, 2011 and February 28, 2010, no significant losses were recognized for equity investments in other companies.

Equity-method investment represents the Company’s investment in Open Inventions Network LLC (“OIN”) and the related share of OIN’s accumulated deficit. The Company uses the equity method to account for its investment in OIN. The equity method requires the Company to increase or decrease the carrying amount of its investment in OIN to reflect the Company’s pro rata share of OIN’s gains and losses, respectively, as part of Other income (expense), net.

NOTE 8—Prepaid Expenses

Prepaid expenses include sales commissions, taxes and insurance. Sales commissions are the incremental costs that are directly associated with non-cancelable subscription contracts with customers and consist of sales commissions paid to the Company’s sales force. The commissions are deferred and amortized over a period to approximate the period of the subscription term. For further discussion on deferred commissions see NOTE 2—Summary of Significant Accounting Policies to the Consolidated Financial Statements. Prepaid expenses, including sales commissions, were comprised of the following (in thousands):

 

     February 29,
2012
     February 28,
2011
 

Deferred commissions

   $ 59,566       $ 50,134   

Professional services

     10,248         4,449   

Taxes

     6,479         5,034   

Insurance

     1,520         762   

Other

     3,453         1,985   
  

 

 

    

 

 

 

Total

   $ 81,266       $ 62,364   
  

 

 

    

 

 

 

 

85


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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 9— Accounts Payable and Accrued Expenses

Accounts payable and accrued expenses were comprised of the following (in thousands):

 

     February 29,
2012
     February 28,
2011
 

Accounts payable

   $ 6,881       $ 16,285   

Accrued wages and other compensation related expenses

     72,380         59,400   

Accrued other trade payables

     23,765         22,541   

Accrued income and other taxes payable

     10,189         7,251   

Accrued other

     863         1,037   
  

 

 

    

 

 

 

Total accrued expenses

   $ 114,078       $ 106,514   
  

 

 

    

 

 

 

NOTE 10—Derivative Instruments

The Company transacts business in various foreign countries and is, therefore, subject to risk of foreign currency exchange rate fluctuations. The Company from time to time enters into forward contracts to hedge transactional exposure associated with commitments arising from trade accounts receivable, trade accounts payable and fixed purchase obligations denominated in a currency other than the functional currency of the respective operating entity. All derivative instruments are recorded on the Consolidated Balance Sheets at their respective fair market values. The Company has elected not to prepare and maintain the documentation required to qualify for hedge accounting treatment and, therefore, changes in fair value are recorded in the Consolidated Statements of Operations.

The effects of derivative instruments on the Company’s Consolidated Financial Statements are as follows as of February 29, 2012 and for the year then ended (in thousands):

 

                       Year Ended February 29, 2012  
     As of February 29, 2012      Location of Gain
(Loss) Recognized
in Income on
Derivative
   Amount of Gain
(Loss) Recognized
in Income on
Derivative
 
     Balance Sheet Location    Fair
Value
    Notional
Value
       

Assets—foreign currency forward contracts not designated as hedges

   Prepaid expenses and
other current assets
   $ 147      $ 24,450       Other income, net    $ 1,518   

Liabilities—foreign currency forward contracts not designated as hedges

   Accrued expenses      (473     35,263       Other income, net      (2,785
     

 

 

   

 

 

       

 

 

 

TOTAL

      $ (326 )   $ 59,713          $ (1,267 )
     

 

 

   

 

 

       

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The effects of derivative instruments on the Company’s Consolidated Financial Statements are as follows as of February 28, 2011 and for the year then ended (in thousands):

 

                       Year Ended February 28, 2011  
     As of February 28, 2011      Location of Gain
(Loss) Recognized
in Income on
Derivative
   Amount of Gain
(Loss) Recognized
in Income on
Derivative
 
     Balance Sheet Location    Fair
Value
    Notional
Value
       

Assets—foreign currency forward contracts not designated as hedges

   Prepaid expenses and
other current assets
   $ 434      $ 47,457       Other income, net    $ 1,631   

Liabilities—foreign currency forward contracts not designated as hedges

   Accrued expenses      (96     17,005       Other income, net      (1,583
     

 

 

   

 

 

       

 

 

 

TOTAL

      $ 338      $ 64,462          $ 48   
     

 

 

   

 

 

       

 

 

 

NOTE 11—Income Taxes

The U.S. and foreign components of the Company’s income before provision for income taxes consisted of the following (in thousands):

 

     February 29,
2012
     February 28,
2011
     February 28,
2010
 

U.S.

   $ 147,148       $ 109,044       $ 92,130   

Foreign

     60,861         44,650         29,372   
  

 

 

    

 

 

    

 

 

 

Income before provision for income taxes

   $ 208,009       $ 153,694       $ 121,502   
  

 

 

    

 

 

    

 

 

 

The components of the Company’s provision for income taxes consisted of the following (in thousands):

 

     February 29,
2012
    February 28,
2011
     February 28,
2010
 

Current:

       

Foreign

   $ 16,612      $ 7,675       $ 10,445   

Federal

     18,609        14,553         13,615   

State

     3,069        760         4,368   
  

 

 

   

 

 

    

 

 

 

Current tax expense

   $ 38,290      $ 22,988       $ 28,428   

Deferred:

       

Foreign

     (4,390 )     3,037         (998

Federal

     27,483        16,810         9,119   

State

     0        3,581         (2,300 )
  

 

 

   

 

 

    

 

 

 

Deferred tax expense

   $ 23,093      $ 23,428       $ 5,821   
  

 

 

   

 

 

    

 

 

 

Net provision for income taxes

   $ 61,383      $ 46,416       $ 34,249   
  

 

 

   

 

 

    

 

 

 

 

87


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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Significant components of the Company’s deferred tax assets and liabilities at February 29, 2012 and February 28, 2011, consisted of the following (in thousands):

 

     February 29,
2012
    February 28,
2011
 

Deferred tax assets:

    

Foreign net operating loss carryforwards

   $ 9,464      $ 7,034   

Domestic net operating loss carryforwards

     5,251        0   

Domestic credit carryforwards

     31,548        44,203   

Goodwill

     7,265        7,275   

Share-based compensation

     21,147        19,044   

Deferred revenue and costs

     34,684        33,318   

Foreign transfer pricing

     5,753        0   

Other

     9,524        2,877   
  

 

 

   

 

 

 

Total deferred tax assets

   $ 124,636      $ 113,751   

Valuation allowance for deferred tax assets

     (3,641     (5,751
  

 

 

   

 

 

 

Total deferred tax assets, net of valuation allowance

   $ 120,995      $ 108,000   
  

 

 

   

 

 

 

Deferred tax liabilities:

    

Fixed and intangible assets

     25,607        20,171   

Other

     12,020        1,499   
  

 

 

   

 

 

 

Total deferred tax liabilities

   $ 37,627      $ 21,670   
  

 

 

   

 

 

 

Net deferred tax asset

   $ 83,368      $ 86,330   
  

 

 

   

 

 

 

Net current deferred tax asset

   $ 69,765      $ 75,720   

Net non-current deferred tax asset, recorded in other assets, net

     13,603        10,610   
  

 

 

   

 

 

 

Net deferred tax asset

   $ 83,368      $ 86,330   
  

 

 

   

 

 

 

As of February 29, 2012, the Company continues to maintain a valuation allowance against its deferred tax assets with respect to certain foreign NOLs. The following is a summary of the Company’s valuation allowance for the three years ended February 29, 2012 (in thousands):

 

Balance at February 28, 2009

   $ 12,384   

Add: Provisions for valuation allowance

     2,622   

Less: Release of valuation allowance

     (8,236
  

 

 

 

Balance at February 28, 2010

   $ 6,770   

Add: Provisions for valuation allowance

     33   

Less: Release of valuation allowance

     (1,052
  

 

 

 

Balance at February 28, 2011

   $ 5,751   

Add: Provisions for valuation allowance

     745   

Less: Release of valuation allowance

     (2,855
  

 

 

 

Balance at February 29, 2012

   $ 3,641   
  

 

 

 

As of February 29, 2012, the Company had U.S. federal NOL carryforwards of $14.1 million and state NOL carryforwards of $39.4 million. The NOL carryforwards expire in varying amounts in fiscal 2013. As of February 29, 2012, the Company had U.S. research tax credit carryforwards of $43.7 million and a U.S. foreign tax credit of $7.2 million. These tax credit carryforwards expire in varying amounts beginning in fiscal 2013.

 

88


Table of Contents

RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Taxes computed at the statutory federal income tax rates are reconciled to the provision for income taxes for the years ended February 29, 2012, February 28, 2011 and February 28, 2010, respectively, as follows (in thousands):

 

     February 29,
2012
    February 28,
2011
    February 28,
2010
 

Effective rate

     29.5     30.2     28.2

Provision at federal statutory rate, 35%

   $ 72,803      $ 53,834      $ 42,526   

State tax (net of federal tax benefit)

     3,070        4,341        2,068   

Foreign rate differential

     (7,631     (5,280     (2,173

Israel tax holiday (1)

     (1,447     (2,671 )     0   

Deemed foreign dividend

     3,721        5,348        0   

Nondeductible items

     2,923        5,625        875   

Research and development tax credit

     (2,357     (3,690     (7,800 )

Foreign tax credit

     (10,830     (11,357     (1,577

Other

     1,131        266        330   
  

 

 

   

 

 

   

 

 

 

Provision for income taxes

   $ 61,383      $ 46,416      $ 34,249   
  

 

 

   

 

 

   

 

 

 

 

(1) The Company qualifies for a tax holiday in Israel which began during the fiscal year ended February 28, 2011 and is scheduled to terminate as of the fiscal year ending February 29, 2020. The tax holiday provides for an exemption from income tax in the first two years, and for a reduced rate of taxation on income generated in Israel for the subsequent eight years. The financial impact of this holiday for the year ended February 29, 2012 was a $1.4 million reduction in the Company’s provision for income taxes, which increased the Company’s diluted earnings per share by $0.01.

The Company has not provided U.S. deferred taxes on the cumulative earnings of foreign subsidiaries that have been reinvested outside the U.S. indefinitely; these earnings were $91.5 million at February 29, 2012. Determination of the deferred tax liability, if any, on these earnings reinvested indefinitely outside the U.S. is not practicable because of available foreign tax credits. It is the Company’s policy to invest the earnings of foreign subsidiaries indefinitely outside the U.S. From time to time, however, the Company may remit a portion of these earnings to the extent it does not incur additional U.S. tax and it is otherwise feasible. The Company has provided U.S. income taxes on the earnings of certain foreign subsidiaries that are not considered as permanently reinvested outside the U.S. The U.S. income tax on such earnings is completely offset by U.S. foreign tax credits.

 

89


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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

Unrecognized tax benefits

The following table reconciles unrecognized tax benefits for the three years ended February 29, 2012 (in thousands):

 

Balance at February 28, 2009

   $ 38,507   

Additions based on tax positions related to the current year

     2,320   

Additions based on tax positions related to prior years

     2,977   

Reductions related to settlements with tax authorities

     (430 )
  

 

 

 

Balance at February 28, 2010

   $ 43,374   

Additions based on tax positions related to the current year

     3,782   

Additions based on tax positions related to prior years

     2,292   

Reductions related to change in effective tax rate

     (7,365
  

 

 

 

Balance at February 28, 2011

   $ 42,083   

Additions based on tax positions related to the current year

     2,066   

Additions based on tax positions related to prior years

     531   

Reductions related to settlements with tax authorities

     (259 )

Reductions related to changes in facts and circumstances

     (659 )
  

 

 

 

Balance at February 29, 2012

   $ 43,762   
  

 

 

 

The Company’s unrecognized tax benefits as February 29, 2012 and February 28, 2011, which, if recognized, would affect the Company’s effective tax rate were $39.9 million and $38.1 million, respectively.

It is the Company’s policy to recognize interest and penalties related to uncertain tax positions as income tax expense. Accrued interest and penalties related to unrecognized tax benefits totaled $3.5 million and $3.1 million as of February 29, 2012 and February 28, 2011, respectively.

The results and timing of the resolution of tax audits is highly uncertain and the Company is unable to estimate the range of the possible changes to the balance of unrecognized tax benefits. However, the Company does not anticipate that within the next 12 months that the total amount of unrecognized tax benefits will significantly increase or decrease as a result of any such potential tax audit resolutions.

The Company or one of its subsidiaries files income tax returns in the U.S. federal jurisdiction and various states and foreign jurisdictions. The following table summarizes the tax years in the Company’s major tax jurisdictions that remain subject to income tax examinations by tax authorities as of February 29, 2012. Due to NOL carryforwards, in some cases the tax years continue to remain subject to examination with respect to such NOLs:

 

Tax Jurisdiction

   Years Subject to
Income Tax
Examination
 

U.S. federal

     1994 – Present   

North Carolina

     1999 – Present   

Ireland

     2008 – Present   

Japan*

     2011 – Present   

 

* The Company has been examined for income tax for years through February 28, 2011. However, the statute of limitations remains open for five years.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

An income tax examination by the U.S. Internal Revenue Service with respect to the Company’s fiscal year ended February 28, 2007 has been completed. There were no significant adjustments resulting from the examination.

The Company or one of its subsidiaries is currently undergoing income tax examinations in India.

The tax examination in Japan has been concluded with no significant adjustments.

The Company believes it has adequately provided for any reasonably foreseeable outcomes related to tax audits.

NOTE 12—Common and Preferred Stock

Common Stock

The Company has authorized 300,000,000 shares of common stock with a par value of $0.0001 per share. Holders of these shares have one vote per share. Upon the dissolution, liquidation or winding up of the Company, holders of common stock will be entitled to receive the assets of the Company after satisfaction of the preferential rights of any outstanding preferred stock or any other outstanding stock ranking on liquidation senior to or on parity with the common stock.

The Company purchased 3,167,413 shares, 2,921,275 shares and 10,014,022 shares of its common stock during the fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010, respectively, at an aggregate cost of $133.2 million, $90.1 million and $236.4 million, respectively. These amounts are recorded as treasury stock on the Company’s Consolidated Balance Sheets.

Preferred Stock

At February 29, 2012, the Company has authorized 5,000,000 shares of preferred stock with a par value of $0.0001 per share. No shares of preferred stock were outstanding as of February 29, 2012 or February 28, 2011.

NOTE 13—Share-based Awards

Overview

The Company’s 2004 Long-Term Incentive Plan, as amended and restated (the “2004 Plan”), provides for the granting of stock options, service-based share awards and performance-based share awards, among other awards. As of February 29, 2012, there were 5.3 million shares of common stock reserved for issuance under future share-based awards to be granted to any employee, officer or director or consultant of the Company at terms and prices to be determined by the Board of Directors.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The following table summarizes share-based awards, by type, granted during the years ended February 29, 2012, February 28, 2011 and February 28, 2010:

 

     Awards Granted
Year Ended
February 29, 2012
     Awards Granted
Year Ended
February 28, 2011
     Awards Granted
Year Ended
February 28, 2010
 
     Shares and
Shares
Underlying
Awards
     Weighted
Average
Per Share
Award
Fair Value
     Shares and
Shares
Underlying
Awards
     Weighted
Average
Per Share
Award
Fair Value
     Shares and
Shares
Underlying
Awards
     Weighted
Average
Per Share
Award
Fair Value
 

Stock options

     51,563       $ 15.41         83,891       $ 17.32         100,080       $ 10.63   

Service-based shares and share units

     2,148,070       $ 45.35         2,542,479       $ 37.98         2,598,916       $ 27.71   

Performance-based shares and share units—target

     316,668       $ 43.60         313,336       $ 29.31         343,334       $ 19.68   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total share-based awards

     2,516,301       $ 44.52         2,939,706       $ 36.47         3,042,330       $ 26.24   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

The following summarizes share-based compensation expense recognized in the Company’s Consolidated Financial Statements for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Cost of revenue

   $ 7,880       $ 6,053       $ 3,630   

Sales and marketing

     25,060         18,971         14,041   

Research and development

     21,570         15,639         13,614   

General and administrative

     24,757         19,934         17,003   
  

 

 

    

 

 

    

 

 

 

Total share-based compensation expense

   $ 79,267       $ 60,597       $ 48,288   
  

 

 

    

 

 

    

 

 

 

Share-based compensation expense qualifying for capitalization was insignificant for each of the Company’s fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010. Accordingly, no share-based compensation expense was capitalized during these years.

Estimated annual forfeitures—An estimated forfeiture rate of 10.0% per annum, which approximates the Company’s historical rate, was applied to options and service-based share awards. Awards are adjusted to actual forfeiture rates at vesting. The Company reassesses its estimated forfeiture rate annually or when new information, including actual forfeitures, indicate a change is appropriate.

Stock Options

The 2004 Plan provides that the purchase price per share for each option shall not be less than the fair market value of the underlying share on the date of grant. Options granted under the 2004 Plan to date include contract terms of five years and generally vest 25% upon completion of one full year of service and 6.25% on the first day of each subsequent three-month period of service. The maximum contract term for an option granted under the 2004 Plan is seven years from the date of grant.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The total fair value of stock options recognized in the Consolidated Financial Statements for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total fair value of stock options recognized

   $ 3,104       $ 6,038       $ 11,381   
  

 

 

    

 

 

    

 

 

 

The following table summarizes the activity for the Company’s stock options for the years ended February 29, 2012, February 28, 2011 and February 28, 2010:

 

     Shares Underlying
Options
    Weighted Average
Exercise Price Per
Share
 

Outstanding at February 28, 2009

     15,805,362      $ 15.80   
  

 

 

   

 

 

 

Granted

     100,080        27.40   

Exercised

     (6,217,251     16.62   

Forfeited

     (463,882     62.97   
  

 

 

   

 

 

 

Outstanding at February 28, 2010

     9,224,309      $ 13.03   
  

 

 

   

 

 

 

Granted

     83,891        33.59   

Exercised

     (7,071,001     11.94   

Forfeited

     (207,711     19.25   
  

 

 

   

 

 

 

Outstanding at February 28, 2011

     2,029,488      $ 16.88   
  

 

 

   

 

 

 

Granted

     51,563        45.08   

Exercised

     (1,059,191     15.87   

Forfeited

     (123,618     17.16   

Assumed (1)

     204,911        1.13   
  

 

 

   

 

 

 

Outstanding at February 29, 2012

     1,103,153      $ 16.21   
  

 

 

   

 

 

 

 

(1) Amount represents partially vested options assumed as part of a business combination.

As described above, options are typically granted with an exercise price equal to the fair market value of the Company’s common stock on the date of grant. No options were granted by the Company during the three years ended February 29, 2012 with exercise prices less than the grant date fair value of the Company’s common stock.

The following summarizes information, as of February 29, 2012, about the Company’s outstanding and exercisable stock options:

 

     Options Outstanding      Options Exercisable  

Exercise Prices

   Number
Outstanding
     Weighted
Average
Remaining
Contractual Life
     Weighted
Average
Exercise Price
     Number
Exercisable
     Weighted
Average
Exercise Price
 

$ 0.00 – $10.00

     387,113         4.3       $ 4.18         241,269       $ 5.66   

$10.01 – $20.00

     509,617         1.1       $ 18.98         499,303       $ 19.10   

$20.01 – $30.00

     120,618         1.4       $ 24.00         97,834       $ 23.15   

$30.01 – $40.00

     37,202         3.6       $ 39.35         10,366       $ 39.19   

$40.01 and over

     48,603         4.5       $ 45.84         129       $ 340.02   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total

     1,103,153         2.5       $ 16.21         848,901       $ 29.64   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The following summarizes the intrinsic value, as of February 29, 2012, of the Company’s outstanding, exercisable and expected to vest stock options:

 

Intrinsic Value of Stock Options

   Number of
Stock Options
     Weighted Average
Remaining
Contractual Life
     Intrinsic Value at
February 29, 2012
(in thousands)
 

Outstanding

     1,103,153         2.5       $ 36,963   

Exercisable

     848,901         1.3       $ 28,594   

Expected to vest (assuming annual forfeiture rate of 10%)

     233,246         6.6       $ 7,910   

The intrinsic value of stock options exercised during the years ended February 29, 2012, February 28, 2011 and February 28, 2010 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total intrinsic value of stock options exercised

   $ 31,736       $ 161,796       $ 62,804   
  

 

 

    

 

 

    

 

 

 

As of February 29, 2012, compensation cost related to unvested stock options not yet recognized in the Company’s Consolidated Financial Statements totaled $4.0 million. The weighted average period over which these unvested stock options are expected to be recognized is approximately 1.3 years.

The fair values of options granted during the years ended February 29, 2012, February 28, 2011 and February 28, 2010 were estimated on the date of grant using the Black-Scholes-Merton option-pricing model based on the following weighted average assumptions:

 

     Year Ended
February 29,
2012
    Year Ended
February 28,
2011
    Year Ended
February 28,
2010
 

Expected dividend yield

     0.00     0.00     0.00

Risk-free interest rate

     0.61     0.70     1.59

Expected volatility (1)

     47.91     46.84     53.51

Expected life (in years) (2)

     3.27        3.27        3.27   

Weighted average fair value of options granted during the period

   $ 15.41      $ 17.32      $ 10.63   

 

(1) The expected volatility rates for options granted during the years ended February 29, 2012, February 28, 2011 and February 28, 2010 were estimated based on an approximate equal weighting of the historical volatility of the Company’s common stock over a period of approximately 3.27 years and the implied volatility of publicly traded options for the Company’s common stock.

 

(2) The expected term for options granted during the years ended February 29, 2012, February 28, 2011 and February 28, 2010 was determined based on the Company’s historical exercise data. The Company reassesses its estimate of expected term annually or when new information indicates a change is appropriate.

Service-based Share Awards

Service-based share awards include nonvested shares, nonvested share units and deferred share units granted under the 2004 Plan. Nonvested shares and share units generally vest, subject to continued service to the Company, 25% on the first anniversary of the date of grant and (i) 6.25% on the first day of each subsequent three-month period for nonvested shares and (ii) 25% each year over a four-year period beginning on the date of grant for nonvested share units. Nonvested shares and nonvested share units are generally amortized to expense on a straight-line basis over four years. Deferred share units are awarded to directors and generally vest within one year when issued in lieu of annual share awards or immediately when issued in lieu of cash.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The total fair value of service-based share awards recognized in the Company’s Consolidated Financial Statements for the three years ended February 29, 2012 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total fair value of service-based awards recognized

   $ 61,818       $ 44,050       $ 28,419   
  

 

 

    

 

 

    

 

 

 

The following table summarizes the activity for the Company’s service-based share awards for the years ended February 29, 2012, February 28, 2011 and February 28, 2010:

 

     Nonvested
Shares and
Share Units
    Weighted Average
Grant-date
Fair Value
 

Service-based share awards at February 28, 2009

     4,862,049      $ 16.06   
  

 

 

   

 

 

 

Granted

     2,598,916        27.71   

Vested

     (1,414,665     16.79   

Forfeited

     (261,374     17.92   
  

 

 

   

 

 

 

Service-based share awards at February 28, 2010

     5,784,926      $ 21.03   
  

 

 

   

 

 

 

Granted

     2,542,479        37.98   

Vested

     (1,800,281     20.43   

Forfeited

     (733,786     21.52   
  

 

 

   

 

 

 

Service-based share awards at February 28, 2011

     5,793,338      $ 28.60   
  

 

 

   

 

 

 

Granted

     2,148,070        45.35   

Vested

     (2,162,667     25.78   

Forfeited

     (431,900     32.22   

Assumed (1)

     139,798        43.34   
  

 

 

   

 

 

 

Service-based share awards at February 29, 2012

     5,486,639      $ 36.36   
  

 

 

   

 

 

 

 

(1) Amount represents partially vested share awards assumed as part of a business combination.

The following summarizes the intrinsic value, as of February 29, 2012, of the Company’s service-based awards outstanding and expected to vest:

 

Intrinsic Value of

Service-based Awards

   Number of
Shares and
Share Units
     Weighted Average
Remaining
Vesting Period
     Intrinsic Value at
February 29, 2012
(in thousands)
 

Outstanding

     5,486,639         1.5       $ 272,576   

Expected to vest (assuming annual forfeiture rate of 10%)

     4,683,566         1.5       $ 232,680   

The intrinsic value of service-based awards vesting during the three years ended February 29, 2012 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total intrinsic value of service-based awards vesting

   $ 96,536       $ 70,493       $ 38,297   
  

 

 

    

 

 

    

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

As of February 29, 2012, compensation cost related to service-based share awards not yet recognized in the Company’s Consolidated Financial Statements totaled $103.5 million. The weighted average period over which these nonvested awards are expected to be recognized is approximately 1.5 years.

Performance-based Share Awards

Under the 2004 Plan, certain executive officers were awarded a target number of performance share units (“PSUs”). The PSU payouts are either based on (i) the Company’s financial performance (“performance condition”) or (ii) the performance of the Company’s common stock (“market condition”). Following are general descriptions of the two types of performance-based awards granted to certain executive officers.

PSUs with Performance Conditions

Depending on the Company’s financial performance relative to the financial performance of specified peer companies, executives may earn up to 200% of the target number of PSUs (the “Maximum PSUs”) over a performance period with three separate performance segments corresponding to three fiscal years of the Company. Up to 25% of the Maximum PSUs may be earned in respect of the first performance segment; up to 50% of the Maximum PSUs may be earned in respect of the second performance segment, less the amount earned in the first performance segment; and up to 100% of the Maximum PSUs may be earned in respect of the third performance segment, less the amount earned in the first and second performance segments.

PSUs with Market Conditions

Depending on the performance of the Company’s common stock over a performance period of approximately three years, executives may earn up to 200% of the target number of PSUs. The number of PSUs earned is determined based on a comparison of the performance of the Company’s stock price relative to the performance of the stock price of specified peer companies during the performance period. Each executive officer will receive a number of shares of common stock equal to the number of PSUs earned in a single payout following the end of the performance period.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The following table summarizes the activity for the Company’s PSUs for the years ended February 29, 2012, February 28, 2011 and February 28, 2010:

 

     At Target      Potential  

Activity

   Shares
Underlying
Performance
Share Units
    Weighted Average
Grant Date
Fair Value
     Underlying Shares
Vesting and Available
to Vest (1)
 

Outstanding at February 28, 2009

     388,600      $ 22.47         777,200   
  

 

 

   

 

 

    

 

 

 

Granted

     343,334      $ 19.68         686,668   

Vested

     (120,413   $ 22.20         (190,200

Forfeited

     0        —           0   
  

 

 

   

 

 

    

 

 

 

Outstanding at February 28, 2010

     611,521      $ 20.96         1,273,668   
  

 

 

   

 

 

    

 

 

 

Granted

     313,336      $ 29.31         626,672   

Vested

     (209,856   $ 21.43         (451,725

Forfeited

     0        —           (18,610 )
  

 

 

   

 

 

    

 

 

 

Outstanding at February 28, 2011

     715,001      $ 24.48         1,430,005   
  

 

 

   

 

 

    

 

 

 

Granted

     316,668      $ 43.60         633,336   

Vested

     (183,332   $ 24.05         (337,734

Forfeited

     0        —           0   
  

 

 

   

 

 

    

 

 

 

Outstanding at February 29, 2012

     848,337      $ 31.71         1,725,607   
  

 

 

   

 

 

    

 

 

 

 

(1) Vested and forfeited amounts represent the actual number of shares vesting and forfeited during the year. Outstanding represents the remaining maximum potential shares available to vest as of the period ended.

The total fair value of performance-based share awards recognized in the Company’s Consolidated Financial Statements for the three years ended February 29, 2012 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total fair value of performance-based awards recognized

   $ 14,345       $ 10,509       $ 8,488   
  

 

 

    

 

 

    

 

 

 

The total intrinsic value of performance-based share awards vesting during the three years ended February 29, 2012 was as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total intrinsic value of performance-based awards vesting

   $ 16,032       $ 13,904       $ 3,380   
  

 

 

    

 

 

    

 

 

 

As of February 29, 2012, the number of shares subject to PSU awards expected to vest and the related fair value was 1,172,631 and $58.3 million, respectively. Compensation expense related to PSUs expected to vest but not yet recognized in the Consolidated Financial Statements totaled $15.3 million as of February 29, 2012. The weighted average period over which these awards are expected to be recognized is approximately 1.1 years.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 14—Commitments and Contingencies

As of February 29, 2012, the Company leased office space and certain equipment under various non-cancelable operating leases. Future minimum lease payments required under the operating leases at February 29, 2012 are as follows (in thousands):

 

Fiscal Year

   Operating
Leases
 

2013

   $ 25,602   

2014

     20,094   

2015

     15,941   

2016

     15,774   

2017

     14,415   

Thereafter

     71,929   
  

 

 

 

Total minimum lease payments

   $ 163,755   
  

 

 

 

Rent expense under operating leases for the fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010 is provided in the following table (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total operating lease expense

   $ 24,434       $ 22,973       $ 22,344   
  

 

 

    

 

 

    

 

 

 

Product Indemnification

The Company is a party to a variety of agreements pursuant to which it may be obligated to indemnify the other party from losses arising in connection with the Company’s services or products, or from losses arising in connection with certain events defined within a particular contract, which may include litigation or claims relating to intellectual property infringement, certain losses arising from damage to property or injury to persons or other matters. In each of these circumstances, payment by the Company is conditioned on the other party making a claim pursuant to the procedures specified in the particular contract, which procedures typically allow the Company to challenge the other party’s claims. Further, the Company’s obligations under these agreements may in certain cases be limited in terms of time and/or amount, and in some instances, the Company may have recourse against third-parties for certain payments made by the Company.

It is not possible to predict the maximum potential amount of future payments under these or similar agreements due to the conditional nature of the Company’s obligations and the facts and circumstances involved in each particular agreement. The Company does not record a liability for claims related to indemnification unless the Company concludes that the likelihood of a material claim is probable and estimable. Payments pursuant to these indemnification claims during the year ended February 29, 2012 were in the aggregate immaterial.

NOTE 15—Legal Proceedings

Commencing on or about March 2001, the Company and certain of its officers and directors were named as defendants in a series of purported class action suits arising out of the Company’s initial public offering and secondary offering. Approximately 310 other IPO issuers were named as defendants in similar class action complaints (together, the “IPO Allocation Actions”). On August 8, 2001, Chief Judge Michael Mukasey of the

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

U.S. District Court for the Southern District of New York issued an order that transferred all of the IPO Allocation Actions, including the complaints involving the Company, to one judge for coordinated pre-trial proceedings (Case No. 21 MC 92). The plaintiffs contend that the defendants violated federal securities laws by issuing registration statements and prospectuses that contained materially false and misleading information and failed to disclose material information. Plaintiffs also challenge certain IPO allocation practices by underwriters and the lack of disclosure thereof in initial public offering documents. On April 19, 2002, plaintiffs filed amended complaints in each of the 310 consolidated actions, including the Red Hat action. The relief sought consists of unspecified damages, attorneys’ and expert fees and other unspecified costs. In October of 2002, the individual director and officer defendants of the Company were dismissed from the case without prejudice. In October of 2004, the District Court certified a class in six of the 310 actions (the “focus cases”) and noted that the decision is intended to provide strong guidance to all parties regarding class certification in the remaining cases. The Company’s action is not one of the focus cases. On December 5, 2006, the U.S. Court of Appeals for the Second Circuit vacated the District Court’s class certification with respect to the focus cases and remanded the matter for further consideration. In September 2007, discovery moved forward in the focus cases and plaintiff filed and amended complaints against the focus case issuer and underwriter defendants. Defendants in the focus cases filed motions to dismiss the second amended complaints in November 2007 and filed their oppositions to plaintiffs’ motion for class certification in December 2007. The motions to dismiss in the focus cases were granted in part. On April 2, 2009, the plaintiffs’ executive committee on behalf of the proposed class filed a motion for preliminary approval of a settlement agreement to resolve the lawsuit, to which the Company has consented and for which payments called for by the settlement agreement are to be paid by the defendant insurers. The trial court heard arguments on September 10, 2009 on the fairness of the settlement. In an opinion and order filed October 5, 2009, the trial court approved the class, granted plaintiffs’ motion for approval of the settlement and directed the clerk of the court to close the action. Appeals have been filed and briefed before the Court of Appeals for the Second Circuit. On May 17, 2011, the Second Circuit issued a ruling on the two pending appeals, granting the motion to dismiss one of the appeals, and remanding the other appeal back to the District Court to determine procedural issues relating to the standing of the remaining objector-appellant. On August 25, 2011, the Court rejected the claims of that remaining objector-appellant. A notice of appeal of this decision was filed on September 26, 2011. On November 10, 2011, Plaintiffs moved to dismiss with prejudice the appeal by the remaining objector-appellant, and requested that the Court consider the motion on an expedited basis. The remaining objector-appellant filed a brief in opposition to Plaintiffs’ motion to dismiss on November 4, 2011. Subsequently, during a court-ordered mediation, the remaining objector-appellant reached an agreement with the plaintiffs and withdrew his objection to the settlement. On January 9, 2012, the Second Circuit issued a final Stipulation of Dismissal.

In the summer of 2004, 14 class action lawsuits were filed against the Company and several of its former officers on behalf of investors who purchased the Company’s securities during various periods from June 19, 2001 through July 13, 2004. All 14 suits were filed in the U.S. District Court for the Eastern District of North Carolina. In each of the actions, plaintiffs sought to represent a class of purchasers of the Company’s common stock during some or all of the period from June 19, 2001 through July 13, 2004. All of the claims arose in connection with the Company’s announcement on July 13, 2004 that it would restate certain of its financial statements (the “Restatement”). One or more of the plaintiffs asserted that certain former officers (the “Individual Defendants”) and the Company violated Sections 10(b) and 20(a) of the Securities Exchange Act of 1934, as amended (the “Securities Exchange Act”), and Rule l0b-5 thereunder by issuing the financial statements that the Company subsequently restated. One or more of the plaintiffs sought unspecified damages, interest, costs, attorneys’ and experts’ fees, an accounting of certain profits obtained by the Individual Defendants from trading in the Company’s common stock, disgorgement by the Company’s former chief executive officer and former chief financial officer of certain compensation and profits from trading in the Company’s common stock pursuant to Section 304 of the Sarbanes-Oxley Act of 2002 and other relief. As of September 8, 2004, all of these

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

class action lawsuits were consolidated into a single action referenced as Civil Action No. 5:04-C V-473BR and titled In re Red Hat, Inc. Securities Litigation. On May 6, 2005, the plaintiffs filed an amended consolidated class action complaint. On July 29, 2005, the Company, on behalf of itself and the Individual Defendants, filed a motion to dismiss the action for failure to state a claim upon which relief may be granted. Also on that date, PricewaterhouseCoopers LLP (“PwC”), another defendant, filed a separate motion to dismiss. On May 12, 2006, the Court issued an order granting the motion to dismiss the Securities Exchange Act claims against several of the Individual Defendants, but denying the motion to dismiss the Securities Exchange Act claims against the Company, its former chief executive officer and former chief financial officer. The Court dismissed the claims under the Sarbanes-Oxley Act in their entirety, and also granted PwC’s motion to dismiss. On November 6, 2006, the plaintiffs filed a motion for class certification. Subsequent to the filing of that motion, several plaintiffs withdrew as potential class representatives, and the Company opposed the certification of the remaining proposed class representatives. On May 11, 2007, the Court entered an order denying class certification and denying all other pending motions as moot. Thereafter, on July 13, 2007 Charles Gilbert filed a renewed motion for appointment as lead plaintiff and approval of selection of lead counsel. On November 13, 2007, the Court entered an Order allowing Gilbert’s motion, appointing him lead plaintiff, adding him as a party plaintiff and appointing lead counsel. On January 14, 2008, Gilbert’s counsel filed a motion to certify the action as a class action. On August 28, 2009, the Court entered an Order certifying the action as a class action, appointing Gilbert as the class representative, and defining the class as “all purchasers of the common stock of Red Hat, Inc. between December 17, 2002, and July 12, 2004, inclusive and who were damaged thereby,” excluding Company insiders. On December 15, 2009, the Company announced that it had reached an agreement in principle to settle this matter, subject, among other matters, to completion of a final written settlement agreement and court approval. The Company recorded, for its quarter ended November 30, 2009, an estimated liability in the amount of $8.8 million for its portion of the proposed settlement. On March 29, 2010, counsel for the class filed a Motion for Preliminary Approval of the Settlement and, on June 11, 2010, a United States Magistrate Judge issued a Memorandum and Recommendation to the presiding judge that the motion be approved. On July 8, 2010, the presiding judge approved the motion and set the hearing for the final fairness hearing on December 7, 2010. The settlement was approved by the District Court in an order dated December 10, 2010. On February 10, 2012, the Court entered a final judgment and dismissal with prejudice. The time for appeal of this judgment has passed without any appeals.

The Company also experiences routine litigation in the normal course of its business, including patent litigation. The Company presently believes that the outcome of this routine litigation will not have a material adverse effect on its financial position, results of operations or cash flows.

NOTE 16—Employee Benefit Plans

401(k) Plan

The Company provides a retirement plan qualified under Section 401(k) of the Internal Revenue Code of 1986, as amended (“IRC”). Participants may elect to contribute a portion of their annual compensation to the plan, after complying with certain limitations set by the IRC. Employees are eligible to participate in the plan if they are over 21 years of age. The Company has the option to make contributions to the plan and contributed to the plan for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 as follows (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Total contributions to employee benefit plans

   $ 11,377       $ 8,683       $ 7,218   
  

 

 

    

 

 

    

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 17—Share Repurchase Program

On March 24, 2010, the Company announced that its Board of Directors had authorized the repurchase of up to an aggregate of $300.0 million of the Company’s common stock from time to time in open market or privately negotiated transactions. During the year ended February 29, 2012, the Company repurchased 3,167,413 shares under the program for $133.2 million, including transaction costs. As of February 29, 2012, the remaining amount available under the program for the repurchase of common stock was $86.5 million. The program expired on March 31, 2012.

On March 28, 2012, the Company announced that its Board of Directors has authorized the repurchase of up to $300.0 million of Red Hat’s common stock from time to time on the open market or in privately negotiated transactions. The new program began on April 1, 2012, and will expire on the earlier of (i) March 31, 2014, or (ii) a determination by the Board of Directors, Chief Executive Officer or Chief Financial Officer to discontinue the program.

NOTE 18—Assets and Liabilities Measured at Fair Value on a Recurring Basis

The following table summarizes the composition and fair value hierarchy of the Company’s financial assets and liabilities at February 29, 2012 (in thousands):

 

     As of
February 29,
2012
    Quoted Prices In
Active Markets
for Identical
Assets (Level 1)
     Significant
Other
Observable
Inputs (Level 2)
    Significant
Unobservable
Inputs (Level 3)
 

Assets:

         

Money markets (1)

   $ 322,207      $ 322,207       $ 0      $ 0   

Available-for-sale securities (1):

         

U.S. Treasury securities

     250        250         0        0   

Interest-bearing deposits

     445        0         445        0   

Commercial paper

     46,478        0         46,478        0   

U.S. agency securities

     354,830        0         354,830        0   

Municipal bonds

     13,154        0         13,154        0   

Corporate securities

     323,463        0         323,463        0   

Foreign government securities

     1,356        0         1,356        0   

Equity securities (1)

     1,275        1,275         0        0   

Foreign currency derivatives (2)

     147        0         147        0   

Liabilities:

         

Foreign currency derivatives (3)

     (473 )     0         (473 )     0   
  

 

 

   

 

 

    

 

 

   

 

 

 

Total

   $ 1,063,132      $ 323,732       $ 739,400      $ 0   
  

 

 

   

 

 

    

 

 

   

 

 

 

 

(1) Included in either cash and cash equivalents or investments in debt and equity securities in the Company’s Consolidated Balance Sheet at February 29, 2012 in addition to $196.9 million of cash.
(2) Included in other current assets in the Company’s Consolidated Balance Sheet at February 29, 2012.
(3) Included in accrued expenses in the Company’s Consolidated Balance Sheet at February 29, 2012.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The following table summarizes the composition and fair value hierarchy of the Company’s financial assets and liabilities at February 28, 2011 (in thousands):

 

     As of
February 28,
2011
    Quoted Prices In
Active Markets
for Identical
Assets (Level 1)
     Significant
Other
Observable
Inputs (Level 2)
    Significant
Unobservable
Inputs (Level 3)
 

Assets:

         

Money markets (1)

   $ 532,537      $ 532,537       $ 0      $ 0   

Available-for-sale securities (1):

         

Interest-bearing deposits

     1,840        0         1,840        0   

Commercial paper

     27,562        0         27,562        0   

U.S. agency securities

     312,136        0         312,136        0   

Municipal bonds

     13,249        0         13,249        0   

Corporate securities

     193,916        0         193,916        0   

Equity securities (1)

     2,677        2,677         0        0   

Foreign currency derivatives (2)

     434        0         434        0   

Liabilities:

         

Foreign currency derivatives (3)

     (96 )     0         (96 )     0   
  

 

 

   

 

 

    

 

 

   

 

 

 

Total

   $ 1,084,255      $ 535,214       $ 549,041      $ 0   
  

 

 

   

 

 

    

 

 

   

 

 

 

 

(1) Included in either cash and cash equivalents or investments in debt and equity securities in the Company’s Consolidated Balance Sheet at February 28, 2011, in addition to $108.5 million of cash.
(2) Included in other current assets in the Company’s Consolidated Balance Sheet at February 28, 2011.
(3) Included in accrued expenses in the Company’s Consolidated Balance Sheet at February 28, 2011.

The following table represents the Company’s investments measured at fair value as of February 29, 2012 (in thousands):

 

     Amortized
Cost
     Gross Unrealized     Aggregate
Fair Value
     Balance Sheet Classification  
             Cash
Equivalent
Marketable
Securities
     Short-term
Marketable
Securities
     Long-term
Marketable
Securities
 
        Gains      Losses(1)             

Money markets

   $ 322,207       $ 0       $ 0      $ 322,207       $ 322,207       $ 0       $ 0   

U.S. Treasury securities

     250         0         0        250         0         250         0   

Interest-bearing deposits

     445         0         0        445         0         445         0   

Commercial paper

     46,475         3         0        46,478         29,496         16,982         0   

U.S. agency securities

     354,758         172         (100 )     354,830         0         38,943         315,887   

Municipal bonds

     13,103         51         0        13,154         0         13,154         0   

Corporate securities

     324,832         490         (1,859 )     323,463         619         191,893         130,951   

Foreign government securities

     1,355         1         0        1,356         0         1,356         0   

Equity securities

     29         1,246         0        1,275         0         1,275         0   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

 

Total

   $ 1,063,454       $ 1,963       $ (1,959 )   $ 1,063,458       $ 352,322       $ 264,298       $ 446,838   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) As of February 29, 2012, there were $0.1 million of accumulated unrealized losses related to investments that have been in a continuous unrealized loss position for 12 months or longer.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

The following table represents the Company’s investments measured at fair value as of February 28, 2011 (in thousands):

 

     Amortized
Cost
     Gross Unrealized     Aggregate
Fair Value
     Balance Sheet Classification  
           Cash
Equivalent
Marketable
Securities
     Short-term
Marketable
Securities
     Long-term
Marketable
Securities
 
        Gains      Losses(1)             

Money markets

   $ 532,537       $ 0       $ 0      $ 532,537       $ 532,537       $ 0       $ 0   

Interest-bearing deposits

     1,840         0         0        1,840         20         1,820         0   

Commercial paper

     27,558         4         0        27,562         1,600         25,962         0   

U.S. agency securities

     313,133         70         (1,067 )     312,136         0         85,350         226,786   

Municipal bonds

     13,259         0         (10     13,249         0         13,249         0   

Corporate securities

     193,373         647         (103 )     193,917         0         88,912         105,005   

Equity securities

     85         2,592         0        2,677         0         2,677         0   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

 

Total

   $ 1,081,785       $ 3,313       $ (1,180 )   $ 1,083,918       $ 534,157       $ 217,970       $ 331,791   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

 

 

(1) As of February 28, 2011, there were no accumulated unrealized losses related to investments that have been in a continuous unrealized loss position for 12 months or longer.

The following table summarizes the stated maturities of the Company’s investment in debt securities at February 29, 2012 (in thousands):

 

     Total      Less than
1 Year
     2-3 Years      4-5 Years      More than
5 Years
 

Maturity of short and long term debt securities

   $ 709,861       $ 263,023       $ 229,977       $ 216,861       $ 0   

NOTE 19—Earnings Per Share

The following table reconciles the numerators and denominators of the earnings per share calculation for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 (in thousands, except per share amounts):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Net income and diluted net income

   $ 146,626       $ 107,278       $ 87,253   
  

 

 

    

 

 

    

 

 

 

Weighted average common shares outstanding

     193,151         190,294         187,845   

Incremental shares attributable to assumed vesting or exercise of outstanding equity award shares

     3,300         6,059         5,701   
  

 

 

    

 

 

    

 

 

 

Diluted shares

     196,451         196,353         193,546   
  

 

 

    

 

 

    

 

 

 

Diluted net income per share

   $ 0.75       $ 0.55       $ 0.45   

The following share awards are not included in the computation of diluted earnings per share because the aggregate value of proceeds considered received upon either exercise or vesting was greater than the average market price of the Company’s common stock during the related periods and the effect of including such share awards in the computation would be anti-dilutive (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

Number of shares considered anti-dilutive for calculating diluted EPS

     311         649         3,525   
  

 

 

    

 

 

    

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 20—Segment Reporting

The following summarizes revenue, income (loss) from operations and total assets by geographic segment at and for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 (in thousands):

 

     Americas      EMEA      Asia Pacific      Corporate(1)     Total  
     Year Ended February 29, 2012  

Revenue from unaffiliated customers

   $ 716,033       $ 257,603       $ 159,467       $ 0      $ 1,133,103   

Income (loss) from operations

   $ 165,278       $ 74,581       $ 39,321       $ (79,267   $ 199,913   

Total assets

   $ 1,898,897       $ 424,542       $ 167,660       $ 0      $ 2,491,099   
     Year Ended February 28, 2011  

Revenue from unaffiliated customers

   $ 583,795       $ 199,646       $ 125,836       $ 0      $ 909,277   

Income (loss) from operations

   $ 115,783       $ 59,147       $ 31,343       $ (60,597   $ 145,676   

Total assets

   $ 1,737,946       $ 329,455       $ 131,921       $ 0      $ 2,199,322   
     Year Ended February 28, 2010  

Revenue from unaffiliated customers

   $ 474,633       $ 168,134       $ 105,469       $ 0      $ 748,236   

Income (loss) from operations

   $ 93,633       $ 38,638       $ 25,116       $ (57,038   $ 100,349   

Total assets

   $ 1,566,140       $ 205,097       $ 99,635       $ 0      $ 1,870,872   

 

(1) Amounts represent share-based compensation expense for each of the three fiscal years ended February 29, 2012, February 28, 2011 and February 28, 2010, which was not allocated to geographic segments. The fiscal year ended February 28, 2010 also includes a litigation settlement expense of $8.8 million which was not allocated to geographic segments.

The following table lists, for the years ended February 29, 2012, February 28, 2011 and February 28, 2010, revenue from unaffiliated customers in the United States, the Company’s country of domicile, revenue from unaffiliated customers in Japan, which in terms of revenue was the only individual country outside the United States approaching 10% or more of revenue, and revenue from other foreign countries (in thousands):

 

     Year Ended
February 29,
2012
     Year Ended
February 28,
2011
     Year Ended
February 28,
2010
 

United States, the Company’s country of domicile

   $ 622,608       $ 512,288       $ 423,295   

Japan

     90,221         74,807         60,725   

Other foreign

     420,274         322,182         264,216   
  

 

 

    

 

 

    

 

 

 

Total revenue from unaffiliated customers

   $ 1,133,103       $ 909,277       $ 748,236   
  

 

 

    

 

 

    

 

 

 

 

Total tangible long-lived assets located in the United States, the Company’s country of domicile, and similar tangible long-lived assets held outside the United States are summarized in the following table for the years ended February 29, 2012, February 28, 2011 and February 28, 2010 (in thousands):

 

     As of
February 29,
2012
     As of
February 28,
2011
     As of
February 28,
2010
 

United States, the Company’s country of domicile

   $ 63,069       $ 53,722       $ 51,523   

Foreign

     28,996         21,836         20,185   
  

 

 

    

 

 

    

 

 

 

Total tangible long-lived assets

   $ 92,065       $ 75,558       $ 71,708   
  

 

 

    

 

 

    

 

 

 

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 21—Unaudited Quarterly Results

Below are unaudited condensed quarterly results for the year ended February 29, 2012:

 

     Year Ended February 29, 2012
Unaudited
 
     4th
Quarter
    3rd
Quarter
    2nd
Quarter
     1st
Quarter
 
     (in thousands, except per share data)  

Revenue:

         

Subscriptions

   $ 255,167      $ 246,538      $ 238,337       $ 225,533   

Training and services

     41,844        43,488        42,983         39,213   
  

 

 

   

 

 

   

 

 

    

 

 

 

Total subscription and training and services revenue

   $ 297,011      $ 290,026      $ 281,320       $ 264,746   

Gross profit

   $ 252,738      $ 244,837      $ 234,681       $ 222,299   

Income from operations

   $ 48,504      $ 53,572      $ 52,478       $ 45,359   

Interest income

   $ 2,280      $ 2,075      $ 2,127       $ 1,936   

Other income (expense), net

   $ (155   $ (227 )   $ 326       $ (266 )

Net income and diluted net income

   $ 35,968      $ 38,240      $ 39,968       $ 32,450   

Net income per common share (1):

         

Basic

   $ 0.19      $ 0.20      $ 0.21       $ 0.17   

Diluted

   $ 0.18      $ 0.19      $ 0.20       $ 0.17   

Weighted average shares outstanding:

         

Basic

     193,117        193,393        192,937         193,155   

Diluted

     195,879        196,468        196,171         196,287   

 

(1) Earnings per common share are computed independently for each of the quarters presented. Therefore, the sum of the quarterly per common share information may not equal the reported annual earnings per common share.

Below are unaudited condensed quarterly results for the year ended February 28, 2011:

 

     Year Ended February 28, 2011
Unaudited
 
     4th
Quarter
    3rd
Quarter
     2nd
Quarter
     1st
Quarter
 
     (in thousands, except per share data)  

Revenue:

          

Subscriptions

   $ 209,303      $ 198,842       $ 186,183       $ 179,076   

Training and services

     35,493        36,734         33,578         30,068   
  

 

 

   

 

 

    

 

 

    

 

 

 

Total subscription and training and services revenue

   $ 244,796      $ 235,576       $ 219,761       $ 209,144   

Gross profit

   $ 203,193      $ 195,832       $ 184,059       $ 175,906   

Income from operations

   $ 39,410      $ 37,956       $ 34,071       $ 34,239   

Interest income

   $ 1,697      $ 1,608       $ 1,775       $ 1,663   

Other income (expense), net

   $ (865   $ 462       $ 548       $ 1,130   

Net income and diluted net income

   $ 33,534      $ 26,017       $ 23,656       $ 24,071   

Net income per common share (1):

          

Basic

   $ 0.17      $ 0.14       $ 0.13       $ 0.13   

Diluted

   $ 0.17      $ 0.13       $ 0.12       $ 0.12   

Weighted average shares outstanding:

          

Basic

     192,996        191,296         189,027         187,926   

Diluted

     197,878        196,908         193,560         193,266   

 

(1) Earnings per common share are computed independently for each of the quarters presented. Therefore, the sum of the quarterly per common share information may not equal the reported annual earnings per common share.

 

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RED HAT, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS—(Continued)

 

NOTE 22—Subsequent Events

On March 28, 2012, the Company announced that its Board of Directors authorized the repurchase of up to $300.0 million of Red Hat’s common stock from time to time on the open market or in privately negotiated transactions. The program commenced on April 1, 2012, and will expire on the earlier of (i) March 31, 2014, or (ii) a determination by the Board of Directors, Chief Executive Officer or Chief Financial Officer to discontinue the program.

 

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Table of Contents
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

There were no changes in or disagreements with our accountants on accounting and financial disclosure matters.

 

ITEM 9A. CONTROLS AND PROCEDURES

Role of Controls and Procedures

Our management, including our chief executive officer and chief financial officer, does not expect that our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) or our internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) will prevent all errors and all fraud. A control system, no matter how well designed and operated, can provide only reasonable, not absolute, assurance that the control system’s objectives will be met. Further, the design of a control system must reflect the fact that there are resource constraints, and the benefits of the controls must be considered relative to their costs. Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute assurance that all control issues and instances of fraud, if any, within a company have been detected. These inherent limitations include the realities that judgments in decision-making can be faulty and that breakdowns can occur because of simple error and mistake. Controls can also be circumvented by the individual acts of some persons, by collusion of two or more people, or by management override of the controls. The design of any system of controls is based in part on certain assumptions about the likelihood of future events. Because of the inherent limitations in a cost-effective control system, misstatements due to error or fraud may occur and not be detected. Also projections of any evaluation of effectiveness of controls and procedures to future periods are subject to the risk that the controls and procedures may become inadequate because of changes in conditions, or that the degree of compliance with the controls and procedures may have deteriorated.

Evaluation of Disclosure Controls and Procedures

Our management, with the participation of our chief executive officer and chief financial officer, evaluated the effectiveness of our disclosure controls and procedures as of the end of the period covered by this report. Based on this evaluation, our chief executive officer and chief financial officer concluded that, as of the end of the period covered by this report, our disclosure controls and procedures were effective at a reasonable assurance level.

Report of Management on Internal Control Over Financial Reporting

Report of Management on Internal Control Over Financial Reporting is set forth above under PART II, Item 8, “Financial Statements and Supplementary Data—Report of Management on Internal Control Over Financial Reporting.”

Changes in Internal Control Over Financial Reporting

No changes in our internal control over financial reporting occurred during the fiscal quarter ended February 29, 2012 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

ITEM 9B. OTHER INFORMATION

None.

 

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PART III

 

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

We intend to file with the SEC a definitive proxy statement with respect to our Annual Meeting of Stockholders to be held on August 9, 2012 (the “2012 Annual Meeting”). The information under the sections entitled “Item No. 1—Election of Directors”, “Corporate Governance and Board of Directors Information”, “Compensation and Other Information Concerning Executive Officers” and “Other Matters” from the definitive proxy statement for the 2012 Annual Meeting, which is to be filed with the SEC not later than 120 days after the close of our fiscal year ended February 29, 2012 (the “2012 Proxy Statement”), is hereby incorporated by reference.

 

ITEM 11. EXECUTIVE COMPENSATION

The information under the sections entitled “Compensation and Other Information Concerning Executive Officers” and “Corporate Governance and Board of Directors Information” from the 2012 Proxy Statement is hereby incorporated by reference.

 

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The information under the sections entitled “Beneficial Ownership of Our Common Stock” and “Compensation and Other Information Concerning Executive Officers” from the 2012 Proxy Statement is hereby incorporated by reference.

 

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

The information under the section entitled “Corporate Governance and Board of Directors Information” from the 2012 Proxy Statement is hereby incorporated by reference.

 

ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES

The information under the section entitled “Item No. 2—Ratification of Selection of Independent Registered Public Accounting Firm” from the 2012 Proxy Statement is hereby incorporated by reference.

 

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PART IV

 

ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES

(a) The following documents are filed as part of this Report under “Item 8—Financial Statements and Supplementary Data”:

1. Financial Statements:

 

Report of Independent Registered Public Accounting Firm

     68   

Consolidated Balance Sheets at February 29, 2012 and February 28, 2011

     69   

Consolidated Statements of Operations for the years ended February 29, 2012, February  28, 2010 and February 28, 2010

     70   

Consolidated Statements of Stockholders’ Equity and Comprehensive Income for the years ended February 29, 2012, February 28, 2011 and February 28, 2010

     71   

Consolidated Statements of Cash Flows for the years ended February 29, 2012, February  28, 2010 and February 28, 2010

     72   

Notes to Consolidated Financial Statements

     73   

2. Financial Statement Schedules:

All other schedules for which provision is made in the applicable accounting regulations of the Securities and Exchange Commission are not required under the related instructions or are inapplicable and therefore have been omitted.

3. List of Exhibits:

 

Exhibit No.

    

Description of Exhibits

  2.1+      

Agreement and Plan of Merger, dated as of October 3, 2011, among Red Hat, Inc., a Delaware corporation, Gluster, Inc., a Delaware corporation, Matte Acquisition Corporation, a Delaware corporation and wholly-owned subsidiary of Red Hat, Inc., and Fortis Advisors LLC, as the Holder Agent (incorporated by reference to Exhibit 2.1 to the registrant’s Current Report on Form 8-K filed with the SEC on October 4, 2011 (File no. 001-33162)).

  3.1+      

Third Amended and Restated Certificate of Incorporation, as amended, of the registrant (incorporated by reference to Exhibit 3.1 to the registrant’s Quarterly Report on Form 10-Q filed with the SEC on July 10, 2007 (File no. 001-33162))

  3.2+      

Amended and Restated By-Laws of the registrant dated April 21, 2010 (incorporated by reference to Exhibit 3.1 to the registrant’s Current Report on Form 8-K filed with the SEC on April 26, 2010 (File no. 001-33162))

  4.1+      

Specimen certificate representing the common stock of the registrant (incorporated by reference to Exhibit 4.1 to the registrant’s Registration Statement on Form S-1/A filed with the SEC on July 19, 1999 (File no. 333-94775))

  4.2+      

See Exhibits 3.1 and 3.2 for provisions of the Certificate of Incorporation and By-Laws of the registrant defining the rights of holders of common stock of the registrant

  4.3+      

First Amended and Restated Investor Rights Agreement by and among the registrant and the Investors and Founders listed therein, dated as of February 25, 1999, as amended (incorporated by reference to Exhibit 10.7 to the registrant’s Registration Statement on Form S-1 filed with the SEC on June 4, 1999 (File no. 333-80051))

 

109


Table of Contents

Exhibit No.

  

Description of Exhibits

10.1+       

GNU General Public License (incorporated by reference to Exhibit 10.13 to the registrant’s Registration Statement on Form S-1 filed with the SEC on June 4, 1999 ((File no. 333-80051))

10.2+*     

Red Hat, Inc. 1999 Stock Option and Incentive Plan, as Amended and Restated August 2, 2001 (incorporated by reference to Exhibit 10.4 to the registrant’s Quarterly Report on Form 10-Q filed with the SEC on October 10, 2008 (File no. 001-33162))

10.3+*     

Form of Long Term Incentive Plan Non-Qualified Stock Option Agreement for Directors pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.5 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.4+*     

Form of Long Term Incentive Plan Restricted Stock Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.6 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.5+*     

Form of Non-Qualified Stock Option Agreement pursuant to Red Hat, Inc. 1999 Stock Option and Incentive Plan, as amended (incorporated by reference to Exhibit 10.7 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.6+*     

Form of Incentive Plan and Stock Option Agreement pursuant to Red Hat, Inc. 1999 Stock Option and Incentive Plan, as amended (incorporated by reference to Exhibit 10.8 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.7-+     

Limited Liability Company Agreement of Open Inventions Network dated November 8, 2005 (incorporated by reference to Exhibit 10.9 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.8+*     

Form of Long-Term Incentive Plan Restricted Stock Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.10 to the registrant’s Annual Report on Form 10-K filed with the SEC on April 29, 2011 (File no. 001-33162))

10.9+*     

Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.1 to the registrant’s Quarterly Report on Form 10-Q filed with the SEC on October 10, 2008 (File no. 001-33162))

10.10*     

Form of Indemnification Agreement

10.11*     

Form of Restricted Stock Award Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.12*     

Form of Non-Qualified Stock Option Agreement for Executive Employees pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.13*     

Form of Amendment to Equity Awards of Executive pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.14*     

Senior Management Change in Control Severance Policy

10.15+*   

Executive Variable Compensation Plan (incorporated by reference to Exhibit 99.1 to the registrant’s Current Report filed on Form 8-K with the SEC on May 16, 2007 (File No. 001-33162))

10.16+*   

Form of Restricted Stock Unit Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (Non-Executive, U.S. Participants) (incorporated by reference to Exhibit 10.1 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on October 10, 2007 (File No. 001-33162))

 

110


Table of Contents

Exhibit No.

  

Description of Exhibits

10.17+*   

Form of Restricted Stock Unit Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (Non-Executive, Non U.S. Participants) (incorporated by reference to Exhibit 10.2 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on October 10, 2007 (File No. 001-33162))

10.18+*   

Executive Employment Agreement, dated December 19, 2007, between Red Hat, Inc. and James M. Whitehurst (incorporated by reference to Exhibit 10.5 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on January 9, 2008 (File No. 001-33162))

10.19+*   

Form of Director Deferred Stock Unit Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.39 to the registrant’s Annual Report filed on Form 10-K with the SEC on April 29, 2008 (File No. 001-33162))

10.20+*   

Form of Director Deferred Stock Unit Agreement (Vested) pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.2 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on July 10, 2008 (File No. 001-33162))

10.21+*   

Form of Director Deferred Stock Unit Agreement (With Vesting) pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.3 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on July 10, 2008 (File No. 001-33162))

10.22+*   

Form of Director Restricted Stock Unit Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated (incorporated by reference to Exhibit 10.4 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on July 10, 2008 (File No. 001-33162))

10.23+*   

Senior Management Severance Plan (incorporated by reference to Exhibit 10.1 to the registrant’s Current Report filed on Form 8-K with the SEC on December 29, 2008 (File No. 001-33162))

10.24+*   

Form of Executive Agreement by and between Red Hat, Inc. and each Plan Participant (incorporated by reference to Exhibit 10.2 to the registrant’s Current Report filed on Form 8-K with the SEC on December 29, 2008 (File No. 001-33162))

10.25+*   

Form of Amendment to Equity Awards with Independent Directors (incorporated by reference to Exhibit 10.1 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on January 9, 2009 (File No. 001-33162))

10.26+*   

Letter Agreement dated December 23, 2008 between Red Hat, Inc. and James M. Whitehurst amending the Executive Employment Agreement between the parties dated December 19, 2007 (incorporated by reference to Exhibit 10.4 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on January 9, 2009 (File No. 001-33162))

10.27+*   

Employee Inventions Assignment Agreement and Restrictive Obligations Agreement dated January 1, 2008 between Red Hat, Inc. and James M. Whitehurst (incorporated by reference to Exhibit 10.5 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on January 9, 2009 (File No. 001-33162))

10.28+*   

Form of Performance Share Unit Agreement adopted May 13, 2009 (incorporated by reference to Exhibit 99.2 to the registrant’s Current Report filed on Form 8-K with the SEC on May 19, 2009 (File No. 001-33162))

 

111


Table of Contents

Exhibit No.

  

Description of Exhibits

10.29+*   

Clawback Policy of Red Hat, Inc. adopted May 13, 2009 (incorporated by reference to Exhibit 99.3 to the registrant’s Current Report filed on Form 8-K with the SEC on May 19, 2009 (File No. 001-33162))

10.30+*   

Form of Performance Share Unit Agreement (Fiscal Year 2010-SPP Form) adopted June 23, 2009 (incorporated by reference to Exhibit 99.1 to the registrant’s Current Report filed on Form 8-K with the SEC on June 29, 2009 (File No. 001-33162))

10.31+*   

Performance Compensation Plan as Amended and Restated Effective June 19, 2008 (incorporated by reference to Exhibit 10.1 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on July 10, 2009 (File No. 001-33162))

10.32+*   

Red Hat, Inc. Stock Ownership Policy for Directors and Senior Executives, amended and restated as of March 21, 2011 (incorporated by reference to Exhibit 99.1 to the registrant’s Current Report filed on Form 8-K with the SEC on March 25, 2011 (File No. 001-33162))

10.33+*   

Form of Performance Share Unit Agreement (Fiscal Year 2011 Operating Performance Form) adopted May 19, 2010 (incorporated by reference to Exhibit 99.2 to the registrant’s Current Report filed on Form 8-K with the SEC on May 25, 2010 (File No. 001-33162))

10.34+*   

Form of Performance Share Unit Agreement (Fiscal Year 2011 Share Price Performance Form) adopted May 19, 2010 (incorporated by reference to Exhibit 99.3 to the registrant’s Current Report on Form 8-K filed with the SEC on May 25, 2010 (File No. 001-33162))

10.35+*   

Form of Performance Restricted Stock Agreement adopted May 19, 2010 (incorporated by reference to Exhibit 99.4 to the registrant’s Current Report on Form 8-K filed with the SEC on May 25, 2010 (File No. 001-33162))

10.36+*   

Form of Restricted Stock Unit Agreement (Non-executive) pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated, adopted August 11, 2010 (incorporated by reference to Exhibit 10.1 to the registrant’s Quarterly Report filed on Form 10-Q with the SEC on October 8, 2010 (File No. 001-33162))

10.37+*   

Executive Base Salaries and Target Award Amounts under Red Hat, Inc.’s Executive Variable Compensation Plan for the Fiscal Year Ending February 28, 2011 (incorporated by reference to Exhibit 99.1 to the registrant’s Current Report on Form 8-K filed with the SEC on May 25, 2010 (File No. 001-33162))

10.38+*   

Executive Base Salaries and Target Award Amounts under Red Hat, Inc.’s Executive Variable Compensation Plan for the Fiscal Year Ending February 29, 2012 (incorporated by reference to Exhibit 99.1 to the registrant’s Current Report on Form 8-K filed with the SEC on May 27, 2011 (File No. 001-33162)).

10.39+*   

Form of Operating Performance Share Unit Agreement adopted May 25, 2011 (incorporated by reference to Exhibit 99.2 to the registrant’s Current Report filed on Form 8-K with the SEC on May 27, 2011 (File No. 001-33162)).

10.40+*   

Form of Share Price Performance Share Unit Agreement adopted May 25, 2011 (incorporated by reference to Exhibit 99.3 to the registrant’s Current Report on Form 8-K filed with the SEC on May 27, 2011 (File No. 001-33162)).

10.41+*   

Peer Group for PSUs to be Granted in FY2012 (incorporated by reference to Exhibit 99.4 to the registrant’s Current Report on Form 8-K filed with the SEC on May 27, 2011 (File No. 001-33162)).

 

112


Table of Contents

Exhibit No.

 

Description of Exhibits

10.42+*  

Red Hat, Inc. Performance Compensation Plan (incorporated by reference to Exhibit 10.1 to the registrant’s Current Report on Form 8-K filed with the SEC on August 16, 2011 (File No. 001-33162))

10.43*     

Letter Agreement, dated as of December 27, 2011, by and between Alex Pinchev and Red Hat, Inc.

10.44   

Sublease Agreement, dated as of December 27, 2011, by and between Carolina Power & Light Company, a North Carolina Corporation, d/b/a Progress Energy Carolinas, Inc. and Red Hat, Inc.

10.45*    

Red Hat, Inc. 2010 Non-Employee Director Compensation Plan, as amended and restated effective January 1, 2012

21.1       Subsidiaries of Red Hat, Inc.
23.1       Consent of PricewaterhouseCoopers LLP
31.1      

Certification of the registrant’s Chief Executive Officer pursuant to Rule 13a-14(a)/Rule 15(d)-14(a) under the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

31.2     

Certification of the registrant’s Chief Financial Officer pursuant to Rule 13a-14(a)/Rule 15(d)-14(a) under the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

32.1     

Certification of the registrant’s principal executive officer and principal financial officer pursuant to 18 U.S.C. Section 1350

101.INS   XBRL Instance Document
101.SCH   XBRL Taxonomy Extension Schema
101.CAL   XBRL Taxonomy Extension Calculation Linkbase
101.DEF   XBRL Taxonomy Extension Definition Linkbase
101.LAB   XBRL Taxonomy Extension Label Linkbase
101.PRE   XBRL Taxonomy Extension Presentation Linkbase

 

* Indicates a management contract or compensatory plan, contract or arrangement.
+ Previously filed.
- Indicates confidential treatment requested as to certain portions of this exhibit which have been filed separately with the SEC.

 

113


Table of Contents

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

R ED H AT , I NC .
By:   / S /    J AMES M. W HITEHURST        
 

James M. Whitehurst

President and Chief Executive Officer

Date: April 25, 2012

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

Signature

  

Title

 

Date

/ S /    J AMES M. W HITEHURST        

James M. Whitehurst

  

President, Chief Executive Officer and Director (principal executive officer)

  April 25, 2012

/ S /    C HARLES E. P ETERS , J R .        

Charles E. Peters, Jr.

  

Executive Vice President and Chief Financial Officer (principal financial officer)

  April 25, 2012

/ S /    M ARK E. C OOK        

Mark E. Cook

  

Vice President Finance and Controller (principal accounting officer)

  April 25, 2012

/ S /    S OHAIB A BBASI        

Sohaib Abbasi

  

Director

  April 25, 2012

/ S /    W. S TEVE A LBRECHT        

W. Steve Albrecht

  

Director

  April 25, 2012

/ S /    M ICHELINE C HAU        

Micheline Chau

  

Director

  April 25, 2012

/ S /    J EFFREY J. C LARKE        

Jeffrey J. Clarke

  

Director

  April 25, 2012

/ S /    M ARYE A NNE F OX        

Marye Anne Fox

  

Director

  April 25, 2012

/ S /    N ARENDRA K. G UPTA        

Narendra K. Gupta

  

Director

  April 25, 2012

/ S /    W ILLIAM S. K AISER        

William S. Kaiser

  

Director

  April 25, 2012

/ S /    D ONALD H. L IVINGSTONE        

Donald H. Livingstone

  

Director

  April 25, 2012

/ S /    H ENRY H UGH S HELTON        

Henry Hugh Shelton

  

Chairman of the Board of Directors

  April 25, 2012

 

114


Table of Contents

Exhibit Index

 

Exhibit No.

 

Exhibit

10.10    

Form of Indemnification Agreement

10.11    

Form of Restricted Stock Award Agreement pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.12    

Form of Non-Qualified Stock Option Agreement for Executive Employees pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.13    

Form of Amendment to Equity Awards of Executive pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, as Amended and Restated

10.14    

Senior Management Change in Control Severance Policy

10.43    

Letter Agreement, dated as of December 27, 2011, by and between Alex Pinchev and Red Hat, Inc.

10.44    

Sublease Agreement, dated as of December 27, 2011, by and between Carolina Power & Light Company, a North Carolina Corporation, d/b/a Progress Energy Carolinas, Inc. and Red Hat, Inc.

10.45    

Red Hat, Inc. 2010 Non-Employee Director Compensation Plan, as amended and restated effective January 1, 2012

21.1    

Subsidiaries of Red Hat, Inc.

23.1     

Consent of PricewaterhouseCoopers LLP

31.1     

Certification of the registrant’s Chief Executive Officer pursuant to Rule 13a-14(a)/Rule 15(d)-14(a) under the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

31.2      

Certification of the registrant’s Chief Financial Officer pursuant to Rule 13a-14(a)/Rule 15(d)-14(a) under the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

32.1     

Certification of the registrant’s principal executive officer and principal financial officer pursuant to 18 U.S.C. Section 1350

101.INS   

XBRL Instance Document

101.SCH  

XBRL Taxonomy Extension Schema

101.CAL  

XBRL Taxonomy Extension Calculation Linkbase

101.DEF  

XBRL Taxonomy Extension Definition Linkbase

101.LAB  

XBRL Taxonomy Extension Label Linkbase

101.PRE  

XBRL Taxonomy Extension Presentation Linkbase

 

115

Exhibit 10.10

RED HAT, INC.

INDEMNIFICATION AGREEMENT

This Agreement is made as of the      day of              200    , by and between Red Hat, Inc., a Delaware corporation (the “Corporation), and                      (the “Indemnitee”), a director or officer of the Corporation.

WHEREAS, it is essential to the Corporation to retain and attract as directors and officers the most capable persons available, and

WHEREAS, the substantial increase in corporate litigation subjects directors and officers to expensive litigation risks at the same time that the availability of directors’ and officers’ liability insurance has been severely limited, and

WHEREAS, it is now and has always been the express policy of the Corporation to indemnify its directors and officers, and

WHEREAS, the Indemnitee does not regard the protection available under the Corporation’s Certificate of Incorporation and insurance as adequate in the present circumstances, and

WHEREAS, the Corporation desires the Indemnitee to serve, or continue to serve, as a director or officer of the Corporation.

NOW THEREFORE, the Corporation and the Indemnitee do hereby agree as follows:

1. Agreement to Serve . The Indemnitee agrees to serve or continue to serve as a director or officer of the Corporation for so long as the Indemnitee is duly elected or appointed or until such time as the Indemnitee tenders a resignation in writing.

2. Definitions . As used in this Agreement:

(a) The term “Proceeding” shall include any threatened, pending or completed action, suit, arbitration, alternative dispute resolution proceeding, administrative hearing or other proceeding, whether brought by or in the right of the Corporation or otherwise and whether of a civil, criminal, administrative or investigative nature, and any appeal therefrom.

(b) The term “Corporate Status” shall mean the status of a person who is or was, or has agreed to become, a director or officer of the Corporation, or is or was serving, or has agreed to serve, at the request of the Corporation, as a director, officer, fiduciary, partner, trustee, member, employee or agent of, or in a similar capacity with, another corporation, partnership, joint venture, trust, limited liability company or other enterprise.

(c) The term “Expenses” shall include, without limitation, attorneys’ fees, retainers, court costs, transcript costs, fees and expenses of experts, travel expenses, duplicating costs, printing and binding costs, telephone charges, postage, delivery service fees and other


disbursements or expenses of the types customarily incurred in connection with investigations, judicial or administrative proceedings or appeals, but shall not include the amount of judgments, fines or penalties against Indemnitee or amounts paid in settlement in connection with such matters.

(d) The term “Change in Control” shall mean the occurrence of any one of the following:

(i) individuals who, on the date of this Agreement, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the date of this Agreement whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Corporation in which such person is named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided, however, that no individual initially elected or nominated as a director of the Corporation as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;

(ii) any “person” (as such term is defined in the Securities Exchange Act of 1934, as amended (the “Exchange Act”) and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Corporation representing 50% or more of the combined voting power of the Corporation’s then outstanding securities eligible to vote for the election of the Board (the “Corporation Voting Securities”); provided, however, that the event described in this paragraph (ii) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Corporation or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Corporation or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (iii), or (E) by any person of Voting Securities from the Corporation, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 50% or more of Corporation Voting Securities by such person;

(iii) the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Corporation or any of its subsidiaries that requires the approval of the Corporation’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 50% of the total voting power of (x) the corporation resulting from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Corporation Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Corporation Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially

 

2


the same proportion as the voting power of such Corporation Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 25% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non-Qualifying Transaction”);

(iv) the stockholders of the Corporation approve a plan of complete liquidation or dissolution of the Corporation or the consummation of a sale of all or substantially all of the Corporation’s assets; or

(v) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.

(e) The term “Special Independent Counsel” shall mean a law firm, or a member of a law firm, that is experienced in matters of corporation law and neither currently is, nor in the past five years has been, retained to represent: (i) the Corporation or the Indemnitee in any matter material to either such party or (ii) any other party to the Proceeding giving rise to a claim for indemnification hereunder. Notwithstanding the foregoing, the term “Special Independent Counsel” shall not include any person who, under the applicable standards of professional conduct then prevailing, would have a conflict of interest in representing either the Corporation or the Indemnitee in an action to determine the Indemnitee’s rights under this Agreement.

(f) References to “other enterprise” shall include employee benefit plans; references to “fines” shall include any excise tax assessed with respect to any employee benefit plan; references to “serving at the request of the Corporation” shall include any service as a director, officer, employee or agent of the Corporation which imposes duties on, or involves services by, such director, officer, employee, or agent with respect to an employee benefit plan, its participants, or beneficiaries; and a person who acted in good faith and in a manner such person reasonably believed to be in the interests of the participants and beneficiaries of an employee benefit plan shall be deemed to have acted in a manner “not opposed to the best interests of the Corporation” as referred to in this Agreement.

3. Indemnity of Indemnitee . Subject to Sections 6, 7 and 9, the Corporation shall indemnify the Indemnitee in connection with any Proceeding as to which the Indemnitee is, was or is threatened to be made a party (or is otherwise involved) by reason of the Indemnitee’s Corporate Status, to the fullest extent permitted by law (as such may be amended from time to time). In furtherance of the foregoing and without limiting the generality thereof:

 

3


(a) Indemnification in Third-Party Proceedings . The Corporation shall indemnify the Indemnitee in accordance with the provisions of this Section 3(a) if the Indemnitee was or is a party to or threatened to be made a party to or otherwise involved in any Proceeding (other than a Proceeding by or in the right of the Corporation to procure a judgment in its favor or a Proceeding referred to in Section 6 below) by reason of the Indemnitee’s Corporate Status or by reason of any action alleged to have been taken or omitted in connection therewith, against all Expenses, judgments, fines, penalties and amounts paid in settlement actually and reasonably incurred by or on behalf of the Indemnitee in connection with such Proceeding, if the Indemnitee acted in good faith and in a manner which the Indemnitee reasonably believed to be in, or not opposed to, the best interests of the Corporation and, with respect to any criminal Proceeding, had no reasonable cause to believe that his or her conduct was unlawful.

(b) Indemnification in Proceedings by or in the Right of the Corporation . The Corporation shall indemnify the Indemnitee in accordance with the provisions of this Section 3(b) if the Indemnitee was or is a party to or threatened to be made a party to or otherwise involved in any Proceeding by or in the right of the Corporation to procure a judgment in its favor by reason of the Indemnitee’s Corporate Status or by reason of any action alleged to have been taken or omitted in connection therewith, against all Expenses and, to the extent permitted by law, amounts paid in settlement actually and reasonably incurred by or on behalf of the Indemnitee in connection with such Proceeding, if the Indemnitee acted in good faith and in a manner which the Indemnitee reasonably believed to be in, or not opposed to, the best interests of the Corporation, except that, if applicable law so provides, no indemnification shall be made under this Section 3(b) in respect of any claim, issue, or matter as to which the Indemnitee shall have been adjudged to be liable to the Corporation, unless, and only to the extent, that the Court of Chancery of Delaware or the court in which such action or suit was brought shall determine upon application that, despite the adjudication of such liability but in view of all the circumstances of the case, the Indemnitee is fairly and reasonably entitled to indemnity for such Expenses as the Court of Chancery or such other court shall deem proper.

4. Indemnification of Expenses of Successful Party . Notwithstanding any other provision of this Agreement, to the extent that the Indemnitee has been successful, on the merits or otherwise, in defense of any Proceeding or in defense of any claim, issue or matter therein (other than a Proceeding referred to in Section 6), the Indemnitee shall be indemnified against all Expenses actually and reasonably incurred by or on behalf of the Indemnitee in connection therewith. Without limiting the foregoing, if any Proceeding or any claim, issue or matter therein is disposed of, on the merits or otherwise (including a disposition without prejudice), without (i) the disposition being adverse to the Indemnitee, (ii) an adjudication that the Indemnitee was liable to the Corporation, (iii) a plea of guilty or nolo contendere by the Indemnitee, (iv) an adjudication that the Indemnitee did not act in good faith and in a manner the Indemnitee reasonably believed to be in or not opposed to the best interests of the Corporation, and (v) with respect to any criminal proceeding, an adjudication that the Indemnitee had reasonable cause to believe his or her conduct was unlawful, the Indemnitee shall be considered for the purposes hereof to have been wholly successful with respect thereto.

5. Indemnification for Expenses of a Witness . To the extent that the Indemnitee is, by reason of the Indemnitee’s Corporate Status, a witness in any Proceeding to which the Indemnitee is not a party, the Indemnitee shall be indemnified against all Expenses actually and reasonably incurred by or on behalf of the Indemnitee in connection therewith.

 

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6. Exceptions to Right of Indemnification . Notwithstanding anything to the contrary to this Agreement, except as set forth in Section 10, the Corporation shall not indemnify the Indemnitee under this Agreement in connection with a Proceeding (or part thereof) initiated by the Indemnitee unless (a) the initiation thereof was approved by the Board of Directors of the Corporation or (b) the Proceeding was commenced following a Change in Control. Notwithstanding anything to the contrary in this Agreement, the Corporation shall not indemnify the Indemnitee to the extent the Indemnitee is reimbursed from the proceeds of insurance, and in the event the Corporation makes any indemnification payments to the Indemnitee and the Indemnitee is subsequently reimbursed from the proceeds of insurance, the Indemnitee shall promptly refund such indemnification payments to the Corporation to the extent of such insurance reimbursement.

7. Notification and Defense of Claim . As a condition precedent to the Indemnitee’s right to be indemnified, the Indemnitee must notify the Corporation in writing as soon as practicable of any Proceeding for which indemnity will or could be sought. With respect to any Proceeding of which the Corporation is so notified, the Corporation will be entitled to participate therein at its own expense and/or to assume the defense thereof at its own expense, with legal counsel reasonably acceptable to the Indemnitee. After notice from the Corporation to the Indemnitee of its election so to assume such defense, the Corporation shall not be liable to the Indemnitee for any legal or other expenses subsequently incurred by the Indemnitee in connection with such Proceeding, other than as provided below in this Section 7. The Indemnitee shall have the right to employ his or her own counsel in connection with such Proceeding, but the fees and expenses of such counsel incurred after notice from the Corporation of its assumption of the defense thereof shall be at the expense of the Indemnitee unless (i) the employment of counsel by the Indemnitee has been authorized by the Corporation, (ii) counsel to the Indemnitee shall have reasonably determined that there may be a conflict of interest or position on any significant issue between the Corporation and the Indemnitee in the conduct of the defense of such Proceeding or (iii) the Corporation shall not in fact have employed counsel to assume the defense of such Proceeding, in each of which cases the fees and expenses of counsel for the Indemnitee shall be at the expense of the Corporation, except as otherwise expressly provided by this Agreement, and provided that Indemnitee’s counsel shall cooperate reasonably with the Corporation’s counsel to minimize the cost of defending claims against the Corporation and the Indemnitee. The Corporation shall not be entitled, without the consent of the Indemnitee, to assume the defense of any claim brought by or in the right of the Corporation or as to which counsel for the Indemnitee shall have reasonably made the determination provided for in clause (ii) above. The Corporation shall not be required to indemnify the Indemnitee under this Agreement for any amounts paid in settlement of any Proceeding effected without its written consent. The Corporation shall not settle any Proceeding in any manner that would impose any penalty or limitation on the Indemnitee without the Indemnitee’s written consent. Neither the Corporation nor the Indemnitee will unreasonably withhold or delay their consent to any proposed settlement.

8. Advancement of Expenses . Subject to the provisions of Section 9, in the event that the Corporation does not assume the defense pursuant to Section 7 of any Proceeding of

 

5


which the Corporation receives notice under this Agreement, any Expenses actually and reasonably incurred by or on behalf of the Indemnitee in defending such Proceeding shall be paid by the Corporation in advance of the final disposition of such Proceeding; provided , however , that the payment of such Expenses incurred by or on behalf of the Indemnitee in advance of the final disposition of such Proceeding shall be made only upon receipt of an undertaking by or on behalf of the Indemnitee to repay all amounts so advanced in the event that it shall ultimately be determined that the Indemnitee is not entitled to be indemnified by the Corporation as authorized in this Agreement. Such undertaking shall be accepted without reference to the financial ability of the Indemnitee to make repayment. Any advances and undertakings to repay pursuant to this Section 8 shall be unsecured and interest-free.

9. Procedures .

(a) In order to obtain indemnification or advancement of Expenses pursuant to this Agreement, the Indemnitee shall submit to the Corporation a written request, including in such request such documentation and information as is reasonably available to the Indemnitee and is reasonably necessary to determine whether and to what extent the Indemnitee is entitled to indemnification or advancement of Expenses. Any such indemnification or advancement of Expenses shall be made promptly, and in any event within (i) in the case of indemnification under Sections 4, 5 or 9(d) or advancement of Expenses under Section 8, 30 days after receipt by the Corporation of the written request of the Indemnitee, or (ii) in the case of all other indemnification, 60 days after receipt by the Corporation of the written request of the Indemnitee, unless with respect to requests under this clause (ii) the Corporation determines within the applicable 30 or 60-day period referred to above that the Indemnitee did not meet the standard of conduct set forth in Section 3(a) above. Such determination, and any determination that advanced Expenses must be repaid to the Corporation, shall be made as follows:

(x) if a Change in Control shall have occurred, by Special Independent Counsel in a written opinion to the Board of Directors of the Corporation, a copy of which shall be delivered to the Indemnitee (unless the Indemnitee shall request that such determination be made by the Board of Directors of the Corporation, in which case the determination shall be made in the manner provided below in clauses (y)(1) or (y)(2)).

(y) in all other cases, in the discretion of the Board of Directors of the Corporation, (1) by a majority vote of the directors of the Corporation consisting of persons who are not at that time parties to the Proceeding (“disinterested directors”), whether or not a quorum, (2) by a committee of disinterested directors designated by a majority vote of disinterested directors, whether or not a quorum, (3) if there are no disinterested directors, or if the disinterested directors so direct, by independent legal counsel in a written opinion to the Board, or (4) by the stockholders of the Corporation.

(b) In the event that a Change in Control shall have occurred and the determination of entitlement to indemnification is to be made by Special Independent Counsel, the Special Independent Counsel shall be selected as provided in this Section 9(b). The Special Independent Counsel shall be selected by the Indemnitee, unless the Indemnitee shall request that such selection be made by the Board of Directors of the Corporation. The party making the determination shall give written notice to the other party advising it of the identity of the Special

 

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Independent Counsel so selected. The party receiving such notice may, within seven days after such written notice of selection shall have been given, deliver to the other party a written objection to such selection. Such objection may be asserted only on the ground that the Special Independent Counsel so selected does not meet the requirements of “Special Independent Counsel” as defined in Section 2, and the objection shall set forth with particularity the factual basis of such assertion. Absent a proper and timely objection, the person so selected shall act as Special Independent Counsel. If a written objection is made, the Special Independent Counsel so selected may not serve as Special Independent Counsel unless and until a court has determined that such objection is without merit. If, within 20 days after submission by the Indemnitee of a written request for indemnification, no Special Independent Counsel shall have been selected or if selected, shall have been objected to, in accordance with this paragraph either the Corporation or the Indemnitee may petition the Court of Chancery of the State of Delaware or other court of competent jurisdiction for resolution of any objection which shall have been made by the Corporation or the Indemnitee to the other’s selection of Special Independent Counsel and/or for the appointment as Special Independent Counsel of a person selected by the court or by such other person as the court shall designate, and the person with respect to whom an objection is favorably resolved or the person so appointed shall act as Special Independent Counsel. The Corporation shall pay the reasonable and necessary fees and expenses of Special Independent Counsel incurred in connection with its acting in such capacity. The Corporation shall pay any and all reasonable and necessary fees and expenses incident to the procedures of this paragraph, regardless of the manner in which such Special Independent Counsel was selected or appointed. Upon the due commencement of any judicial proceeding pursuant to Section 10 of this Agreement, any Special Independent Counsel shall be discharged and relieved of any further responsibility in such capacity (subject to the applicable standards of professional conduct then prevailing).

(c) The termination of any Proceeding by judgment, order, settlement, conviction or upon a plea of nolo contendere or its equivalent, shall not, of itself, create a presumption that the Indemnitee did not act in good faith and in a manner that the Indemnitee reasonably believed to be in, or not opposed to, the best interests of the Corporation, and, with respect to any criminal Proceeding, had reasonable cause to believe that his or her conduct was unlawful.

(d) The Indemnitee shall cooperate with the person, persons or entity making such determination with respect to the Indemnitee’s entitlement to indemnification, including providing to such person, persons or entity upon reasonable advance request any documentation or information which is not privileged or otherwise protected from disclosure and which is reasonably available to the Indemnitee and reasonably necessary to such determination. Any Expenses actually and reasonably incurred by the Indemnitee in so cooperating shall be borne by the Corporation (irrespective of the determination as to the Indemnitee’s entitlement to indemnification) and the Corporation hereby indemnifies the Indemnitee therefrom.

10. Remedies . The right to indemnification or advancement of Expenses as provided by this Agreement shall be enforceable by the Indemnitee in any court of competent jurisdiction if the Corporation denies such request, in whole or in part, or if no disposition thereof is made within the applicable period referred to in Section 9. Unless otherwise required by law, the burden of proving that indemnification or advancement of Expenses is not appropriate shall be

 

7


on the Corporation. Neither the failure of the Corporation to have made a determination prior to the commencement of such action that indemnification is proper in the circumstances because the Indemnitee has met the applicable standard of conduct, nor an actual determination by the Corporation that the Indemnitee has not met such applicable standard of conduct, shall be a defense to the action or create a presumption that the Indemnitee has not met the applicable standard of conduct. The Indemnitee’s Expenses actually and reasonably incurred in connection with successfully establishing the Indemnitee’s right to indemnification, in whole or in part, in any such Proceeding shall also be indemnified by the Corporation. The Corporation shall provide to the Indemnitee such information and documentation as the Indemnitee shall reasonably request in connection with any attempt by the Indemnitee to enforce his or her rights under this Agreement or otherwise in connection with any Proceeding in which the Indemnitee may be involved by reason of his or her Corporate Status.

11. Partial Indemnification . If the Indemnitee is entitled under any provision of this Agreement to indemnification by the Corporation for some or a portion of the Expenses, judgments, fines, penalties or amounts paid in settlement actually and reasonably incurred by or on behalf of the Indemnitee in connection with any Proceeding but not, however, for the total amount thereof, the Corporation shall nevertheless indemnify the Indemnitee for the portion of such Expenses, judgments, fines, penalties or amounts paid in settlement to which the Indemnitee is entitled.

12. Subrogation . In the event of any payment under this Agreement, the Corporation shall be subrogated to the extent of such payment to all of the rights of recovery of the Indemnitee, who shall execute all papers required and take all action necessary to secure such rights, including execution of such documents as are necessary to enable the Corporation to bring suit to enforce such rights.

13. Term of Agreement . This Agreement shall continue until and terminate upon the later of (a) six years after the date that the Indemnitee shall have ceased to serve as a director or officer of the Corporation or, at the request of the Corporation, as a director, officer, partner, trustee, member, employee or agent of another corporation, partnership, joint venture, trust, limited liability company or other enterprise or (b) the final termination of all Proceedings pending on the date set forth in clause (a) in respect of which the Indemnitee is granted rights of indemnification or advancement of Expenses hereunder and of any proceeding commenced by the Indemnitee pursuant to Section 10 of this Agreement relating thereto.

14. Indemnification Hereunder Not Exclusive . The indemnification and advancement of Expenses provided by this Agreement shall not be deemed exclusive of any other rights to which the Indemnitee may be entitled under the Certification of Incorporation, the By-Laws, any other agreement, any vote of stockholders or disinterested directors, the General Corporation Law of Delaware, any other law (common or statutory), or otherwise, both as to action in the Indemnitee’s official capacity and as to action in another capacity while holding office for the Corporation. Nothing contained in this Agreement shall be deemed to prohibit the Corporation from purchasing and maintaining insurance, at its expense, to protect itself or the Indemnitee against any expense, liability or loss incurred by it or the Indemnitee in any such capacity, or arising out of the Indemnitee’s status as such, whether or not the Indemnitee would be indemnified against such expense, liability or loss under this Agreement.

 

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15. No Special Rights . Nothing herein shall confer upon the Indemnitee any right to continue to serve as an officer or director of the Corporation for any period of time or at any particular rate of compensation.

16. Savings Clause . If this Agreement or any portion thereof shall be invalidated on any ground by any court of competent jurisdiction, then the Corporation shall nevertheless indemnify the Indemnitee as to Expenses, judgments, fines, penalties and amounts paid in settlement with respect to any Proceeding to the full extent permitted by any applicable portion of this Agreement that shall not have been invalidated and to the fullest extent permitted by applicable law.

17. Counterparts . This Agreement may be executed in any number of counterparts, each of which shall constitute the original.

18. Successors and Assigns . This Agreement shall be binding upon the Corporation and its successors and assigns and shall inure to the benefit of the estate, heirs, executors, administrators and personal representatives of the Indemnitee.

19. Headings . The headings of the paragraphs of this Agreement are inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction thereof.

20. Modification and Waiver . This Agreement may be amended from time to time to reflect changes in Delaware law or for other reasons. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by both of the parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provision hereof nor shall any such waiver constitute a continuing waiver.

21. Notices . All notices, requests, demands and other communications hereunder shall be in writing and shall be deemed to have been given (i) when delivered by hand or (ii) if mailed by certified or registered mail with postage prepaid, on the third day after the date on which it is so mailed:

(a) if to the Indemnitee, to:

(b) if to the Corporation,

to:    Red Hat, Inc.
   Attn: General Counsel
   1801 Varsity Drive
   Raleigh, NC 27606

or to such other address as may have been furnished to the Indemnitee by the Corporation or to the Corporation by the Indemnitee, as the case may be.

22. Applicable Law . This Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of Delaware. The Indemnitee may elect to have the right to indemnification or reimbursement or advancement of Expenses interpreted on

 

9


the basis of the applicable law in effect at the time of the occurrence of the event or events giving rise to the applicable Proceeding, to the extent permitted by law, or on the basis of the applicable law in effect at the time such indemnification or reimbursement or advancement of Expenses is sought. Such election shall be made, by a notice in writing to the Corporation, at the time indemnification or reimbursement or advancement of Expenses is sought; provided , however , that if no such notice is given, and if the General Corporation Law of Delaware is amended, or other Delaware law is enacted, to permit further indemnification of the directors and officers, then the Indemnitee shall be indemnified to the fullest extent permitted under the General Corporation Law, as so amended, or by such other Delaware law, as so enacted.

23. Enforcement . The Corporation expressly confirms and agrees that it has entered into this Agreement in order to induce the Indemnitee to continue to serve as an officer or director of the Corporation, and acknowledges that the Indemnitee is relying upon this Agreement in continuing in such capacity.

24. Entire Agreement . This Agreement sets forth the entire agreement of the parties hereto in respect of the subject matter contained herein and supercedes all prior agreements, whether oral or written, by any officer, employee or representative of any party hereto in respect of the subject matter contained herein; and any prior agreement of the parties hereto in respect of the subject matter contained herein is hereby terminated and cancelled. For avoidance of doubt, the parties confirm that the foregoing does not apply to or limit the Indemnitee’s rights under Delaware law or the Corporation’s Certificate of Incorporation or By-Laws.

25. Consent to Suit . In the case of any dispute under or in connection with this Agreement, the Indemnitee may only bring suit against the Corporation in the Court of Chancery of the State of Delaware. The Indemnitee hereby consents to the exclusive jurisdiction and venue of the courts of the State of Delaware, and the Indemnitee hereby waives any claim the Indemnitee may have at any time as to forum non conveniens with respect to such venue. The Corporation shall have the right to institute any legal action arising out of or relating to this Agreement in any court of competent jurisdiction. Any judgment entered against either of the parties in any proceeding hereunder may be entered and enforced by any court of competent jurisdiction.

[ Remainder of page intentionally blank; signature page follows ]

 

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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed as of the day and year first above written.

 

RED HAT, INC.
By:     
INDEMNITEE:
 

 

Exhibit 10.11

RED HAT, INC.

Red Hat, Inc. 2004 Long-Term Incentive Plan

Restricted Stock Agreement

Cover Sheet

Red Hat, Inc., a Delaware corporation, hereby grants as of the date below (the “Grant Date”) to the person named below (the “Participant”) and the Participant hereby accepts, the number of restricted shares (the “Restricted Stock”) listed below of the Company’s common stock, $.0001 par value per share, with a vesting start date (the “Vesting Start Date”) listed below, such grant to be on the terms and conditions specified in the Red Hat, Inc. 2004 Long-Term Incentive Plan and in the attached Exhibit A .

 

Participant Name:   ________________________
Grant Date:   ________________________
Vesting Start Date:   ________________________
Number of Shares of Restricted Stock:   ________________________

IN WITNESS WHEREOF, the Company and the Participant have caused this instrument to be executed as of the Grant Date set forth above.

 

 

    RED HAT, INC.
(Participant Signature)     1801 Varsity Drive
    Raleigh, North Carolina 27606

 

   
(Street Address)     By:    
    Name:  

 

    Title:  

(City/State/Zip Code)

     


EXHIBIT A

RED HAT, INC.

Red Hat, Inc. 2004 Long-Term Incentive Plan

Restricted Stock Agreement

Terms and Conditions

1. Grant under Red Hat, Inc. 2004 Long-Term Incentive Plan . The Restricted Stock is granted pursuant to and is subject to and governed by the Company’s 2004 Long-Term Incentive Plan (the “ Plan ”) and, unless the context otherwise requires, terms used herein shall have the same meaning as in the Plan or shall be defined as on the cover sheet attached hereto. Determinations made in connection with the Restricted Stock pursuant to the Plan shall be governed by the Plan as it exists on the Grant Date.

2. Vesting if Business Relationship Continues . All of the shares of Restricted Stock initially shall be unvested shares. For so long as the Participant maintains continuous service to the Company or its subsidiaries or affiliates as an employee, officer, director or consultant (a “ Business Relationship ”) throughout the period beginning on the Grant Date and ending on the vesting date set forth below, the Restricted Stock shall become vested according to the schedule set forth below, subject to Section 3 hereof:

 

Vesting Date

  

Number of Vested Shares

One year from the Vesting Start Date (the “Anniversary

Date”)

   25% of the Restricted Stock
On the last day of each subsequent three-month period following the Anniversary Date    6.25% of the Restricted Stock

 

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Until the Restricted Stock vests, as provided in this Section and in Section 3, the Participant may not sell, assign, transfer, pledge, or otherwise dispose of the Restricted Stock.

3. Termination of Business Relationship . If the Participant’s Business Relationship is terminated for any reason, the shares of Restricted Stock that were not vested on the date of such termination will be forfeited. The shares of Restricted Stock that are forfeited will be cancelled and returned to the Company. For purposes hereof, a Business Relationship shall not be considered as having terminated during any leave of absence if such leave of absence has been approved in writing by the Company; in the event of such leave of absence, vesting of the Restricted Stock shall be suspended (and the period of the leave of absence shall be added to all vesting dates) unless otherwise determined by the Company. The vesting of the Restricted Stock shall not be affected by any change in the type of Business Relationship the Participant has within or among the Company and its Subsidiaries or Affiliates so long as the Participant continuously maintains a Business Relationship.

4. Legend . Each certificate issued in respect of shares of Restricted Stock under the Agreement shall be registered in the Participant’s name and deposited by the Participant, together with a stock power endorsed in blank, with the Company and shall bear the following (or a similar) legend:

“The transferability of this certificate and the shares of stock represented hereby are subject to the terms and conditions (including forfeiture) contained in an Agreement entered into between the registered owner and Red Hat, Inc.”

 

-2-


When the Restricted Stock vests, the Company shall redeliver to the Participant (or the Participant’s legal representatives, beneficiaries or heirs) from the shares of Restricted Stock deposited with it the number of shares which have then vested. The Participant agrees that any resale of the shares of Restricted Stock received upon vesting shall be made in compliance with the registration requirements of the Securities Act of 1933 or an applicable exemption therefrom, including without limitation the exemption provided by Rule 144 promulgated thereunder (or any successor rule).

5. No Obligation to Continue Business Relationship . Neither the Plan, this Agreement, nor the grant of the Restricted Stock imposes any obligation on the Company, its Subsidiaries or Affiliates to have a Business Relationship with the Participant.

6. Rights as Stockholder . Except for the restrictions on transfer and vesting provisions in this Agreement, the Participant shall have all of the rights of a stockholder of the Company with respect to the Restricted Stock including but not limited to the right to receive dividends paid on the Restricted Stock and the right to vote the Restricted Stock.

7. Adjustments for Capital Changes . The Plan contains provisions covering the treatment of restricted stock in a number of contingencies such as stock split and mergers. Provisions in the Plan for such adjustments are hereby made applicable hereunder and are incorporated herein by reference.

8. Change in Control . Provisions regarding a Change in Control are set forth on Appendix A.

9. Withholding . No Restricted Stock will be redelivered pursuant to the vesting thereof unless and until the Participant pays to the Company, or makes satisfactory provision to the Company for payment of, any federal, state or local withholding taxes required by law to be held in respect of this Restricted Stock (the “Tax Amount”). The Participant hereby agrees that the Company may withhold from the Participant’s wages or other remuneration the Tax Amount. At the discretion of the Company, the Tax Amount may be withheld in cash from such wages or from other remuneration, or in kind from the

 

-3-


shares or other property otherwise deliverable to the Participant on vesting of this Restricted Stock. The Participant further agrees that, if the Company does not withhold an amount from the Participant’s wages or other remuneration sufficient to satisfy the withholding obligation of the Company, the Participant agrees to indemnify the Company in full for the amount underwithheld and to make reimbursement on demand, in cash, for the amount underwithheld within thirty (30) days after the vesting of the Restricted Stock that gives rise to the withholding obligation. The Participant has reviewed with the Participant’s own tax advisors the federal, state, local and foreign tax consequences of this investment and the transactions contemplated by this Agreement.

The Participant is relying solely on such advisors and not on any statements or representations of the Company or any of its agents. The Participant understands that the Participant (and not the Company) shall be responsible for the Participant’s own tax liability that may arise as a result of this investment or the transactions contemplated by this Agreement. The Participant understands that it may be beneficial in many circumstances to elect to be taxed at the time the Restricted Stock is granted rather than when and as the Restricted Stock vests by filing an election under Section 83(b) of the Code with the I.R.S. within 30 days from the date of grant.

10. Lock-up Agreement . The Participant agrees that in the event that the Company effects an underwritten public offering of Shares registered under the Securities Act, the Restricted Stock may not be sold, offered for sale or otherwise disposed of, directly or indirectly, without the prior written consent of the managing underwriter(s) of the offering, for such period of time after the execution of an underwriting agreement in connection with such offering that all of the Company’s then directors and executive officers agree to be similarly bound.

11. Provision of Documentation to Participant . By executing this Agreement the Participant acknowledges receipt of a copy of this Agreement (including the cover sheet) and a copy of the Plan.

 

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12. Miscellaneous .

 

  (a) Notices . All notices hereunder shall be in writing and shall be deemed given when sent by certified or registered mail, postage prepaid, return receipt requested, if to the Participant, to the address set forth on the cover sheet or at the most recent address shown on the records of the Company, and if to the Company, to the Company’s principal office, attention of the Corporate Secretary.

 

  (b) Entire Agreement; Modification . This Agreement (including the cover sheet) and the Plan constitutes the entire agreement between the parties relative to the subject matter hereof, and supersedes all proposals, written or oral, and all other communications between the parties relating to the subject matter of this Agreement. This Agreement may be modified, amended or rescinded only by a written agreement executed by both parties, except that if the Committee determines that the award terms could result in adverse tax consequences to the Participant, the Committee may amend this Agreement without the consent of the Participant in order to minimize or eliminate such tax treatment.

 

  (c) Severability . The invalidity, illegality or unenforceability of any provision of this Agreement shall in no way affect the validity, legality or enforceability of any other provision.

 

  (d) Successors and Assigns . This Agreement shall inure to the benefit of and be binding upon the heirs, legatees, distributees, executors and administrators of the Participant and the successors and assigns of the Company.

 

  (e) Governing Law . This Agreement shall be governed by and interpreted in accordance with the laws of the Delaware, without giving effect to the principles of the conflicts of laws thereof.

 

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APPENDIX A

Notwithstanding anything contained herein to the contrary, if (i) this grant of Restricted Stock is continued, assumed, converted or substituted for immediately following the Change in Control and (ii) within one year after a Change in Control the Participant’s Business Relationship is terminated by the Company or its successor without Good Cause or by the Participant for Good Reason, all of the Restricted Stock shall be vested. Furthermore and notwithstanding anything contained herein to the contrary, if this grant of Restricted Stock is not continued, assumed, converted or substituted for immediately following the Change in Control, all of the Restricted Stock shall be treated as vested immediately prior to the Change in Control. This grant of Restricted Stock shall be considered to be continued, assumed, converted or substituted for:

 

(A) if there is no change in the number of outstanding Shares and the Change in Control does not result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction, there are no changes to the terms and conditions of this grant that materially and adversely affect this grant; or

 

(B) if there is a change in the number of outstanding Shares and/or the Change in Control does result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction:

 

  (1)

the number of shares of Restricted Stock is adjusted (x) if the Shares are exchanged solely for the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined in Appendix A) in a manner which is not materially less favorable than the adjustments made in such transaction to the other outstanding Shares, or (y) otherwise, based on the ratio on the day immediately prior to the date of the Change in Control of the fair market value of one share of common


  stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation, to the Fair Market Value of one Share,

 

  (2) if applicable, the shares of Restricted Stock are converted into the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined below) and

 

  (3) there are no other changes to the terms and conditions of this grant that materially and adversely affect this grant.

For purposes of this Agreement:

Change in Control ” means the occurrence of any one of the following events:

 

  (i) individuals who, on the Grant Date, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the initial public offering whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided , however , that no individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;

 

  (ii)

any “person” (as such term is defined in the Exchange Act and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of


  the Company representing 35% or more of the combined voting power of the Company’s then outstanding securities eligible to vote for the election of the Board (the “Company Voting Securities”); provided , however , that the event described in this paragraph (ii) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Company or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Company or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (iii), or (E) by any person of Voting Securities from the Company, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 35% or more of Company Voting Securities by such person;

 

  (iii)

the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Company or any of its subsidiaries that requires the approval of the Company’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 40% of the total voting power of (x) the corporation resulting from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of such Company Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 35% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of


  the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non-Qualifying Transaction”);

 

  (iv) the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company or the consummation of a sale of all or substantially all of the Company’s assets; or

 

  (v) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.

Notwithstanding the foregoing, a Change in Control shall not be deemed to occur solely because any person acquires beneficial ownership of more than 35% of the Company Voting Securities as a result of the acquisition of Company Voting Securities by the Company which reduces the number of Company Voting Securities outstanding; provided , that if after such acquisition by the Company such person becomes the beneficial owner of additional Company Voting Securities that increases the percentage of outstanding Company Voting Securities beneficially owned by such person, a Change in Control of the Company shall then occur.

Good Cause ” means conduct involving one or more of the following:

 

  (i) the conviction of Participant, or plea of nolo contendere by the Participant to, a felony;

 

  (ii) the willful misconduct by Participant resulting in material harm to the Company;

 

  (iii) fraud, embezzlement, theft or dishonesty by Participant against the Company or any subsidiary or repeated and continued failure to perform Participant’s duties with the Company after written notice of such failure to perform resulting in any case in material harm to the Company; or


  (iv) the Participant’s material breach of any term of confidentiality and/or non-competition agreements.

Good Reason ” means:

 

  (i) a reduction by the Company or its successor of more than 10% in Participant’s rate of annual base salary as in effect immediately prior to such Change in Control;

 

  (ii) a reduction by the Company or its successor of more than 10% of the Participant’s individual annual target bonus opportunity;

 

  (iii) a significant and substantial reduction of the Participant’s responsibilities and authority, as compared with the Participant’s responsibilities and authority in effect immediately prior to the Change in Control or a material adverse change in Participant’s reporting relationship as compared with the Participant’s reporting relationship in effect immediately prior to the Change in Control; or

 

  (iv) any requirement of the Company that Participant be based anywhere more than fifty (50) miles from Participant’s primary office location at the time of the Change in Control and in a new office location that is a greater distance from Participant’s principal residence at the time of the Change in Control than the distance from Participant’s principal residence to the Participant’s primary office location at the time of the Change in Control.

Exhibit 10.12

RED HAT, INC.

Red Hat, Inc. 2004 Long-Term Incentive Plan

Non-Qualified Stock Option Agreement for Executive Employees

Cover Sheet

Red Hat, Inc., a Delaware corporation, hereby grants as of the date below (the “Grant Date”) to the person named below (the “Optionee”) and the Optionee hereby accepts, an option to purchase the number of shares (the “Option Shares”) listed below of the Company’s common stock, $.0001 par value per share, at the exercise price per share and with a vesting start date (the “Vesting Start Date”) listed below, such option to be on the terms and conditions specified in the Red Hat, Inc. 2004 Long-Term Incentive Plan and in the attached Exhibit A .

 

Optionee Name:

           **

Grant Date:

           **

Vesting Start Date:

           **

Number of Option Shares:

           **

Exercise Price Per Share:

   $ **

IN WITNESS WHEREOF, the Company and the Optionee have caused this instrument to be executed as of the Grant Date set forth above.

 

 

    RED HAT, INC.
(Optionee Signature)     1801 Varsity Drive
    Raleigh, North Carolina 27606

 

   
(Street Address)     By:    
    Name:  

 

    Title:  

(City/State/Zip Code)

     


EXHIBIT A

RED HAT, INC.

Red Hat, Inc. 2004 Long-Term Incentive Plan

Non-Qualified Stock Option Agreement for Executive Employees

Terms and Conditions

 

1. Grant under Red Hat, Inc. 2004 Long-Term Incentive Plan . This option is granted pursuant to and is subject to and governed by the Company’s 2004 Long-Term Incentive Plan (the “Plan”) and, unless the context otherwise requires, terms used herein shall have the same meaning as in the Plan or shall be defined as on the cover sheet attached hereto. Determinations made in connection with this option pursuant to the Plan shall be governed by the Plan as it exists on the Grant Date.

 

2. Grant as Non-Qualified Stock Option . This option is a non-qualified stock option and is not intended to qualify as an incentive stock option under Section 422 of the Code.

 

3. Vesting of Option if Business Relationship Continues . All of the Option Shares initially shall be unvested shares. For so long as the Optionee maintains continuous service to the Company or its Subsidiaries or Affiliates as an employee, officer, director or consultant (a “Business Relationship”) throughout the period beginning on the Grant Date and ending on the vesting date set forth below, the Option Shares shall become vested according to the schedule set forth below and the Optionee may exercise this option as to any vested shares, subject to Sections 4 and 5 hereof:

 

Vesting Date

  

Number of Vested

Shares

One year from the Vesting Start Date (the “Anniversary Date”)    25% of the Option Shares

On the last day of each subsequent three-month period following

the Anniversary Date

   6.25% of the Option Shares

 

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Notwithstanding the foregoing, the Committee may, in its discretion, accelerate the date that any installment of this option becomes exercisable; provided that no installment of the option shall vest prior to the Anniversary Date. The foregoing rights are cumulative and (subject to Sections 4 or 5 hereof if the Optionee ceases to have a Business Relationship) may be exercised only before the date (the “Final Exercise Date”) which is five years from the Grant Date.

 

4. Termination of Business Relationship .

 

  (a) Termination Other Than for Good Cause . If the Optionee ceases to maintain a Business Relationship, other than by reason of death or disability as defined in Section 5 or termination by the Company for Good Cause (as defined in Section 4(c)), no further installments of this option shall become exercisable, and this option shall expire (may no longer be exercised) after the passage of three months from the termination of the Optionee’s Business Relationship, but in no event later than the Final Exercise Date. For purposes hereof, a Business Relationship shall not be considered as having terminated during any leave of absence if such leave of absence has been approved in writing by the Company; in the event of such leave of absence, vesting of this option shall be suspended (and the period of the leave of absence shall be added to all vesting dates) unless otherwise determined by the Company. This option shall not be affected by any change in the type of Business Relationship the Optionee has within or among the Company and its Subsidiaries or Affiliates so long as the Optionee continuously maintains a Business Relationship.

 

  (b) Termination for Good Cause . If the Business Relationship of the Optionee is terminated by the Company for Good Cause (as defined in Section 4(c)), this option shall expire (that is, may no longer be exercised) and shall thereafter not be exercisable to any extent whatsoever.

 

  (c) Definition of Good Cause . “ Good Cause ” shall mean conduct involving one or more of the following:

(i) the conviction of Optionee of, or plea of nolo contendere by the Optionee to, a felony;

 

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(ii) the willful misconduct by Optionee resulting in material harm to the Company;

(iii) fraud, embezzlement, theft or dishonesty by Optionee against the Company or any subsidiary or repeated and continuing failure to substantially perform Participant’s duties with the Company after written notice of such failure to perform resulting in any case in material harm to the Company; or

(iv) the Optionee’s material breach of any term of confidentiality and/or non-competition agreements with the Company.

 

5. Death; Disability .

 

  (a) Death . If the Optionee dies while maintaining a Business Relationship, this option may be exercised, to the extent otherwise exercisable on the date of his or her death, by the Optionee’s estate, personal representative or beneficiary to whom this option has been transferred pursuant to Section 9, only at any time within one (1) year after the date of death, but not later than the Final Exercise Date.
  (b) Disability . If the Optionee’s Business Relationship is terminated by reason of his or her disability, this option may be exercised, to the extent otherwise exercisable on the date of cessation of the Business Relationship, only at any time within 180 days after such cessation of the Business Relationship, but not later than the Final Exercise Date. For purposes hereof, “disability” means “permanent and total disability” as defined in Section 22(e)(3) of the Code.

 

6. Partial Exercise . This option may be exercised in part at any time and from time to time within the above limits, except that this option may not be exercised for a fraction of a share.

 

7. Payment of Exercise Price .

 

  (a) Paymen t Options. The exercise price shall be paid by one or any combination of the following forms of payment that are applicable to this option:

 

  (i) in cash, or by check payable to the order of the Company; or

 

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  (ii) delivery of an irrevocable and unconditional undertaking, satisfactory in form and substance to the Company, by a creditworthy broker to deliver promptly to the Company sufficient funds to pay the exercise price, or delivery by the Optionee to the Company of a copy of irrevocable and unconditional instructions, satisfactory in form and substance to the Company, to a creditworthy broker to deliver promptly to the Company cash or a check sufficient to pay the exercise price; or

 

  (iii) subject to Section 7(b) below and in accordance with procedures established by the Committee, provided the Shares are then traded on a national securities exchange or on the Nasdaq Stock Market (or successor trading system), by delivery of Shares having a Fair Market Value equal as of the date of exercise to the exercise price.

 

  (i) Limitations on Payment by Delivery of Shares . The Optionee may not pay any part of the exercise price hereof by transferring Shares to the Company unless such Shares have been owned by the Optionee free of any substantial risk of forfeiture for at least six months.

 

8. Method of Exercising Option . Subject to the terms and conditions of this Agreement, this option may be exercised by written notice to the Company or to such transfer agent as the Company shall designate. Such notice shall state the election to exercise this option and the number of Option Shares for which it is being exercised and shall be signed by the person or persons so exercising this option. Such notice shall be accompanied by payment of the full exercise price of such shares or evidence of satisfaction of the alternative payment methods set forth on Section 7, and the Company shall deliver a certificate or certificates representing such Shares as soon as practicable after the notice shall be received. Such certificate or certificates shall be registered in the name of the person or persons so exercising this option (or, if this option shall be exercised by the Optionee and if the Optionee shall so request in the notice exercising this option, shall be registered in the name of the Optionee and another person jointly, with right of survivorship). In the event this option shall be exercised, pursuant to Section 5 hereof, by any person or persons other than the Optionee, such notice shall be accompanied by appropriate proof of the right of such person or persons to exercise this option.

 

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9. Option Not Transferable . This option is not transferable or assignable except by will or by the laws of descent and distribution. During the Optionee’s lifetime only the Optionee can exercise this option.

 

10. No Obligation to Exercise Option . The grant and acceptance of this option imposes no obligation on the Optionee to exercise it.

 

11. No Obligation to Continue Business Relationship . Neither the Plan, this Agreement, nor the grant of this option imposes any obligation on the Company, its Subsidiaries or Affiliates to have a Business Relationship with the Optionee.

 

12. No Rights as Stockholder until Exercise . The Optionee shall have no rights as a stockholder with respect to the Option Shares until such time as the Optionee has exercised this option by delivering a notice of exercise and has paid in full the purchase price for the shares so exercised in accordance with Section 8. Except as is expressly provided in the Plan with respect to certain changes in the capitalization of the Company, no adjustment shall be made for dividends or similar rights for which the record date is prior to such date of exercise.

 

13. Adjustment for Capital Changes . The Plan contains provisions covering the treatment of options in a number of contingencies such as stock split and mergers. Provisions in the Plan for such adjustment are hereby made applicable hereunder and are incorporated herein by reference.

 

14. Change in Control . Provisions regarding a Change in Control are set forth on Appendix A.

 

15. Withholding . No shares will be issued pursuant to the exercise of this option unless and until the Optionee pays to the Company, or makes satisfactory provision to the Company for payment of, any federal, state or local withholding taxes required by law to be withheld in respect of this option (the “Tax Amount”). The Optionee hereby agrees that the Company may withhold from the Optionee’s wages or other remuneration the Tax Amount. At the discretion of the Company, the Tax Amount may be withheld in cash from such wages or from other remuneration, or in kind from the Shares or other property otherwise deliverable to

 

-5-


  the Optionee on exercise of this option. The Optionee further agrees that, if the Company does not withhold an amount from the Optionee’s wages or other remuneration sufficient to satisfy the withholding obligation of the Company, the Optionee agrees to indemnify the Company in full for the amount underwithheld and to make reimbursement on demand, in cash, for the amount underwithheld within thirty (30) days after the exercise of the option that gives rise to the withholding obligation.

The Optionee has reviewed with the Optionee’s own tax advisors the federal, state, local and foreign tax consequences of this investment and the transactions contemplated by this Agreement. The Optionee is relying solely on such advisors and not on any statements or representations of the Company or any of its agents. The Optionee understands that the Optionee (and not the Company) shall be responsible for the Optionee’s own tax liability that may arise as a result of this investment or the transactions contemplated by this Agreement.

 

16. Lock-up Agreement . The Optionee agrees that in the event that the Company effects an underwritten public offering of Shares registered under the Securities Act, the Option Shares may not be sold, offered for sale or otherwise disposed of, directly or indirectly, without the prior written consent of the managing underwriter(s) of the offering, for such period of time after the execution of an underwriting agreement in connection with such offering that all of the Company’s then directors and optionee officers agree to be similarly bound.

 

17. Provision of Documentation to Optionee . By executing this Agreement the Optionee acknowledges receipt of a copy of this Agreement (including the cover sheet) and a copy of the Plan.

 

18. Miscellaneous .

 

  (a) Notices . All notices hereunder shall be in writing and shall be deemed given when sent by certified or registered mail, postage prepaid, return receipt requested, if to the Optionee, to the address set forth on the cover sheet or at the most recent address shown on the records of the Company, and if to the Company, to the Company’s principal office, attention of the Corporate Secretary.

 

  (b) Fractional Shares . If this option becomes exercisable for a fraction of a share because of the adjustment provisions contained in the Plan, such fraction shall be rounded down to the nearest whole share.

 

-6-


  (c) Entire Agreement; Modification . This Agreement (including the cover sheet) and the Plan constitutes the entire agreement between the parties relative to the subject matter hereof, and supersedes all proposals, written or oral, and all other communications between the parties relating to the subject matter of this Agreement. This Agreement may be modified, amended or rescinded only by a written agreement executed by both parties, except that (i) to the extent there would not be adverse accounting consequences to the Company or adverse tax consequences to the Optionee under Section 409A of the Code, the Committee may amend this Agreement without the consent of the Optionee, to provide for the settlement of any exercise of this option (in whole or in part) by delivering Shares, the Fair Market Value of which is equal to the increase in the Fair Market Value of the Option Shares on the exercise date of the option over the aggregate exercise price of such Option Shares, and (ii) if the Committee determines that the award terms could result in adverse tax consequences to the Optionee, the Committee may amend this Agreement without the consent of the Optionee in order to minimize or eliminate such tax treatment.

 

  (d) Severability . The invalidity, illegality or unenforceability of any provision of this Agreement shall in no way affect the validity, legality or enforceability of any other provision.

 

  (e) Successors and Assigns . This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns, subject to the limitations set forth in Section 9 hereof.

 

  (f) Governing Law . This Agreement shall be governed by and interpreted in accordance with the laws of the Delaware, without giving effect to the principles of the conflicts of laws thereof.

 

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APPENDIX A

For Executive Employee Agreements

Notwithstanding anything contained herein to the contrary, if (i) this option is continued, assumed, converted or substituted for immediately following the Change in Control and (ii) within one year after a Change in Control the Optionee’s Business Relationship is terminated by the Company or its successor without Good Cause or by the Optionee for Good Reason, all of the Option Shares shall be vested and this option may be exercised at any time within 12 months following such termination, but not later than the Final Exercise Date. Furthermore and notwithstanding anything contained herein to the contrary, if this option is not continued, assumed, converted or substituted for immediately following the Change in Control, the Optionee shall receive a lump sum cash payment within 30 days after the Change in Control in an amount equal to the result of multiplying the Option Shares which have not been exercised by the difference between (x) the Fair Market Value of one Share on the day immediately preceding the Change in Control and (y) the per share exercise price of the option. This option shall be considered to be continued, assumed, converted or substituted for:

 

  (A) if there is no change in the number of outstanding Shares and the Change in Control does not result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction, there are no changes to the terms and conditions of this option that materially and adversely affect this option, including the number of Option Shares and the exercise price of the option; or

 

  (B) if there is a change in the number of outstanding Shares and/or the Change in Control does result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction: (1) the Option Shares and the exercise price of the option are adjusted in a manner which is not materially less favorable than as provided under Section 424(a) of the Code and regulations thereunder, (2) if applicable, the Option Shares are converted into the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined below), and (3) there are no other changes to the terms and conditions of this option that materially and adversely affect this option.


For purposes of this Agreement:

Change in Control ” means the occurrence of any one of the following events:

(i) individuals who, on the Grant Date, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the initial public offering whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided , however , that no individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;

(ii) any “person” (as such term is defined in the Exchange Act and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Company representing 35% or more of the combined voting power of the Company’s then outstanding securities eligible to vote for the election of the Board (the “Company Voting Securities”); provided , however , that the event described in this paragraph (ii) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Company or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Company or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (iii), or (E) by any person of Voting Securities from the Company, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 35% or more of Company Voting Securities by such person;

(iii) the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Company or any of its subsidiaries that requires the approval of the Company’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 40% of the total voting power of (x) the corporation resulting


from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of such Company Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 35% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non - Qualifying Transaction”);

(iv) the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company or the consummation of a sale of all or substantially all of the Company’s assets; or

(v) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.

Notwithstanding the foregoing, a Change in Control shall not be deemed to occur solely because any person acquires beneficial ownership of more than 35% of the Company Voting Securities as a result of the acquisition of Company Voting Securities by the Company which reduces the number of Company Voting Securities outstanding; provided , that if after such acquisition by the Company such person becomes the beneficial owner of additional Company Voting Securities that increases the percentage of outstanding Company Voting Securities beneficially owned by such person, a Change in Control of the Company shall then occur.


Good Cause ” is as defined in Section 4(c).

Good Reason ” means:

(i) a reduction by the Company or its successor of more than 10% in Optionee’s rate of annual base salary as in effect immediately prior to such Change in Control;

(ii) a reduction by the Company or its successor of more than 10% of the Optionee’s individual annual target bonus opportunity;

(iii) a significant and substantial reduction of the Optionee’s responsibilities and authority, as compared with the Optionee’s responsibilities and authority in effect immediately prior to the Change in Control, or a material adverse change in Optionee’s reporting relationship as compared with the Optionee’s reporting relationship in effect immediately prior to the Change in Control; or

(iv) any requirement of the Company that Optionee be based anywhere more than fifty (50) miles from Optionee’s primary office location at the time of the Change in Control and in a new office location that is a greater distance from Optionee’s principal residence at the time of the Change in Control than the distance from Optionee’s principal residence to the Optionee’s primary office location at the time of the Change in Control.

Exhibit 10.13

AMENDMENT TO EQUITY AWARDS

Red Hat, Inc. (the “Company”) and              (the “Executive”) hereby enter into this agreement (the “Amendment Agreement”) effective as of the last date that each of the parties have signed the Amendment Agreement.

Attachment A hereto shall be applicable to all restricted stock and stock option award agreements not listed on Attachment B hereto including, but not limited to, the award agreements between the Company and the Executive (the “Equity Award Agreements”) with the following dates:

 

  (a) XXXX XX, XXXX
  (b) XXXX XX, XXXX
  (c) XXXX XX, XXXX
  (d) XXXX XX, XXXX.

Accordingly if the Equity Award Agreement includes an attached Appendix A outlining change in control provisions and defining “Good Cause” and “Good Reason,” the Equity Award Agreement is hereby amended by replacing its Appendix A with Attachment A hereto. If the Equity Award Agreement does not include an attached Appendix A outlining change in control provisions and defining “Good Cause” and “Good Reason,” then such Equity Award Agreement shall be amended by (1) replacing its provisions regarding change in control with the provisions regarding change in control in Attachment A and (2) replacing its defined terms “Good Cause” and “Good Reason” (or definitions of similar concept) with the definitions for those terms (or concepts) in Attachment A.

The Amendment Agreement and the provisions and definitions set forth in Attachment A hereto supersede and take precedence over any contrary or different provision or definitions regarding change in control, “Good Cause” or “Good Reason” to the extent they relate to equity compensation, set forth in any prior offer letter, Equity Award Agreement or other employment related agreement between the Company and the Executive, except for those agreements listed on Attachment B.

For purposes of Attachment A, all capitalized terms not defined therein have the meaning ascribed to them in the Non-Qualified Stock Option Agreement issued pursuant to the Red Hat, Inc. 2004 Long-Term Incentive Plan, dated                  .

IN WITNESS WHEREOF, the parties hereto have executed this Amendment Agreement.

 

Red Hat, Inc.
By:    
Name:  
Title:  
Date:  
Executive:    
Name:  
Date:  


Attachment A

For Executive Employee Agreements: Stock Options

Notwithstanding anything contained herein to the contrary, if (i) this option is continued, assumed, converted or substituted for immediately following the Change in Control and (ii) within one year after a Change in Control the Optionee’s Business Relationship is terminated by the Company or its successor without Good Cause or by the Optionee for Good Reason, all of the Option Shares shall be vested and this option may be exercised at any time within 12 months following such termination, but not later than the Final Exercise Date. Furthermore and notwithstanding anything contained herein to the contrary, if this option is not continued, assumed, converted or substituted for immediately following the Change in Control, the Optionee shall receive a lump sum cash payment within 30 days after the Change in Control in an amount equal to the result of multiplying the Option Shares which have not been exercised by the difference between (x) the Fair Market Value of one Share on the day immediately preceding the Change in Control and (y) the per share exercise price of the option. This option shall be considered to be continued, assumed, converted or substituted for:

 

  (A) if there is no change in the number of outstanding Shares and the Change in Control does not result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction, there are no changes to the terms and conditions of this option that materially and adversely affect this option, including the number of Option Shares and the exercise price of the option; or

 

  (B) if there is a change in the number of outstanding Shares and/or the Change in Control does result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction: (1) the Option Shares and the exercise price of the option are adjusted in a manner which is not materially less favorable than as provided under Section 424(a) of the Code and regulations thereunder, (2) if applicable, the Option Shares are converted into the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined below), and (3) there are no other changes to the terms and conditions of this option that materially and adversely affect this option.

For purposes of this Agreement:

Change in Control ” means the occurrence of any one of the following events:

        (i) individuals who, on the Grant Date, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the initial public offering whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided , however , that no individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;


        (ii) any “person” (as such term is defined in the Exchange Act and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Company representing 35% or more of the combined voting power of the Company’s then outstanding securities eligible to vote for the election of the Board (the “Company Voting Securities”); provided , however , that the event described in this paragraph (ii) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Company or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Company or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (iii), or (E) by any person of Voting Securities from the Company, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 35% or more of Company Voting Securities by such person;

        (iii) the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Company or any of its subsidiaries that requires the approval of the Company’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 40% of the total voting power of (x) the corporation resulting from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of such Company Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 35% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non - Qualifying Transaction”);

        (iv) the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company or the consummation of a sale of all or substantially all of the Company’s assets; or

        (v) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.


Notwithstanding the foregoing, a Change in Control shall not be deemed to occur solely because any person acquires beneficial ownership of more than 35% of the Company Voting Securities as a result of the acquisition of Company Voting Securities by the Company which reduces the number of Company Voting Securities outstanding; provided , that if after such acquisition by the Company such person becomes the beneficial owner of additional Company Voting Securities that increases the percentage of outstanding Company Voting Securities beneficially owned by such person, a Change in Control of the Company shall then occur.

Good Cause ” means conduct involving one or more of the following:

 

  (i) the conviction of the Covered Executive of, or plea of nolo contendere by the Covered Executive to, a felony;

 

  (ii) the willful misconduct by the Covered Executive resulting in material harm to the Company;

 

  (iii) fraud, embezzlement, theft or dishonesty by the Covered Executive against the Company or any subsidiary or repeated and continuing failure to substantially perform the Covered Executive’s duties with the Company after written notice of such failure to perform, resulting in any case in material harm to the Company; or

 

  (iv) the Covered Executive’s material breach of any term of confidentiality and/or non-competition agreements with the Company.

Good Reason ” means:

 

  (i) a reduction by the Company or its successor of more than 10% in the Covered Executive’s rate of annual base salary as in effect immediately prior to such Change in Control;

 

  (ii) a reduction by the Company or its successor of more than 10% of the Covered Executive’s individual annual target bonus opportunity;

 

  (iii) a significant and substantial reduction of the Covered Executive’s responsibilities and authority, as compared with the Covered Executive’s responsibilities and authority in effect immediately prior to the Change in Control, or a material adverse change in the Covered Executive’s reporting relationship as compared with the Covered Executive’s reporting relationship in effect immediately prior to the Change in Control; or

 

  (iv) any requirement of the Company that the Covered Executive be based anywhere more than fifty (50) miles from the Covered Executive’s primary office location at the time of the Change in Control and in a new office location that is a greater distance from the Covered Executive’s principal residence at the time of the Change of Control than the distance from the Covered Executive’s principal residence to the Covered Executive’s primary office location at the time of the Change in Control.


For Executive Employee Agreements: Restricted Stock

Notwithstanding anything contained herein to the contrary, if (i) this grant of Restricted Stock is continued, assumed, converted or substituted for immediately following the Change in Control and (ii) within one year after a Change in Control the Participant’s Business Relationship is terminated by the Company or its successor without Good Cause or by the Optionee for Good Reason, all of the Restricted Stock shall be vested. Furthermore and notwithstanding anything contained herein to the contrary, if this grant of Restricted Stock is not continued, assumed, converted or substituted for immediately following the Change in Control, all of the Restricted Stock shall be treated as vested immediately prior to the Change in Control. This grant of Restricted Stock shall be considered to be continued, assumed, converted or substituted for:

 

  (A) if there is no change in the number of outstanding Shares and the Change in Control does not result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction, there are no changes to the terms and conditions of this grant that materially and adversely affect this grant; or

 

  (B) if there is a change in the number of outstanding Shares and/or the Change in Control does result from the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction:

(1) the number of shares of Restricted Stock is adjusted (x) if the Shares are exchanged solely for the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined in Appendix A) in a manner which is not materially less favorable than the adjustments made in such transaction to the other outstanding Shares, or (y) otherwise, based on the ration on the day immediately prior to the date of the Change in Control of the fair market value of one share of common stock of the Parent Corporation, or if there is no Parent Corporation, the Surviving Corporation, to the Fair Market Value of one Share,

(2) if applicable, the shares of Restricted Stock are converted into the common stock of the Parent Corporation or, if there is no Parent Corporation, the Surviving Corporation (as such terms are defined below) and

(3) there are no other changes to the terms and conditions of this grant that materially and adversely affect this grant.

For purposes of this Agreement:

Change in Control ” means the occurrence of any one of the following events:

        (i) individuals who, on the Grant Date, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the initial public offering whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is


named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided , however , that no individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;

        (ii) any “person” (as such term is defined in the Exchange Act and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Company representing 35% or more of the combined voting power of the Company’s then outstanding securities eligible to vote for the election of the Board (the “Company Voting Securities”); provided , however , that the event described in this paragraph (ii) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Company or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Company or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (iii), or (E) by any person of Voting Securities from the Company, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 35% or more of Company Voting Securities by such person;

        (iii) the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Company or any of its subsidiaries that requires the approval of the Company’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 40% of the total voting power of (x) the corporation resulting from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of such Company Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 35% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non - Qualifying Transaction”);

        (iv) the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company or the consummation of a sale of all or substantially all of the Company’s assets; or


        (v) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.

Notwithstanding the foregoing, a Change in Control shall not be deemed to occur solely because any person acquires beneficial ownership of more than 35% of the Company Voting Securities as a result of the acquisition of Company Voting Securities by the Company which reduces the number of Company Voting Securities outstanding; provided , that if after such acquisition by the Company such person becomes the beneficial owner of additional Company Voting Securities that increases the percentage of outstanding Company Voting Securities beneficially owned by such person, a Change in Control of the Company shall then occur.

Good Cause ” means conduct involving one or more of the following:

 

  (i) the conviction of the Covered Executive of, or plea of nolo contendere by the Covered Executive to, a felony;

 

  (ii) the willful misconduct by the Covered Executive resulting in material harm to the Company;

 

  (iii) fraud, embezzlement, theft or dishonesty by the Covered Executive against the Company or any subsidiary or repeated and continuing failure to substantially perform the Covered Executive’s duties with the Company after written notice of such failure to perform, resulting in any case in material harm to the Company; or

 

  (iv) the Covered Executive’s material breach of any term confidentiality and/or non-competition agreements with the Company.

Good Reason ” means:

 

  (i) a reduction by the Company or its successor of more than 10% in the Covered Executive’s rate of annual base salary as in effect immediately prior to such Change in Control;

 

  (ii) a reduction by the Company or its successor of more than 10% of the Covered Executive’s individual annual target bonus opportunity;

 

  (iii) a significant and substantial reduction of the Covered Executive’s responsibilities and authority, as compared with the Covered Executive’s responsibilities and authority in effect immediately preceding the Change in Control; or a material adverse change in the Covered Executive’s reporting relationship as compared with the Covered Executive’s reporting relationship in effect immediately in effect prior to the Change in Control; or

 

  (iv) any requirement of the Company that the Covered Executive be based anywhere more than fifty (50) miles from the Covered Executive’s primary office location at the time of the Change in Control and in a new office location that is a greater distance from the Covered Executive’s principal residence at the time of the Change of Control than the distance from the Covered Executive’s principal residence to the Covered Executive’s primary office location at the time of the Change in Control.


Attachment B

[List any agreement to be excluded from Amendment Agreement]

Exhibit 10.14

RED HAT, INC.

Senior Management Change in Control Severance Policy

(Effective February 22, 2007)

 

1. Purpose

The purpose of this Senior Management Change in Control Severance Policy (the “Policy”) is to diminish the distraction of Covered Executives (as defined below) in the event of a threatened or pending Change in Control (as defined below) and to provide financial assistance to any Covered Executive whose employment with Red Hat, Inc. or any of its subsidiaries (the “Company”) is terminated under certain circumstances following such a Change in Control.

 

2. Eligibility for Severance Benefits

 

  (a) A Covered Executive shall qualify for severance benefits under this Policy if within one year after a Change in Control (as defined below) the Covered Executive is terminated from employment by the Company without Good Cause (as defined below) or the Covered Executive voluntarily resigns from the Company for Good Reason (as defined below).

 

  (b) For purposes of this Policy, a Covered Executive shall be any employee of the Company who at the occurrence of the Change in Control (i) is a direct report to the Company’s Chief Executive Officer (or, if it is so determined by the Board of Directors of Red Hat, Inc. (the “Board”), any employee of the Company at the occurrence of the Change in Control who was within the one-year period prior to the Change in Control such a direct report) and (ii) who is not covered under any individual employment agreement (other than a stock option or restricted stock agreement) that provides special cash benefits following such a Change in Control.

 

  (c) For purposes of this Policy, “Good Cause” means conduct involving one or more of the following:

 

  (i) the conviction of the Covered Executive of, or plea of nolo contendere by the Covered Executive to, a felony;


  (ii) the willful misconduct by the Covered Executive resulting in material harm to the Company;

 

  (iii) fraud, embezzlement, theft or dishonesty by the Covered Executive against the Company or any subsidiary or repeated and continuing failure to substantially perform the Covered Executive’s duties with the Company after written notice of such failure to perform resulting in any case in material harm to the Company; or

 

  (iv) the Covered Executive’s material breach of any term of confidentiality and/or non-competition agreements with the Company.

 

  (d) For purposes of this Policy, “Good Reason” means:

 

  (i) a reduction by the Company or its successor of more than 10% in the Covered Executive’s rate of annual base salary as in effect immediately prior to such Change in Control;

 

  (ii) a reduction by the Company or its successor of more than 10% of the Covered Executive’s individual annual target bonus opportunity;

 

  (iii) a significant and substantial reduction of the Covered Executive’s responsibilities and authority, as compared with the Covered Executive’s responsibilities and authority in effect immediately preceding the Change in Control, or a material adverse change in the Covered Executive’s reporting relationship as compared with the Covered Executive’s reporting relationship in effect immediately in effect prior to the Change in Control; or

 

  (iv) any requirement of the Company that the Covered Executive be based anywhere more than fifty (50) miles from the Covered Executive’s primary office location at the time of the Change in Control and in a new office location that is a greater distance from the Covered Executive’s principal residence at the time of the Change in Control than the distance from the Covered Executive’s principal residence to the Covered Executive’s primary office location at the time of the Change in Control.


3. Change in Control

For purposes of this Policy, a Change in Control means the occurrence of any one of the following events:

 

  (a) individuals who, on the date of adoption of this Policy by the Board, constitute the Board (the “Incumbent Directors”) cease for any reason to constitute at least a majority of the Board, provided that any person becoming a director subsequent to the date of adoption of this Policy by the Board whose election or nomination for election was approved by a vote of at least a majority of the Directors then on the Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is named as a nominee for director, without written objection to such nomination) shall be an Incumbent Director; provided, however, that no individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be deemed to be an Incumbent Director;

 

  (b) any “person” (as such term is defined in the Exchange Act and as used in Sections 13(d)(3) and 14(d)(2) of the Exchange Act) is or becomes a “beneficial owner” (as defined in Rule 13d-3 under the Exchange Act), directly or indirectly, of securities of the Company representing 35% or more of the combined voting power of the Company’s then outstanding securities eligible to vote for the election of the Board (the “Company Voting Securities”); provided, however, that the event described in this paragraph (b) shall not be deemed to be a Change in Control by virtue of any of the following acquisitions: (A) by the Company or any subsidiary, (B) by any employee benefit plan (or related trust) sponsored or maintained by the Company or any subsidiary, (C) by any underwriter temporarily holding securities pursuant to an offering of such securities, (D) pursuant to a Non-Qualifying Transaction, as defined in paragraph (c), or (E) by any person of Voting Securities from the Company, if a majority of the Incumbent Board approves in advance the acquisition of beneficial ownership of 35% or more of Company Voting Securities by such person;

 

  (c)

the consummation of a merger, consolidation, statutory share exchange, reorganization or similar form of corporate transaction involving the Company or any of


  its subsidiaries that requires the approval of the Company’s stockholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination: (A) more than 40% of the total voting power of (x) the corporation resulting from such Business Combination (the “Surviving Corporation”), or (y) if applicable, the ultimate parent corporation that directly or indirectly has beneficial ownership of 100% of the voting securities eligible to elect directors of the Surviving Corporation (the “Parent Corporation”), is represented by Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which such Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of such Company Voting Securities among the holders thereof immediately prior to the Business Combination, (B) no person (other than any employee benefit plan (or related trust) sponsored or maintained by the Surviving Corporation or the Parent Corporation), is or becomes the beneficial owner, directly or indirectly, of 35% or more of the total voting power of the outstanding voting securities eligible to elect directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) and (C) at least half of the members of the board of directors of the Parent Corporation (or, if there is no Parent Corporation, the Surviving Corporation) following the consummation of the Business Combination were Incumbent Directors at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination (any Business Combination which satisfies all of the criteria specified in (A), (B) and (C) above shall be deemed to be a “Non-Qualifying Transaction”);

 

  (d) the stockholders of the Company approve a plan of complete liquidation or dissolution of the Company or the consummation of a sale of all or substantially all of the Company’s assets; or

 

  (e) the occurrence of any other event that the Board determines by a duly approved resolution constitutes a Change in Control.

Notwithstanding the foregoing, a Change in Control shall not be deemed to occur solely because any person acquires beneficial ownership of more than 35% of the Company Voting Securities as a


result of the acquisition of Company Voting Securities by the Company which reduces the number of Company Voting Securities outstanding; provided, that if after such acquisition by the Company such person becomes the beneficial owner of additional Company Voting Securities that increases the percentage of outstanding Company Voting Securities beneficially owned by such person, a Change in Control of the Company shall then occur.

 

4. Computation of Severance Benefit

If a Covered Executive’s employment by the Company shall be terminated by the Company without Good Cause during the 12-month period following a Change in Control or the Covered Executive voluntarily resigns from the Company for Good Reason during the 12-month period following a Change in Control, the Company shall pay the Covered Executive a lump sum cash payment within thirty (30) days after such termination equal to two times the sum of (i) the Covered Executive’s current annual base salary plus (ii) an amount equal to the average of the annual bonuses earned by the Covered Executive during the two previous fiscal years. In addition, the Company shall provide for continuation of the Covered Executive’s and his or her eligible dependents’ coverage under the Company’s welfare benefit plans (group life insurance, and comprehensive health, major medical, dental, disability plans) as in effect on the date of termination (or, in connection with the Company’s change in benefit plans applicable to employees generally, any coverage substituted for coverage in which the Covered Executive was enrolled on the date of termination) until the earlier of (a) 24 months following the Covered Executive’s date of termination or (b) the date the Covered Executive or his or her eligible dependents become eligible for comparable benefits from another employer. The Covered Executive must continue to contribute the employee share of premiums, as from time to time applicable to employees of the Company generally, in order to continue such coverage. In addition, the Covered Executive shall receive a pro-rata incentive bonus (if any) to which he or she would have been entitled in accordance with the Company’s annual bonus plan calculated through the Covered Executive’s termination, but based on the targets achieved prior to the Covered Executive’s date of termination. To the extent such targets do not lend themselves to an interim fiscal year calculation, such pro-rata payment shall be deemed to be no less than the annual target incentive payment, prorated for partial fiscal year employment.

 

5. Additional Payment

 

  (a)

Gross-Up Payment. In the event that the Covered Executive shall become entitled to payments and/or benefits provided by this Policy or any other amounts in the nature of compensation (whether pursuant to the


  terms of this Policy or any other plan, arrangement or agreement with the Company, with any person whose actions result in a change of ownership or effective control covered by Section 280G(b)(2) of the Internal Revenue Code of 1986, as amended (the “Code”) or with any person affiliated with the Company or such person) as a result of such change in ownership or effective control (collectively the “Company Payments”), and such Company Payments will be subject to the tax (the “Excise Tax”) imposed by Section 4999 of the Code (and any similar tax that may hereafter be imposed by any taxing authority) the Company shall pay to the Covered Executive at the time specified in paragraph (d) below an additional amount (the “Gross-up Payment”) such that the net amount retained by the Covered Executive, after deduction of any Excise Tax on the Company Payments and any U.S. federal, state, and for local income or payroll tax upon the Gross-up Payment provided for by this paragraph 5(a), but before deduction for any U.S. federal, state, and local income or payroll tax on the Company Payments, shall be equal to the Company Payments.

 

  (b) Determination of Excise Tax Payments. For purposes of determining whether any of the Company Payments and Gross-up Payments (collectively the “Total Payments”) will be subject to the Excise Tax and the amount of such Excise Tax, (i) the Total Payments shall be treated as “parachute payments” within the meaning of Section 280G(b)(2) of the Code, and all “parachute payments” in excess of the “base amount” (as defined under Section 280G(b)(3) of the Code) shall be treated as subject to the Excise Tax, unless and except to the extent that, in the opinion of the Company’s independent certified public accountants appointed prior to any change in ownership (as defined under Section 280G(b)(2) of the Code) or tax counsel selected by such accountants (the “Accountants”) such Total Payments (in whole or in part) either do not constitute “parachute payments,” represent reasonable compensation for services actually rendered within the meaning of Section 280G(b)(4) of the Code in excess of the “base amount” or are otherwise not subject to the Excise Tax, and (ii) the value of any non-cash benefits or any deferred payment or benefit shall be determined by the Accountants in accordance with the principles of Section 280G of the Code.

 

  (c)

Adjustment of Gross-Up Payments. For purposes of determining the amount of the Gross-up Payment, the Covered Executive shall be deemed to pay U.S. federal


  income taxes at the highest marginal rate of U.S. federal income taxation in the calendar year in which the Gross-up Payment is to be made and state and local income taxes at the highest marginal rate of taxation in the state and locality of the Covered Executive’s residence for the calendar year in which the Company Payment is to be made, net of the maximum reduction in U.S. federal income taxes which could be obtained from deduction of such state and local taxes if paid in such year. In the event that the Excise Tax is subsequently determined by the Accountants to be less than the amount taken into account hereunder at the time the Gross-up Payment is made, the Covered Executive shall repay to the Company, at the time that the amount of such reduction in Excise Tax is finally determined, the portion of the prior Gross-up Payment attributable to such reduction (plus the portion of the Gross-up Payment attributable to the Excise Tax and U.S. federal, state and local income tax imposed on the portion of the Gross-up Payment being repaid by the Covered Executive if such repayment results in a reduction in Excise Tax or a U.S. federal, state and local income tax deduction), plus interest on the amount of such repayment at the rate provided in Section 1274(b)(2)(B) of the Code. Notwithstanding the foregoing, in the event any portion of the Gross-up Payment to be refunded to the Company has been paid to any U.S. federal, state and local tax authority, repayment thereof (and related amounts) shall not be required until actual refund or credit of such portion has been made to the Covered Executive, and interest payable to the Company shall not exceed the interest received or credited to the Covered Executive by such tax authority for the period it held such portion. The Covered Executive and the Company shall mutually agree upon the course of action to be pursued (and the method of allocating the expense thereof) if the Covered Executive’s claim for refund or credit is denied.

In the event that the Excise Tax is later determined by the Accountant or the Internal Revenue Service to exceed the amount taken into account hereunder at the time the Gross-up Payment is made (including by reason of any payment the existence or amount of which cannot be determined at the time of the Gross-up Payment), the Company shall make an additional Gross-up Payment in respect of such excess (plus any interest or penalties payable with respect to such excess) at the time that the amount of such excess is finally determined.

 

  (d)

Payment Date. The Gross-up Payment or portion thereof provided for in paragraph (c) shall be paid not later


  than the thirtieth (30th) day following an event occurring which subjects the Covered Executive to the Excise Tax; provided, however, that if the amount of such Gross-up Payment or portion thereof cannot be finally determined on or before such day, the Company shall pay to the Covered Executive on such day an estimate, as determined in good faith by the Accountant, of the minimum amount of such payments and shall pay the remainder of such payments (together with interest at the rate provided in Section 1274(b)(2)(B) of the Code), subject to further payments pursuant to paragraph (c), as soon as the amount thereof can reasonably be determined, but in no event later than the ninetieth (90th) day after the occurrence of the event subjecting the Covered Executive to the Excise Tax. In the event that the amount of the estimated payments exceeds the amount subsequently determined to have been due, such excess shall constitute a loan by the Company to the Covered Executive, payable on the fifth (5th) day after demand by the Company (together with interest at the rate provided in Section 1274(b)(2)(B) of the Code).

 

  (e) IRS Controversy. In the event of any controversy with the Internal Revenue Service (or other taxing authority) with regard to the Excise Tax, the Covered Executive shall permit the Company to control issues related to the Excise Tax (at its expense), provided that such issues do not potentially materially adversely affect the Covered Executive, but the Covered Executive shall control any other issues. In the event the issues are interrelated, the Covered Executive and the Company shall in good faith cooperate so as not to jeopardize resolution of either issue, but if the parties cannot agree the Covered Executive shall make the final determination with regard to the issues. In the event of any conference with any taxing authority as to the Excise Tax or associated income taxes, the Covered Executive shall permit the representative of the Company to accompany the Covered Executive, and the Covered Executive and the Covered Executive’s representative shall cooperate with the Company and its representative.

 

  (f) Accountant Charges. The Company shall be responsible for all charges of the Accountant.

 

  (g) Copies of Communications. The Company and the Covered Executive shall promptly deliver to each other copies of any written communications, and summaries of any verbal communications, with any taxing authority regarding the Excise Tax covered by this section.


6. Miscellaneous

 

  (a) Notices . All notices hereunder shall be in writing and shall be deemed given when sent by certified or registered mail, postage prepaid, return receipt requested, if to the Covered Executive, to the address set forth on the cover sheet or at the most recent address shown on the records of the Company, and if to the Company, to the Company’s principal office, attention of the Corporate Secretary.

 

  (b) Amendment and Termination. This Policy and the benefits described herein may be amended or terminated by the Board of the Company at any time; provided, however, that no such amendment or termination shall take effect earlier than 12 months following the date the amendment or termination is adopted by the Board, other than any amendment that is determined by the Board, in its sole discretion, (i) to be necessary or appropriate to minimize or eliminate adverse tax treatment to Covered Executives under Code Section 409A or otherwise or (ii) to have no material adverse effect on Covered Executives.

 

  (c) No Mitigation . A Covered Executive shall not be required to mitigate the amount of any payment provided for in this Policy by seeking other employment or otherwise and shall not be required to offset against such payment any payments he or she may receive from further employment.

 

  (d) No Fiduciary or Employment Relationship . Nothing contained in this Policy and no action taken pursuant to the provisions of this Policy shall create or be construed to create a trust of any kind or fiduciary relationship or contract for employment between the Company and any employee, and nothing in this Policy shall affect the right of the Company to terminate the employment of any employee for any reason whatsoever.

 

  (e) Delegation. To the extent permitted by applicable law, the Board may delegate any or all of its powers under the Policy to one or more committees or subcommittees of the Board (a “Committee”). All references in the Policy to the “Board” shall mean the Board or a Committee of the Board to the extent that the Board’s powers or authority under the Policy have been delegated to such Committee.


  (f) Withholding. Any payment provided for hereunder shall be paid net of any applicable withholding required under foreign, federal, state or local law.

 

  (g) Conflict with Other Severance Policy or Agreements. Any payments made to a Covered Executive under this Policy shall be in lieu of, and not in addition to, any payments to such Covered Executive under the Company’s severance policy or any severance agreement.

 

  (h) Severability . The invalidity, illegality or unenforceability of any provision of this Policy shall in no way affect the validity, legality or enforceability of any other provision.

 

  (i) Successors and Assigns . This Policy shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.

 

  (j) Governing Law . This Policy shall be governed by and interpreted in accordance with the laws of the North Carolina, without giving effect to the principles of the conflicts of laws thereof.

Exhibit 10.43

December 19, 2011

Mr. Alex Pinchev

Dear Alex:

This letter, when signed by both parties, constitutes an Agreement between Red Hat, Inc. and its successor (“Red Hat” or the “Company”) and you under which you, as an independent contractor, will furnish certain consulting services to Red Hat (the “Agreement”). This Agreement shall be effective as of the last date set forth below on the signature page hereto.

In your current position as Executive Vice President and President, Global Sales, Services and Field Marketing for the Company, you have provided Red Hat with business advice on a variety of matters. Red Hat wishes to retain your services as a consultant after your resignation from the Company, on the terms set forth in this letter.

RESIGNATION

You have notified Red Hat that you are resigning as an employee and from your position as Executive Vice President and President, Global Sales, Services and Field Marketing, effective as of the close of business on January 16, 2012 (the following day shall be the “Commencement Date”).

SCOPE OF CONSULTING SERVICES

Following the Commencement Date, you will make yourself available during the term of this Agreement for a maximum of [ten] hours a week to provide consulting services to the Company and its employees, as requested by the Chief Executive Officer or the General Counsel of the Company from time to time. Included among the matters for which the Company may call upon you are:

 

  (1) assistance for the Red Hat employees temporarily assuming responsibility for leading the Company’s sales, service and field marketing functions,

 

  (2) consultation with each of the Company’s regional sales managers to assist them in executing the Company’s sales plan and help ensure that the Company’s sales organization meets its commitments for the fiscal year ending February 29, 2012,

 

  (3) advice in connection with the identification and consideration of candidates to succeed you; and

 

  (4) as applicable, transition assistance for your successor once he or she is hired.

Services will be scheduled with reasonable notice, and we will work cooperatively to plan your activities. Additionally, you may perform the requested work from home or other locations. You agree that you will provide your own equipment and materials necessary for performing the requested work.


TERM OF SERVICE

The term of this Agreement will commence on the Commencement Date and will expire as of the close of business on March 1, 2012, unless this Agreement is otherwise terminated as provided for herein. This Agreement may only be renewed by a written agreement signed by both parties.

COMPENSATION AND EXPENSES

In full and complete payment for all services you provide in accordance with the provisions of this Agreement and for all obligations you assume hereunder, Red Hat will pay you $50,000, payable in a lump sum within 15 days of the termination of this Agreement. This amount shall be pro-rated in the event this Agreement is terminated prior to March 1, 2012.

If Red Hat reasonably requests that you travel in connection with the services hereunder travel expense reimbursement will be in accordance with Red Hat’s travel expense guidelines. Receipts for all travel expenses should be submitted for reimbursement to Red Hat, Inc., ATTN: Treasurer, 1801 Varsity Drive, Raleigh, NC 27606.

Consideration otherwise due from Red Hat to you for your performance under this Agreement may be withheld by Red Hat if you fail to provide your services in accordance with this Agreement and do not promptly cure such failure following written notice thereof by the Company.

CONTINUING BUSINESS RELATIONSHIP

It is our mutual expectation that this consulting relationship will constitute “continuous service” for maintaining a “Business Relationship” with Red Hat for purposes of your existing Red Hat equity award agreements. You will also continue to be subject to and abide by Red Hat’s policies on insider trading and trading windows, the Code of Business Conduct and Ethics and all other Company policies applicable to Red Hat employees during the term of this Agreement. You agree to comply, and do all the things necessary for Red Hat to comply, with all applicable foreign, international, federal, state and local laws, statutes, rules, administrative orders, regulations and ordinances, as they relate to your services provided to Red Hat under this Agreement. If you make use of or are provided with access to any Red Hat systems or technology, you will be subject to Red hat’s policies and restrictions regarding the same.

BENEFITS

As an independent contractor, you will not accrue further service or compensation credit or benefits for any purpose under any of the Company’s retirement, profit-sharing, disability, medical, dental or other benefit plans.

CONFIDENTIAL INFORMATION

You agree to maintain the confidentiality of all Red Hat trade secrets and confidential information, including trade secrets and confidential information of third parties entrusted to you as a result of your

 

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employment with the Company, disclosed to you in connection with the services provided under this Agreement. You also acknowledge that, during the course of your employment with the Company, you have been entrusted with certain personnel, business, financial, technical and other information and material which are the property of the Company and which involve “confidential information” of the Company and its employees. You agree that you will not communicate or disclose to any third party, without the written consent of Red Hat, any of such confidential information or material, except in response to a lawfully issued subpoena, court order or other lawful request by any regulatory agency or government authority having supervisory authority over the business of the Company about which you have notified us in advance, unless and until such information or material becomes generally available to the public through no fault by you. You agree that if any confidential information is requested by subpoena or court, governmental or regulatory order, you will notify the Company as soon as practicable and if requested by the Company, you will undertake your best efforts to assist the Company in obtaining a confidentiality or protective order from the court or governmental or regulatory agency requesting such information. You are not authorized to waive or release any protection of information, confidential, secret, or otherwise, obtained from or on behalf Red Hat.

INDEPENDENT CONTRACTOR

In rendering services as a consultant hereunder, you will be an independent contractor. As an independent contractor, Red Hat will issue an IRS Form 1099 for payments made pursuant to this Agreement, and you will be responsible for paying all federal, state and local income and social security taxes arising out of any such payments. You further acknowledge and agree that the Company made no representations as to the tax treatment of the compensation received by you under this Agreement. In addition, with the exception of such rights as you may continue to have under your Red Hat equity award agreements, this Agreement or under law relating to COBRA, you will not accrue further service or compensation credit or benefits for any purpose under any of the Company’s retirement, profit-sharing, disability, medical, dental or other benefit plans of the Company.

RIGHTS IN DATA

Any items you prepare for or submit to Red Hat under this Agreement (collectively referred to herein as “Deliverable Items”) shall belong exclusively to Red Hat and shall be deemed to be works made for hire. To the extent that any of the Deliverable Items may not, by operation of law, be works made for hire, you hereby assign to Red Hat ownership of copyright in such Deliverable Items. Red Hat shall have the right to obtain and hold in its own name copyrights, registrations and similar protection which may be available in such Deliverable Items. You agree to give Red Hat or its designees all assistance required to perfect such rights.

TERMINATION OR EXPIRATION

Red Hat may terminate this Agreement with cause upon written notice to you if you breach a material provision of (i) this Agreement or (ii) the Executive Agreement, dated January 15, 2009 between you and Red Hat (the “Non-Compete Agreement”). For the avoidance of doubt, the provision of services pursuant to this Agreement shall not be considered a breach of the Non-Compete Agreement. Red Hat may also terminate this agreement in its discretion with 5 days’ notice to you.

 

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Any Red Hat property or Deliverable Items, including hardware or software, in your possession at the termination or expiration of this Agreement which you received from Red Hat, shall be returned to Red Hat immediately upon such termination or expiration.

LIMITATION OF LIABILITY

In no event, except for claims by you for physical bodily injury or damage to real property or tangible personal property for which Red Hat is legally liable, will Red Hat be liable to you, your successors, heirs or assigns for actual damages in excess of the amount due you for complete performance pursuant to this Agreement, less any amounts already paid to you by Red Hat, including for avoidance of doubt any lost revenue, lost profits or other incidental or consequential damages, even if Red Hat has been advised of the possibility of such damages. These limitations will apply, regardless of the form of action, whether in contract or in tort, including negligence. Red Hat’s entire liability and your exclusive remedy are set forth in this section.

INDEMNIFICATION

You will, at your expense, indemnify Red Hat against any third-party claims, and pay any judgments or settlements of such claims, resulting from your failure to comply with any governmental law, statute, ordinance, administrative order, rule or regulation. The Company shall continue to indemnify and hold you harmless to the extent set forth in that Indemnification Agreement entered into by and between you and the Company, dated February 22, 2007, as such agreement may be amended from time to time (the “Indemnification Agreement”).

RELEASE OF CLAIMS

(a) In consideration of the promises and covenants set forth in the Consulting Agreement, provided by the Company to you, which you agree are in addition to any amounts or benefits to which you would otherwise be entitled, to the fullest extent not prohibited by law, you, individually and on behalf of your attorneys, representatives, successors, and assigns, do hereby completely release and forever discharge the Company, its affiliated and subsidiary corporations, and its and their shareholders, directors, officers and all other representatives, agents, employees, successors and assigns, from all claims, rights, demands, actions, obligations, and causes of action of any and every kind, nature and character, known or unknown, which you may now have, or have ever had, against them, or any, some or all of them, arising from, or in any way connected with, the employment relationship between the parties, any actions during the relationship, or the termination thereof. This release covers all statutory, common law, constitutional and other claims, including but not limited to, all claims for wrongful discharge in violation of public policy, breach of contract, express or implied, breach of covenant of good faith and fair dealing, intentional or negligent infliction of emotional distress, intentional or negligent misrepresentation, discrimination, any tort, personal injury, or violation of statute including but not limited to Title VII of the Civil Rights Act and the Americans with Disabilities Act, which you may now have, or have ever had. The parties agree that any claims for money damages, loss of compensation, earnings and benefits, including but not limited to compensatory stock awards or other stock entitlements awarded by the Company (except as provided in this Agreement), medical expenses, attorneys’ fees and costs, reinstatement and other equitable relief, are all released by this Agreement to the fullest extent not prohibited by law.

 

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(b) However, you are not releasing any of the following: (1) any rights to indemnification from the Company whether pursuant to the Agreement, the Indemnification Agreement, any other agreement, the Company’s bylaws, applicable law or otherwise, (2) any claims regarding any payments or benefits due to you in connection with his execution of this Agreement or the Indemnification Agreement, (3) claims for benefits under any health, disability, retirement, life insurance or similar employee benefit plan of the Company according to the terms of such benefit plan, or (4) any claims related to your rights to health care continuation coverage under the Consolidated Omnibus Budget Reconciliation Act of 1985 (“COBRA”).

(c) You agree to execute at the Company’s request, such additional waivers, releases, indemnities or other instruments as the Company shall deem necessary to effectuate the provisions of this section.

(d) To the fullest extent permitted by law, at no time subsequent to the execution of this Agreement will you pursue, or cause or knowingly permit the prosecution, in any state, federal or foreign court, or before any local, state, federal or foreign administrative agency, or any other tribunal, any charge, claim or action of any kind, nature and character whatsoever, known or unknown, which you may now have, have ever had, or may in the future have against the Company and/or any officer, director, employee or agent of the Company, which is based in whole or in part on any matter covered by the release set forth above.

RELATIONSHIP TO OTHER AGREEMENTS

You will adhere to and honor all covenants and obligations to Red Hat as may be set forth in any agreement between you and the Company which survive the termination of your employment, including, but not limited to, those obligations described in the Executive Agreement between you and Red Hat.

GOVERNING LAW

This Agreement has been entered into in North Carolina, and will be governed by and construed, interpreted and enforced in accordance with the laws of the State of North Carolina without giving effect to the principles thereof relating to the conflict of laws.

GENERAL PROVISIONS

Any terms of this Agreement, which by their nature extend beyond its expiration or termination will remain in effect until fulfilled and will apply to respective successors and assignees of the parties. You may not assign, delegate or subcontract this Agreement without the prior written approval of Red Hat. Any act in contravention of the foregoing shall be void. Failure by either party to enforce any provisions of this Agreement shall not be deemed a waiver of such provision, or any subsequent breach thereof. In the event that any provision of this Agreement is held to be invalid or unenforceable, the remaining provisions of this Agreement shall remain in full force and effect.

 

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ENTIRE AGREEMENT

Except for the Non-Compete Agreement and the Indemnification Agreement, this Agreement shall supersede all prior communications, agreements and understandings, oral or written, between us regarding the subject matter hereof. Any reproduction of this Agreement made by reliable means (for example, photocopy or facsimile) will be considered an original.

[The remainder of this page intentionally left blank]

 

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If you agree with the terms of this letter, please sign one copy in the space provided below and return it to me.

 

RED HAT, INC.

/s/ R. Brandon Asbill

By:   R. Brandon Asbill
Its:   Assistant General Counsel
Date: December 27, 2011
AGREED TO AND ACCEPTED:

/s/ Alex Pinchev

Alex Pinchev
Date December 26, 2011

 

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Exhibit 10.44

SUBLEASE AGREEMENT

This SUBLEASE AGREEMENT (the Sublease ) is made and entered into as of the __ day of December, 2011 (the Effective Date ) by and between CAROLINA POWER & LIGHT COMPANY, a North Carolina corporation, d/b/a PROGRESS ENERGY CAROLINAS, INC. (“ Sublessor ”), and RED HAT, INC., a Delaware corporation (“ Sublessee ”) (Sublessor and Sublessee will hereinafter be collectively referred to as the Parties ).

WITNESSETH:

WHEREAS, JPMorgan Trust Company, National Association (“ JPM ”), as Owner Trustee of the CA Raleigh Owner Trust, as landlord, and Sublessor, as tenant, entered into that certain Lease Agreement dated April 10, 2003 (the Master Lease ), which Master Lease is attached hereto as Exhibit “A” ; and

WHEREAS, in connection with the Master Lease, Master Landlord, as owner, Sublessor, as landlord, and the City of Raleigh, North Carolina (“ City ”), as tenant, entered into that certain Parking Deck Lease Agreement dated April 10, 2003 (the Parking Lease ”) , governing, among other things, the sublease by Sublessor of the Parking Deck to the City, the City’s management of, and Sublessor’s, City’s and Master Landlord’s rights and obligations with respect to, the Parking Deck, which Parking Lease is attached hereto as Exhibit “B” ; and

WHEREAS, Pacific Life Insurance Company (“ Lender ”) holds a deed of trust encumbering the interest of Master Landlord in the Premises, as security for a loan from Lender to Master Landlord (the Loan ”) which was recorded concurrently with the execution of the Master Lease and Parking Lease; and

WHEREAS, JPM sold its interest in the Premises (as defined herein) to The Bank of New York Mellon Trust Company, N.A. on or about October 1, 2006 (the Master Landlord ”) ; and

WHEREAS, pursuant to the terms of the Master Lease, Sublessor is leasing from Master Landlord the real property and improvements located thereon more particularly described in the Master Lease as the Premises, including an approximately 19-story office building with ground floor retail located at 100 East Davie Street, Raleigh, North Carolina (the Building ”) , and an integrated Parking Deck (the Parking Deck ”) , all as more particularly described in the Master Lease; and

WHEREAS, Sublessor desires to sublease to Sublessee the entire Premises, and to assign to Sublessee certain rights and obligations of Sublessor, including certain rights and obligations under the Parking Lease, and Sublessee desires to sublease the entire Premises from Sublessor, and to assume certain rights and obligations of Sublessor, including certain rights and obligations under the Parking Lease, all upon the terms and subject to the conditions hereinafter set forth.

NOW, THEREFORE, in consideration of the premises, the mutual covenants contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

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A.

DEFINITIONS

The following definitions are incorporated into this Sublease and shall have the following meanings throughout this Sublease. Capitalized terms used but not otherwise defined in this Sublease shall have the meanings ascribed to them in the Master Lease.

Abatement Measuring Date means the later of (i) July 1, 2012, or (ii) the date that floors 8, 9, 12, 13, 14, 16, 17, 18 of the Building, the Building lobby and the Building facade are delivered by Sublessor to Sublessee in the condition required by this Sublease.

Alterations Agreement shall have the meaning set forth in Section 6.5.

Applicable Laws shall have the meaning set forth in the Master Lease.

Base Rent shall have the meaning set forth in Section 3.1.

Building shall have the meaning set forth in the Recitals.

City means the City of Raleigh, North Carolina.

Claims means any and all claims, liabilities, losses, damages, costs and expenses (including reasonable attorneys’ fees), whenever they may be suffered or incurred by, imposed on or asserted against an Indemnitee of either party, as applicable.

Common Elements shall have the meaning set forth in the Parking Lease, and for purposes of this Sublease shall be deemed to include elevator cars 8, 9 and 10 located within the Parking Deck (which are currently being maintained by Sublessor pursuant to, and notwithstanding anything to the contrary contained in, that certain letter from Sublessor to the City dated October 27, 2004), unless and to the extent the same are now or hereafter maintained by the City.

Credit Rating means, with respect to any entity, the rating then assigned to such entity’s unsecured, senior long-term debt obligations (not supported by third party credit enhancements) or if such entity does not have a rating for its senior unsecured long-term debt, then the rating then assigned to such entity as an issues rating by S&P, Moody’s or any other rating agency agreed by the Parties.

Default Rate means the rate of interest equal to the lesser of (i) eight percent per annum or (ii) the maximum rate allowed by Applicable Laws.

Delay Liquidated Damages shall have the meaning set forth in Section 1.2.3.

Delivery Acknowledgment Letter means a letter from Sublessor, signed by the Parties, as to each portion of the Premises delivered, in the form attached hereto as Exhibit “C” .

 

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Edison Declaration shall mean that certain Declaration of Covenants, Conditions, Restrictions, and Reservations by Edison Land LLC recorded in Deed Book 13276, Page 1051, Wake County records.

Effective Date shall mean the date of this Sublease, first above written.

Expense Commencement Date means the first day of the thirteenth (13 th ) full month following the Abatement Measuring Date, but shall in no event precede the Final Delivery Date. For example, if the Abatement Measuring Date is July 15, 2012, then the Expense Commencement Date would be August 1, 2013 (so long as the Final Delivery Date is on or before August 1, 2013).

Event of Default shall have the meaning set forth in the Master Lease.

Force Majeure means the following events or circumstances: (a) strikes, labor disputes, work stoppages, lockouts or picketing (legal or illegal); (b) acts of God, including, without limitation, floods, hurricanes, tornadoes, high winds, sinkholes, landslides, earthquakes, epidemics, quarantine and pestilence; (c) fires or other casualties; (d) governmental actions, restrictions or moratorium; (e) acts of a public enemy, civil commotions, riots, insurrections, acts of war, blockades, terrorism, effects of nuclear radiation, or national or international calamities; (f) sabotage; (g) condemnation or other exercise of the power of eminent domain, or (h) other similar cause beyond the control of the party claiming Force Majeure.

Final Delivery Date means the later of (i) January 1, 2013, and (ii) the date on which the entire Premises are delivered to Sublessee in the condition required by this Sublease.

Final Plans shall have the meaning set forth in the Alterations Agreement.

Incorporated Terms shall have the meaning set forth in Section 17.1.

lndemnitees shall mean the affiliates, officers, directors, employees and agents of Sublessor or Sublessee, as the case may be.

Initial Abatement Period means the one-year period between the Abatement Measuring Date and the Rent Commencement Date, during which Sublessee shall enjoy a full abatement of Base Rent that would otherwise be due.

Initial Improvement Allowance shall have the meaning set forth in Section 6.8.1.

Joint and Reciprocal Easement means that certain Joint and Reciprocal Easement recorded in Deed Book 9923, Page 2134, Wake County records.

Landlord Estoppel Certificate means the Landlord Estoppel Certificate executed by Master Landlord in connection with the execution of this Sublease.

Lender means Pacific Life Insurance Company and its successors and assigns.

Loan shall have the meaning set forth in the recitals to this Sublease.

 

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Master Landlord means The Bank of New York Mellon Trust Company, N.A., as Owner Trustee of the CA Raleigh Owner Trust, and its successors and assigns.

Master Lease means that certain Lease Agreement dated April 10, 2003, by and between Master Landlord and Sublessor.

Notice of Termination shall have the meaning set forth in Section 2.3.

Operating Expenses shall have the meaning set forth in the Master Lease.

Other Appurtenant Agreements means (i) that certain Acknowledgement of Unified Development recorded in Deed Book 9923, Page 2117, as amended in Deed Book 11699, Page 307, Wake County records, (ii) that certain Acknowledgement of Unified Development recorded in Deed Book 9924, Page 726, as amended in Deed Book 11699, Page 293, Wake County records, (iii) that certain Declaration of Easement recorded in Deed Book 9923, Page 2127, Wake County records, and (iv) that certain Grant of Easements and Agreement Regarding P-2 Residential Parking Area recorded in Deed Book 11699, Page 319, Wake County records, as assigned in Deed Book 14382, Page 1446, Wake County records.

Parapet Sign shall have the meaning set forth in Section 23.1.

Parking Deck shall have the meaning set forth in the Master Lease.

Parking Lease means that certain Parking Facility Lease Agreement dated April 10, 2003, by and among Master Landlord, Sublessor and the City, as amended by First Amendment to Parking Facility Lease Agreement dated November 21, 2005, by and among Master Landlord, Sublessor, and the City.

Parties” or “Party means Sublessor and Sublessee, or either of them if used in the singular.

PESC means Progress Energy Service Company, LLC and its successors and assigns.

Preliminary Plans shall have the meaning set forth in the Alterations Agreement.

Premises shall have the meaning set forth in the Master Lease.

Rent Commencement Date means the date that is one year after the Abatement Measuring Date, but shall in no event precede the Final Delivery Date. For example, if the Abatement Measuring Date is July 15, 2012, then the Rent Commencement Date would be July 15, 2013 (so long as the Final Delivery Date is on or before July 15, 2013).

Rentable Square Footage shall have the meaning set forth in Section 3.5.

Retail Leases means the lease agreements, license agreements or other use or occupancy agreements for ground-floor retail tenants in the Building described on Exhibit “I” attached hereto, as the same may be modified pursuant to the terms hereof, together with any new such ground-floor retail agreements entered into between the Effective Date and the Final Delivery Date with Sublessee’s consent, pursuant to the terms hereof.

 

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Roof Leases means the lease agreements, license agreements or other use or occupancy agreements for roof-top tenants or installations on the Building described on Exhibit “I” attached hereto, if any, as the same may be modified pursuant to the terms hereof, together with any new such roof-top agreements entered into between the Effective Date and the Final Delivery Date with Sublessee’s consent, pursuant to the terms hereof.

Second Abatement Period means calendar year 2027, during which Sublessee shall enjoy an abatement of three-quarters (3/4) of the Base Rent that would otherwise be due each month.

Second Improvement Allowance shall have the meaning set forth in Section 6.8.2.

Shared Space shall have the meaning set forth in Section 1.2.2.

SNDA means the Subordination, Nondisturbance and Attornment Agreement executed by each of Lender or Master Landlord, as applicable in connection with the execution of this Sublease.

Sublease means this Sublease Agreement.

Sublease Term shall have the meaning set forth in Section 2.1.

Sublessee means Red Hat, Inc. and its successors and assigns as permitted pursuant to this Sublease.

Sublessee Improvements shall have the meaning set forth in Section 6.4.

Sublessee Party or Sublessee Parties shall mean Sublessee and/or any agent, employee, or independent contractor of Sublessee.

Sublessor means Carolina Power & Light Company, d/b/a Progress Energy Carolinas, Inc., and its successors and assigns.

Sublessor Party or Sublessor Parties shall mean Sublessor and/or any agent, employee, or independent contractor of Sublessor.

Sublessor’s Work shall have the meaning set forth in Section 6.1

Taxes shall have the meaning set forth in the Master Lease.

B.

EXHIBITS

Exhibit “A”         Master Lease

Exhibit “B”         Parking Lease

 

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Exhibit “C”         Delivery Acknowledgement Letter

Exhibit “D”         Partial Assignment of Parking Lease

Exhibit “E”         Form of Assignment of Retail Leases and Roof Leases

Exhibit “F”         Inspection Items

Exhibit “G”         [Intentionally Omitted]

Exhibit “H”         Service Agreements

Exhibit “I”          Rent Schedule (Retail Leases and Roof Leases)

Exhibit “J”          Memorandum of Sublease

C.

SPECIFIC TERMS AND CONDITIONS

Sublessor and Sublessee (and PESC, solely where indicated) specifically agree as follows:

1.         DEMISE; DELIVERY OF PREMISES; ADDITIONAL RIGHTS .

1.1         Demise . Sublessor hereby subleases the Premises to Sublessee, and Sublessee hereby subleases the Premises from Sublessor, on the terms and conditions contained herein.

1.2         Delivery of Premises . Subject to the last sentence of this Section 1.2, Sublessor shall deliver the Premises to Sublessee in stages, pursuant to the schedule set forth below. The Premises shall be delivered in the condition required in Section 6.1 below on or before the dates set forth below:

 

Portion of Premises    Delivery Date
   
          

Floors 12 and 13

  

the Effective Date

      

Building lobby, Building facade and Floors 8 and 16

  

January 6, 2012

      

Floors 9 and 18

  

April 1, 2012

      

Floors 14 and 17

  

July 1, 2012

      

Floors 10 and 19

  

October 1, 2012

   
      

 

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Floors 11 and 15 and all other portions of the Premises not previously delivered including, without limitation, the telecommunications warehouse, talent development center and the IT/server room(s).

      

 

    January 1, 2013

Delivery of each portion of the Premises by Sublessor to Sublessee shall be evidenced by a Delivery Acknowledgement Letter, in the form attached hereto as Exhibit “C” , and Sublessor’s obligations pursuant to this Section 1.2 and Section 6 to deliver such portion of the Premises shall not be deemed satisfied prior to mutual execution and delivery of the Delivery Acknowledgement Letter, which shall be executed by Sublessee promptly upon receipt from Sublessor provided the obligations of Sublessor in Section 1.2 and Section 6 have been satisfied, and any delay by Sublessee in the execution of the Delivery Acknowledgement Letter where such obligations have been satisfied shall not be viewed as a delay by Sublessor.

The Parties acknowledge and agree that delivery of the retail and roof portions of the Premises on the Final Delivery Date shall be subject to the Retail Leases and Roof Leases, if any, existing as of the Final Delivery Date (and the rights of the tenants thereunder), and that delivery of the Parking Deck on the Final Delivery Date (or such earlier date as the Parking Lease is assigned to Sublessee pursuant to Section 1.3.2 below) shall be subject to the Parking Lease (and the rights of the City thereunder).

1.2.1     No Liability Until Delivery . Notwithstanding that this Sublease is effective as of the Effective Date, except as set forth in Section 6.3 below, Sublessee shall have no rights, duties or obligations with respect to specific portions of the Premises unless and until such portions of the Premises are delivered to Sublessee in the condition required by Section 6.1 below. Once so delivered, Sublessee’s use and occupancy of such delivered portions of the Premises shall be subject to all terms and conditions of this Sublease, except that Sublessee shall pay no Base Rent for its use or occupancy of the Premises until the Rent Commencement Date in accordance with Article 3, and Sublessee shall pay no Operating Expenses until the Expense Commencement Date in accordance with Article 4.

1.2.2     Shared Space . Sublessee’s access to the portions of the Premises to be delivered prior to the Final Delivery Date shall include nonexclusive access for Sublessee Parties (with Sublessor) to the IT/server room(s), elevators, shipping or loading docks, mechanical rooms, electrical rooms, roof, lobby and other common areas (collectively the Shared Space ”) to facilitate the construction of the Sublessee Improvements and the conduct of Sublessee’s business in the portions of the Premises delivered by Sublessor. With respect to the Shared Space, Sublessor and Sublessee agree to reasonably cooperate with one another with respect to the use thereof, and to use commercially reasonable efforts to minimize disruption to the other. In the event it becomes necessary, in Sublessee’s reasonable opinion, to segregate portions of the Shared Space for Sublessee’s exclusive use, Sublessee shall notify Sublessor of such need, including plans depicting the proposed caged or segregated areas ( Caged Areas ), and related details, which plans shall be subject to Sublessor’s reasonable review and approval in the same manner as described in Section 6.5 below. Sublessee’s use and occupancy of the Shared Space shall be subject to all applicable terms and conditions of this Sublease.

1.2.3     Delay Liquidated Damages . Time is of the essence to Sublessee, and any delay in delivery of all or any portion of the Premises would result in substantial damages that would

 

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be difficult for the Parties to calculate. Therefore, subject to the last sentence of this Section 1.2.3, Sublessor shall pay as liquidated damages to Sublessee the amounts set forth in the chart below (hereinafter, the Delay Liquidated Damages ”) for each delay in delivering the applicable portion of the Premises to Sublessee in the condition required by Section 6.1 hereof (other than delay due to Force Majeure (which Force Majeure delay under this Section 1.2.3 shall in no event exceed one hundred twenty (120) days) or the act or omission of a Sublessee Party, provided that notice of any such delay and details regarding the same are delivered to Sublessee promptly upon Sublessor becoming aware of the same and provided further that the delay allowed Sublessor shall be limited to the amount of delay actually caused by the event described above). Such Delay Liquidated Damages shall be payable to Sublessee in cash by wire transfer of immediately available funds within thirty (30) days after written demand therefor to Sublessor.

 

Portion of Premises that must be delivered by
applicable date to avoid Delay Liquidated Damages

  

Date that Delay
Liquidated
Damages begin

  

Delay Liquidated
Damages (for failure
to deliver the
applicable portion  of
Premises)

 

Floors 12 and 13

   the Effective Date    $25,000 per day
           

The Building lobby, Building facade and

Floors 8 and 16

   January 6, 2012    $5,000 per day
           

Floors 9 and 18

   April 1, 2012    $5,000 per day
           

Floors 14 and 17

   July 1, 2012    $5,000 per day
           

Floors 10 and 19

   October 1, 2012    $5,000 per day
           
Floors 11 and 15 and all other portions of the Premises not yet delivered including, without limitation, the telecommunications warehouse, talent development center and the IT/server room    January 1, 2013    $25,000 per day

Notwithstanding anything contained herein to the contrary, the provisions of this Section 1.2.3 shall not apply with respect to the Parking Deck, which shall be handled in accordance with Section 1.3 below.

1.2.4     Right to Terminate; Other Remedies . Subject to the last sentence of this Section 1.2.4, in the event that Sublessor fails to deliver the entire Premises in the condition required by Section 6.1 hereof by January 31, 2013 (regardless of, and without extension for, any delays due to Force Majeure), Sublessee has the additional right to either (i) obtain specific performance of Sublessor’s obligations under this Sublease or (ii) terminate this Sublease by written notice delivered to Sublessor on or prior to May 31, 2013 (provided that Sublessor has not delivered the entire Premises in the condition herein required prior to the date of such

 

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written notice). In the event that Sublessee elects to terminate this Sublease, the Parties shall have no further liability to each other hereunder except (a) Sublessor shall pay to Sublessee accrued Delay Liquidated Damages (pursuant to the chart in subsection 1.2.3 above) up to a maximum amount of $10,000,000.00, and (b) after application of the amount of the Initial Improvement Allowance that was actually received by Sublessee as a credit to Sublessor, Sublessor shall reimburse Sublessee by wire transfer of immediately available funds within thirty (30) days after written demand therefor for any actual and reasonable costs or expenses incurred by Sublessee in connection with this Sublease, upon provision by Sublessee of reasonable evidence regarding same, including, without limitation, any costs or expenses relating to the construction, installation, or removal of the Sublessee Improvements. The remedies provided in this subsection 1.2.4 and in subsection 1.2.3 above shall be the sole and exclusive remedies of Sublessee hereunder with respect to any loss or damage that Sublessee may incur of any kind due to the delay in delivery of the Premises by Sublessor to Sublessee as provided in this subsection 1.2.4 and in subsection 1.2.3 above.

Notwithstanding anything contained herein to the contrary, the provisions of this Section 1.2.4 shall not apply with respect to the Parking Deck, which shall be handled in accordance with Section 1.3 below.

1.3         Assignment of Parking Lease . In connection with Sublessee’s sublease of the Premises, subject to other provisions of this Section 1.3, Sublessor hereby assigns to Sublessee, and Sublessee hereby assumes from Sublessor, for the duration of the Sublease Term, Sublessor’s rights and certain of its duties and obligations under the Parking Lease, which assignment and partial assumption shall be . effective as of the Final Delivery Date. Master Landlord and Lender have consented to the forgoing pursuant to their respective SNDAs. In order to further evidence such assignment and partial assumption, the Parties agree to execute and deliver, simultaneous with this Sublease, a Partial Assignment and Assumption of Parking Lease substantially in the form attached hereto as Exhibit “D” . The Parties acknowledge and agree that Sublessee’s sublease of (and rights, duties and obligations with respect to) the Parking Deck shall be subject to the terms and conditions of the Parking Lease, including, without limitation, the rights of the City set forth therein.

1.3.1     Certain Rights, Duties and Obligations Retained . Notwithstanding the foregoing, Sublessee shall not assume (and Sublessor shall retain) Sublessor’s rights, duties and obligations under the Parking Lease relating to: (a) time periods prior to the Final Delivery Date (except as otherwise provided in subsection 1.3.2); (b) time periods subsequent to the expiration or termination of the Sublease Term (except as otherwise provided in Section 2.3); and (c) Sublessor’s repair, maintenance and replacement obligations under the Parking Lease (except the obligation to maintain, repair and replace the Common Elements pursuant to Section 10.3 of the Parking Lease). The costs to Sublessee for use of parking spaces within the Parking Deck, and the manner and timing of payment shall be as determined between Sublessee and the City, and Sublessor shall have no liability or responsibility therefor.

1.3.2     Right to Accelerate . Notwithstanding the other provisions of this Section 1.3, Sublessee shall have the right to accelerate the effective date of the assignment of the Parking Lease in the event that Sublessee is unable to secure adequate parking within the Parking Deck directly from the City sufficient to serve Sublessee’s parking needs prior to the Final Delivery Date.

 

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1.4     Assignment of Retail and Roof Leases . In connection with Sublessee’s sublease of the Premises, Sublessor and PESC hereby assign to Sublessee, and Sublessee hereby assumes from Sublessor and PESC, for the duration of the Sublease Term, Sublessor’s and PESC’s rights, duties and obligations under the Retail Leases and the Roof Leases, if any, which assignment and assumption shall be effective as of the Final Delivery Date. In order to further evidence such assignment and assumption, the Parties and PESC shall execute and deliver simultaneous with this Sublease an Assignment and Assumption of Retail Leases and an Assignment and Assumption of Roof Leases (if applicable) substantially in the form attached hereto as Exhibit “E” . The Parties agree to execute and deliver such further documents as may be reasonably necessary to put the tenants under the Retail Leases and Roof Leases, if any, on notice of the foregoing assignment.

1.4.1     Notwithstanding Section 1.4 above, Sublessee shall not assume (and Sublessor/PESC shall retain) Sublessor’s and/or PESC’s rights, duties and obligations under the Retail Leases and Roof Leases relating to: (a) time periods prior to the Final Delivery Date and (b) time periods subsequent to the expiration or termination of the Sublease Term.

1.5     Assignment of Rights Under Edison Declaration . In connection with Sublessee’s sublease of the Subleased Premises, PESC hereby assigns to Sublessee, and Sublessee hereby assumes from PESC, for the duration of the Sublease Term, PESC’s rights, duties and obligations under the Edison Declaration. Notwithstanding the foregoing, Sublessee hereby agrees that PESC shall have the right to act as one of the Sublessee members of the Design Review Committee under the Edison Declaration for the duration of the Sublease Term. If the total number of members of the Design Review Committee under the Edison Declaration is increased above three (3) (as contemplated and permitted in the Edison Declaration), thus allowing Sublessee to increase its representation on the Design Review Committee, PESC shall, in such event, have the right to reasonably approve any new member that Sublessee seeks to appoint to the Design Review Committee. The Parties agree to execute and deliver such further documents as may be reasonably necessary to put the counterparties to the Edison Declaration on notice of the foregoing assignment. Each Party shall promptly provide to the other, copies of any notices such Party may receive from the counterparties to the Edison Declaration.

1.6     Assignment of Rights Under Joint and Reciprocal Easement and Other Appurtenant Agreements . In connection with Sublessee’s sublease of the Premises, Sublessor hereby assigns to Sublessee, and Sublessee hereby assumes from Sublessor, from and after the Final Delivery Date (or such earlier date as the Parking Lease is assigned to Sublessee pursuant to Section 1.3.2 above), for the duration of the Sublease Term, Sublessor’s rights, duties and obligations under (i) the Joint and Reciprocal Easement and (ii) the Other Appurtenant Agreements, all as more particularly described in Section 29 below. The Parties agree to execute and deliver such further documents as may be reasonably necessary to put the counterparties to the Joint and Reciprocal Easement and the Other Appurtenant Agreements on notice of the foregoing assignment.

2.         TERM; RENEWAL .

2.1         Term . This Sublease shall be for a term (the “Sublease Term”) commencing on the Effective Date and expiring on August 23, 2035 (the “Expiration Date”) ; provided, however, that subject to the nondisturbance provisions of Section 19 below, the Sublease Term shall expire at least one day prior to the end of the term of the Master Lease (currently scheduled to expire on August 24, 2035), and the Premises, and all improvements thereto, and all rights of Sublessee under the Master

 

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Lease, the Parking Lease, the Edison Declaration the Joint and Reciprocal Easement, the Other Appurtenant Agreements, and all other rights assigned to Sublessee hereunder or under any other document executed in connection herewith shall revert to Sublessor on such date, or any earlier termination date, including, but not limited to, all assignments of rights and documents made by Sublessor to Sublessee as provided herein.

2.2         Renewal of Master Lease . Section 2.3 of the Master Lease grants to Sublessor the right to renew the Master Lease for four (4) successive terms of five (5) years each (each a Renewal Term ”) upon not less than eighteen (18) months prior notice. The Parties acknowledge and agree that unless Sublessee has given Sublessor notice that Sublessee will not be leasing the Premises during any such Renewal Term, Sublessor shall not extend or renew the Master Lease or give notice of its intent to extend or renew the Master Lease, without consent being provided by Sublessee, which consent shall not be required if there is a then-existing and continuing Event of Default by Sublessee hereunder and if required, shall not be unreasonably withheld, conditioned or delayed; provided, however, Sublessor shall have the right to renew the term of the Master Lease if such right is within sixty (60) days of expiring and Sublessee has not provided notice to Sublessor of its intentions with respect to same, in which event this Sublease shall terminate at the end of the current Sublease Term. In the event that Sublessee consents to the giving of such notice, Sublessor shall simultaneously with the giving of such notice provide a copy of the notice to Sublessee.

2.3         Renewal/Purchase of Parking Deck . Section 2.5 of the Master Lease grants to Sublessor an option to renew the Master Lease with respect to the Parking Deck for a single term of ninety-nine (99) years (“ Parking Deck Renewal Option ”), and an option to purchase the Parking Deck for One Dollar ($1.00) (“ Parking Deck Purchase Option ”). The Parties acknowledge and agree that, during the Sublease Term, Sublessee shall succeed to and enjoy the exclusive right to exercise the Parking Deck Renewal Option and the Parking Deck Purchase Option (and be entitled to all rights granted Sublessor in the Master Lease related thereto). Sublessee shall have the right to elect to exercise the Parking Deck Renewal Option or the Parking Deck Purchase Option, in which event it shall provide notice to Master Landlord in the manner required by Section 2.5 of the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease, provided, however, Sublessee may not exercise such rights if there is a then-existing and continuing Event of Default by Sublessee hereunder. If Sublessee provides such notice, then Sublessee shall be bound by the terms of Section 2.6 of the Master Lease and, notwithstanding anything to the contrary contained herein, all of Sublessor’s rights, duties, and obligations under the Parking Lease shall be assigned to Sublessee, and Sublessee would be and remain liable on the Parking Lease through the expiration of the Parking Lease (including, as applicable, for periods beyond the expiration of the Sublease Term). Master Landlord has consented to the foregoing pursuant to its SNDA. In addition and notwithstanding the foregoing, to the extent that the Parking Deck Renewal Option or the Parking Deck Purchase Option is available for exercise and must be exercised (to avoid the lapse of such right) prior to expiration of the Sublease Term, Sublessee shall consult and cooperate with Sublessor in the event Sublessee elects not to exercise either option, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so prior to lapse of same. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of written notice from Sublessor that the Sublease has been terminated (a Notice of Termination ”). Sublessor covenants and agrees not to deliver a Notice of Termination to

 

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Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 below) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

2.4         Other Provisions Not Applicable . Except as specifically set forth in this Article 2, the provisions of Article 2 of the Master Lease shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms.

3.           BASE RENT; RENTAL ABATEMENT; RIGHT TO RE-MEASURE .

3.1         Base Rent . Commencing on the Rent Commencement Date, but subject to the Initial Abatement Period and the Second Abatement Period and the Initial Improvement Allowance and the Second Improvement Allowance, Sublessee shall pay to Sublessor, at the address specified in this Sublease for the giving of notices to Sublessor, or at such other place as Sublessor may specify in writing, without any prior notice or demand, annual rent (“ Base Rent ”) as follows:

 

 

Time Period

 

  Annual Base Rent
 

Rent Commencement Date – December 31, 2020

 

$12.00 per Rentable Square Foot of the Premises (excluding the Parking Deck) ($382,442.00 per month)

 

 

January 1, 2021 – August 23, 2035

 

$10.00 per Rentable Square Foot of the Premises (excluding the Parking Deck) ($318,701.67 per month)

The Base Rent shall be due and payable in equal monthly installments, in advance, beginning on the Rent Commencement Date and continuing on the first (1 st ) day of each succeeding month thereafter throughout the Term, without demand, deduction or offset (except as specifically set forth herein); provided, however, that the monthly installment of Base Rent payable for any partial calendar month shall be prorated on a daily basis. Should Sublessee fail to pay any installment of Base Rent, such late payment shall bear interest at the Default Rate commencing upon the due date therefor until paid in full, and if any such payment is not made within fifteen (15) days after Sublessee’s receipt of notice that the same is past due, Sublessee shall in addition pay a late charge equal to two percent (2%) of the amount of such late payment. Sublessee may make payments of Base Rent via electronic payment (e.g., ACH or wire transfer) at no additional cost to Sublessee. Upon request, Sublessor will provide Sublessee with Sublessor’s current accurate wiring instructions or similar information to permit electronic payment, and will update such information by sending notice to Sublessee as provided in Section 31 hereof.

 

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3.2         Initial Abatement Period . Notwithstanding Section 3.1 above, Sublessee shall not be liable for any Base Rent that would otherwise be due during the Initial Abatement Period.

3.3         Second Abatement Period . Notwithstanding Section 3.1 above, Sublessee shall only be liable for one-quarter (1/4) of the Base Rent that would otherwise be due each month during the Second Abatement Period.

3.4         Additional Credits Against Base Rent . Sublessee shall also be entitled to credits against Base Rent that would otherwise be due during calendar years 2013, 2014 and 2015, as part of the Initial Improvement Allowance, and during calendar years 2028, 2029, 2030 and 2031 as part of the Second Improvement Allowance, all as more particularly set forth in Section 6.8 below.

3.5         Rentable Square Footage . For purposes of calculating Base Rent payable hereunder, the Rentable Square Footage of the Premises (excluding the Parking Deck) is 382,442 square feet. For the avoidance of doubt, the square footage of the Parking Deck shall not be considered in the calculation of Rentable Square Footage or Base Rent hereunder.

3.6         Other Provisions Not Applicable . Except for the provisions of Section 3.5 of the Master Lease (regarding payment of Taxes, discussed in Section 4 below), the other provisions of Article 3 of the Master Lease shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms.

4.          OPERATING EXPENSES AND REAL ESTATE TAXES .

4.1         Operating Expenses . Commencing on the Expense Commencement Date and continuing during the Sublease Term, Sublessee shall pay all Operating Expenses in the manner described in Section 4.1 of the Master Lease to the extent the same relate to the Premises (excluding the Parking Deck, which shall be handled in accordance with the Parking Lease and Section 1.3 above) and to periods from and after the Expense Commencement Date. On or before the Expense Commencement Date, Sublessor shall provide to Sublessee a summary of Operating Expenses incurred by Sublessor for the twelve (12) months preceding the Expense Commencement Date (in reasonable detail, including payee amounts, names and contact information). Sublessee shall forward to Sublessor all invoices received by Sublessee for Operating Expenses attributable to periods prior to the Expense Commencement Date promptly after receipt thereof, and Sublessor shall either pay all Operating Expenses attributable in whole or in part to periods prior to the Expense Commencement Date directly, or reimburse Sublessee for any such Operating Expenses paid by Sublessee within thirty (30) days of receipt of an invoice for same, and reasonable evidence as to the Operating Expense incurred, provided such Operating Expenses are reasonable and customary for buildings similar to the Building and consistent with prior practices with respect to the Building. In the event that Sublessor receives any invoice for Operating Expenses attributable to periods on or after the Expense Commencement Date, Sublessor shall forward the same promptly to Sublessee.

4.2         Taxes . Commencing on the Expense Commencement Date, and continuing during the Sublease Term, Sublessee shall be obligated to pay to the appropriate taxing authorities, prior to delinquency, and subject to Sublessee’s right to contest taxes or assessments as provided in Section 4.3 below, all Taxes and Personal Property Taxes, to the extent the same relate to the Premises (excluding the Parking Deck, which shall be in accordance with the Parking Lease and Section 1.3 above), the Base Rent payable under this Sublease, this Sublease or the leasehold estate created hereby, or Sublessee’s trade fixtures, furnishings, equipment or other personal property located in or used at the

 

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Premises (excluding the Parking Deck), but not otherwise, as more particularly set forth in Section 3.5 of the Master Lease.

Beginning in the year the Expense Commencement Date occurs, Sublessor shall forward copies of all tax bills to Sublessee promptly after receipt thereof, and shall cooperate (and shall use all reasonable efforts to cause Master Landlord to cooperate) in attempting to have the tax bills for the Premises (excluding the Parking Deck, if separately assessed) sent directly to Sublessee. Sublessor shall remain liable for payment of all Taxes and Personal Property Taxes for periods prior to the Expense Commencement Date, and during such period Sublessor shall after written request by Sublessee forward copies of all tax bills related to the Premises (excluding the Parking Deck and evidence of payment of same by Sublessor) to Sublessee. From and after the Expense Commencement Date, Sublessee shall furnish Sublessor evidence of the payment by Sublessee prior to delinquency of all Taxes and Personal Property Taxes related to the Premises (excluding the Parking Deck, which shall be paid in accordance with the Parking Lease and Section 1.3 above). Taxes and Personal Property Taxes for the year in which the Expense Commencement Date occurs shall be pro-rated by the Parties.

4.3         Tax Protests . Section 4.2 of the Master Lease grants to Sublessor an option to conduct Tax Protests. The Parties acknowledge and agree that Sublessee shall succeed to and enjoy the exclusive right to conduct Tax Protests for matters that relate to the Premises (excluding the Parking Deck), the Base Rent payable under this Sublease, this Sublease or the leasehold estate created hereby, or Sublessee’s trade fixtures, furnishings, equipment or other personal property located in or used at the Premises (excluding the Parking Deck) for any period or portion thereof between the Expense Commencement Date and the end of the Sublease Term. Should Sublessee elect to conduct such a Tax Protest, it shall provide notice to Sublessor and Master Landlord in the manner required of Sublessor by the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms of the Master Lease. Master Landlord has consented to the foregoing pursuant to its SNDA. Should Sublessee elect not to conduct such a Tax Protest within ninety (90) days after written notice from Sublessor, Sublessor shall have the right to do so in accordance with the provisions of Section 4.2 of the Master Lease (and Sublessee shall consult and cooperate with Sublessor in such event, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so). Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 below) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

4.4         Litigation; Zoning; Joint Assessment . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Section

 

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4.3 of the Master Lease (regarding Litigation; Zoning and Joint Assessment) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck), as more particularly described in Section 17 below.

5.           PERMITTED USE; EXCLUSIVE USE .

5.1         Permitted Use . Sublessee shall have the right to use the Premises for the Use permitted and described in Article 5 of the Master Lease.

5.2         Exclusive Use and Occupancy; Operation/Management . Notwithstanding anything to the contrary contained herein or in the Master Lease, Sublessee shall have the exclusive right to operate and manage and use and occupy the Premises as of the date(s) portions thereof are delivered to Sublessee, seven (7) days per week, twenty four (24) hours per day, subject only to the use and occupancy rights of tenants under the Retail Leases and the Roof Leases and the rights of the City pursuant to the Parking Lease.

5.3         Other Terms Incorporated . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the other provisions of Article 5 of the Master Lease (regarding Use) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck), as more particularly described in Section 17 below.

6.           DELIVERY CONDITION; IMPROVEMENTS; IMPROVEMENT ALLOWANCES .

6.1         Sublessor’s Work . Sublessor shall deliver the Premises to Sublessee in stages according to Section 1.2 above. The Premises shall be delivered in their “as is” current condition, except that (i) Sublessor, at its sole cost and expense, shall cause the Premises (excluding the Parking Deck and portions of the Premises subject to Retail Leases and Roof Leases, if any, in effect as of the Final Delivery Date) to be broom clean with all personal property of Sublessor (including personal property abandoned by former tenants under Retail Leases or Roof Leases), including, without limitation, all furniture, trade fixtures, and equipment, as well as all signage and branding (as more particularly described in Section 23.1 below) removed and any damage resulting from such removal shall have been repaired by Sublessor, and (ii) Sublessor shall cause the repairs and/or modifications described on Exhibit “F” attached hereto to be made (collectively, Sublessor’s Work ”). Prior to the Effective Date, Sublessee has been allowed full access to the Premises to inspect same, and Exhibit “F” has been compiled by Sublessee and reasonably approved by Sublessor. No additional items of repair or modification may be added by Sublessee to Exhibit “F” after the date hereof; provided, however, Sublessor shall complete the work described in and subject to Section 6.2 below. Sublessor’s Work shall be performed in a good and workmanlike manner and in compliance with all Applicable Laws, and shall be completed prior to the scheduled date for delivery of the affected portion(s) of the Premises, with such dates extended due to Force Majeure or any delay due in whole or in part to the act or omission of a Sublessee Party, as and to the extent specifically provided in Section 1.2.3 above.

6.2         Inspection and Punchlist . Prior to delivery of a portion of the Premises in accordance with Section 1.2 and this Section 6, a representative of Sublessor and a representative of Sublessee together shall inspect such portions of the Premises being delivered and generate a punchlist of defective or uncompleted items relating to the completion of Sublessor’s Work. If such items are material in nature (i.e., Sublessor’s Work is not materially and substantially complete in accordance with Section 6.1 above such that Sublessee cannot reasonably commence the Sublessee Improvements), such items shall be completed or repaired prior to Sublessee’s execution and delivery

 

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of the Delivery Acknowledgement Letter for such portion(s) of the Premises. If such items are minor in nature, such items shall be noted in the Delivery Acknowledgement Letter for such portion(s) of the Premises, in which event such portions of the Premises shall be deemed delivered pursuant to Section 1.2 above, but Sublessor shall, within a reasonable time after such punchlist is prepared (but in no event more than thirty (30) days), complete such minor punchlist items, and Delay Liquidated Damages shall not apply in connection with the completion of such minor punchlist items.

6.3         Access Prior to Delivery . In addition to Sublessee’s rights in subsection 1.2.2, from and after the Effective Date the Sublessee Parties shall have reasonable access to the Premises prior to the date on which portion(s) of the Premises are delivered to Sublessee, for the purpose of planning and designing the Sublessee Improvements, provided that (i) such access will be reasonably communicated and coordinated with Sublessor in advance to minimize disruption; (ii) such access will be subject to the rights of tenants under Retail Leases and the City under the Parking Lease; (iii) Sublessee shall comply in all material respects with all applicable terms and conditions of this Sublease, (iv) Sublessee shall not unreasonably interfere with Sublessor’s completion of Sublessor’s Work, and (v) Sublessee shall not begin operation of its business in such portion(s) of the Premises that are not yet delivered as provided in subsection 6.1 above.

6.4         Sublessee’s Work . Upon delivery of portions of the Premises in accordance with Section 1.2 and this Section 6, Sublessee shall be fully responsible for the design and construction of improvements, alterations, or modifications to or within such delivered portion(s) of the Premises (collectively, including the lobby, signage, and façade, Sublessee Improvements ), including (a) the exclusive right to select and use its own architects and engineers with respect to planning and designing the Sublessee Improvements, (b) the exclusive right to select and use its own construction manager(s) to oversee the Sublessee Improvements, and (c) the exclusive right to competitively bid construction of the Sublessee Improvements and to select and approve the general contractor(s) and sub-contractors to perform the same. The Sublessee Parties shall have complete and unfettered access to the delivered portion(s) of the Premises (subject, with respect to the Parking Deck, to the Parking Lease and, with respect to the retail and roof portions of the Premises, to the Retail Leases and Roof Leases, if any, respectively) as of the date(s) delivered to Sublessee in accordance with Section 6.1, 24 hours per day, 7 days per week, including for the construction of the Sublessee Improvements; provided, however, that Sublessee shall use all commercially reasonable efforts not to disrupt the business operations of other tenants in the Building, including Sublessor, and if such Sublessee Improvements are being constructed in a portion of the Premises adjoining a portion of the Premises not yet delivered to Sublessee in accordance with Section 1.2 and this Section 6, Sublessee will inform Sublessor in writing at least five (5) business days prior to the start of such construction of the timing and schedule for the construction of such Sublessee Improvements. In addition, the Sublessee Parties will have access to and the right to use the Shared Space in connection with construction of the Sublessee Improvements as more particularly described in subsection 1.2.2 above.

6.5         Approval of Plans . The Parties, Master Landlord and Lender have reached certain agreements regarding the design and construction of the Sublessee Improvements pursuant to that certain Alterations Approval Agreement dated of even date herewith (the Alterations Agreement ).

6.6         Sublessor Cooperation . Sublessor shall use all reasonable efforts to cooperate with Sublessee Parties in the construction process for the Sublessee Improvements, and, except as set forth in the SNDAs or the Alterations Agreement, Sublessee shall not pay any construction management or supervisory fees of any party other than its own.

 

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6.7         Treatment at End of Sublease . It is specifically acknowledged and agreed by Sublessor that Sublessee shall have the right, but not the obligation, to remove the Sublessee Improvements upon expiration or termination of this Sublease; provided, however, Sublessee shall be required at such time to remove all exterior signage bearing its name or logo at the Premises. Removal of Alterations or Additions installed by Sublessee shall be governed by Section 7 below. Should Sublessee elect to remove some or all of the Sublessee Improvements, Sublessee shall repair any damage caused by such removal. Should Sublessee elect not to remove some or all of the Sublessee Improvements, the same shall be surrendered to Sublessor along with the Premises in their as-is, where-is condition at the time of surrender, broom clean, with all Building systems in good condition and repair and operating for their intended purpose, and any damage to the Premises caused by Sublessee or a Sublessee Party shall be repaired in full at the expense of Sublessee.

6.8         Improvement Allowances.

    6.8.1       Initial Improvement Allowance . In order to offset the cost of the Sublessee Improvements, Sublessor shall pay to Sublessee an Initial Improvement Allowance ”, payable in one (1) cash payment and three (3) credits against Base Rent pursuant to, and in the amounts set forth in, the following schedule:

 

Date

  

Initial Improvement Allowance payment

 

July 1, 2012            

 

  

$3,200,000.00 (cash payment)

 

July 1, 2013            

 

  

$3,200,000.00 (credit against Base Rent that would otherwise be due)

 

July 1, 2014            

 

  

$3,200,000.00 (credit against Base Rent that would otherwise be due)

 

July 1, 2015            

 

  

$3,200,000.00 (credit against Base Rent that would otherwise be due)

 

6.8.1.1    The cash portion of the Initial Improvement Allowance shall be applied by Sublessee toward costs of construction of Sublessee Improvements, and Sublessee Improvements constructed using the cash portion of the Initial Improvement Allowance shall be surrendered to Sublessor along with the Premises upon expiration or termination of this Sublease, in the condition required by Section 6.7 above. In the event that Sublessor fails to pay the cash portion of the Initial Improvement Allowance as set forth above, the amount which Sublessor has failed to timely pay shall bear interest at the Default Rate until paid.

6.8.1.2    The portions of the Initial Improvements Allowance payable as credits against Base Rent may be applied by Sublessee towards Base Rent as the same becomes due and payable hereunder from and after the corresponding payment dates set forth in subsection 6.8.1 above.

6.8.2     Second Improvement Allowance . To further offset the cost of the Sublessee Improvements, Sublessor shall pay to Sublessee a Second Improvement Allowance payable in the form of a credit against Base Rent that would otherwise be due during calendar years 2028, 2029, 2030, and 2031 of the Sublease Term. The amount of the Second Improvement

 

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Allowance shall be equal to the total amount of Base Rent that would otherwise be due during calendar years 2028, 2029, 2030, and 2031.

6.9         Sublessee’s Right to Enforce Warranties . Section 6.3 of the Master Lease grants to Sublessor the right to enforce certain warranties and guaranties in connection with construction of the Premises. The Parties acknowledge and agree that from and after the Final Delivery Date, Sublessee shall succeed to and enjoy the non-exclusive right to enforce such warranties and guaranties as they relate to the Building and the Common Elements. Sublessee may elect to do so, in which event it shall provide notice to Sublessor and Master Landlord in the manner required by the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of or in addition to Sublessor with respect thereto, subject to, and in accordance with, the applicable terms of the Master Lease, provided, however, Sublessee may not exercise such right if there is a then-existing and continuing Event of Default by Sublessee hereunder. Master Landlord has consented to the foregoing pursuant to its SNDA. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 below) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

6.10       Other Provisions Not Applicable . Except for the provisions of Section 6.3 of the Master Lease (discussed in Section 6.9 above), the other provisions of Article 6 of the Master Lease shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms.

7.           ALTERATIONS AND ADDITIONS . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 7 of the Master Lease (regarding Alterations and Additions) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more particularly described in Section 17 below, and shall apply with respect to any Alterations or Additions made by Sublessee.

Notwithstanding the foregoing, it is acknowledged and agreed by the Parties that, except as specifically provided in the Alterations Agreement, the terms of Article 7 of the Master Lease (including Section 7.3 thereof) shall not apply with respect to the Sublessee Improvements depicted on the Preliminary Plans or the Final Plans, which shall be governed solely by Section 6 of this Sublease and the Alterations Agreement.

8.           COMPLIANCE WITH APPLICABLE LAWS . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 8 of the Master Lease (regarding Compliance with Laws) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more

 

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particularly described in Section 17 below.

9.         NO LIENS BY TENANT . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 9 of the Master Lease (regarding Liens) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more particularly described in Section 17 below.

10.       REPAIRS AND MAINTENANCE . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 10 of the Master Lease (regarding Repairs and Maintenance) shall be Incorporated Terms as to such portions delivered, as more particularly described in Section 17 below.

Notwithstanding the foregoing, and as more particularly set forth in Section 1.3.1 above, Sublessee shall have no repair, maintenance or replacement obligations with respect to the Parking Deck except the obligation to maintain, repair and replace the Common Elements pursuant to Section 10.3 of the Parking Lease, and Sublessor shall retain and perform all other repair, maintenance and replacement obligations with respect to the Parking Deck pursuant to the Master Lease and the Parking Lease.

11.       BUILDING SERVICES . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 11 of the Master Lease (regarding Building Services) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more particularly described in Section 17 below.

12.       ASSIGNMENT AND SUBLETTING .

12.1     Terms Incorporated . The provisions of Article 12 of the Master Lease (regarding Assignment and Subletting) are hereby made Incorporated Terms as more particularly described in Section 17 below.

12.2     No Assignment .

Notwithstanding anything in the Master Lease to the contrary, including, without limitation, Section 12.5 thereof, Sublessor hereby covenants and agrees with Sublessee that Sublessor shall not assign any of its interest in the Master Lease or this Sublease without Sublessee’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed) unless the proposed assignee’s Credit Rating as of the date of assignment is equal to or greater than Sublessor’s Credit Rating on the Effective Date of this Sublease (being BBB+ from S&P and A3 from Moody’s), in which event Sublessee’s consent shall not be required. In no event shall Sublessor be entitled to assign less than all of its interest in the Master Lease or this Sublease.

13.       INSURANCE . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 13 of the Master Lease (regarding Insurance), including Exhibit H to the Master Lease, shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck), as more particularly described in Section 17 below.

 

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With respect to all policies of insurance required to be obtained by Sublessee, (i) Sublessor, Master Landlord and Lender shall be named as additional insured or loss payees, as their interests may appear, and (ii) Sublessee shall obtain such policies, and deliver certificates of such insurance on or before portions of the Premises are delivered to Sublessee.

Notwithstanding the foregoing, it is acknowledged and agreed by the Parties that Sublessor shall continue to carry insurance with respect to the Parking Deck as required by the terms of the Master Lease and the Parking Lease, and Sublessee shall not be required to carry insurance with respect to the Parking Deck.

14.           LOSS, DAMAGE, DESTRUCTION AND TAKING.

14.1         Terms Incorporated . Except as otherwise set forth in this Section 14, as and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 14 of the Master Lease (regarding Casualty and Condemnation) shall be Incorporated Terms as to such portions delivered, as more particularly described in Section 17 below.

14.2         Casualty to Parking Deck . Notwithstanding the foregoing, Sublessee shall bear no risk of loss with respect to, and shall have no obligation to restore, repair, replace or rebuild, the Parking Deck, and Sublessor shall retain all responsibility with respect thereto, pursuant to the Master Lease and/or the Parking Lease.

14.3         Tenant’s Termination Notice . Section 14.3 of the Master Lease grants to Sublessor an option to terminate the Master Lease and purchase the Premises from Master Landlord following an Event of Loss (“ Event of Loss Purchase Option ”) . The Parties acknowledge and agree that, during the Sublease Term, Sublessee shall succeed to and enjoy the exclusive right to exercise the Event of Loss Purchase Option (and be entitled to all rights granted Sublessor in the Master Lease related thereto). Sublessee shall have the right following an Event of Loss to elect during the Sublease Term to exercise the Event of Loss Purchase Option, in which event it shall provide an Offer to Master Landlord in the manner required by Section 14.3 of the Master Lease and, pursuant to their obligations under their respective SNDAs, Master Landlord and Lender shall recognize, accept and attorn to Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms of the Master Lease, provided, however, Sublessee may not exercise such right if there is a then-existing and continuing Event of Default by Sublessee hereunder. Master Landlord and Lender have consented to the foregoing pursuant to their respective SNDAs. In addition and notwithstanding the foregoing, to the extent that the Event of Loss Purchase Option is available for exercise and must be exercised (to avoid the lapse of such right) prior to expiration of the Sublease Term, Sublessee shall consult and cooperate with Sublessor in the event Sublessee elects not to exercise such option, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so prior to lapse of same. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s and Lender’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s and Lender’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the

 

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expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 below) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

15.         REPRESENTATIONS, WARRANTIES AND COVENANTS .

15.1       Master Lease Provisions Not Applicable . The representations and warranties of Master Landlord and Sublessor and the other provisions contained in Article 15 of the Master Lease shall not apply to this Sublease, or be deemed the representations or warranties of Sublessor or Sublessee hereunder.

15.2       Representations, Warranties and Covenants of Sublessor, and PESC . Sublessor (and PESC, solely where indicated) hereby represent and warrant to Sublessee that the following are true and correct as of the Effective Date, and shall be true and correct (and be deemed to have been restated) as of the Final Delivery Date, and hereby covenant with Sublessee as follows:

    15.2.1        Sublessor is a corporation duly organized, validly existing and in good standing in the State of North Carolina, with the corporate power and authority to conduct its business as now conducted, to own or hold under lease its property, to lease and sublease the Premises and to enter into and perform all of its obligations under this Sublease.

    15.2.2        PESC is a limited liability company, validly formed and existing and in good standing in the State of North Carolina, with the power and authority to conduct its business as now conducted, to own or hold under lease its property, and to perform all of its obligations under this Sublease.

    15.2.3        This Sublease has been duly authorized by all necessary corporate and limited liability company action on the part of Sublessor, and PESC, and has been duly executed and delivered by Sublessor, and PESC, and the execution, delivery and performance hereof by Sublessor will convey valid leasehold title to the Premises to Sublessee and will not, (i) require any approval of the stockholders, members or managers of Sublessor, or PESC or any approval or consent of any trustee or holder of any indebtedness or obligation of Sublessor, or PESC, or of any other third party, (ii) contravene any Applicable Laws binding on Sublessor, or PESC or (iii) contravene or result in any breach of or constitute any default (with or without notice and/or the passage of time) under Sublessor’s, or PESC’s charter or by-laws or operating agreement or other organizational documents, or any indenture, judgment, order, decree, mortgage, loan agreement, contract, partnership or joint venture agreement, lease or other agreement or instrument to which Sublessor, or PESC is a party or by which Sublessor, or PESC or any of their property is bound, or result in the creation of any lien upon any of the property of Sublessor, or PESC. Without limiting the foregoing, all third-party approvals required in connection with the execution, delivery and performance by Sublessor, and PESC of this Sublease, have been obtained, given or made, including, without limitation, obtaining all approvals from Master Landlord, Lender and the City.

    15.2.4        All governmental approvals required in connection with the execution, delivery and performance by Sublessor, and PESC of this Sublease, have been obtained, given or made,

 

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including, without limitation, obtaining all approvals from any federal, state, county and municipal regulatory authorities.

15.2.5        No bankruptcy, reorganization, arrangement or insolvency proceedings are pending, threatened or contemplated by Sublessor, or PESC, and neither Sublessor, nor PESC has made a general assignment for the benefit of creditors.

15.2.6        The copy of the Master Lease attached hereto as Exhibit “A” is a true, correct, and complete copy of the Master Lease. The Master Lease is unmodified and in full force and effect and is the only agreement between Master Landlord and Sublessor relating in any way to the Premises except for the recorded Memorandum of Lease and the Parking Lease. Sublessor is the current tenant under the Master Lease, and Master Landlord is the current landlord under the Master Lease. There are no actions, suits or proceedings pending or threatened against, by, or affecting Sublessor that could reasonably be expected to affect title to the Premises or which question the validity or enforceability of the Master Lease in any court or arbitral forum or before any government authority, domestic or foreign.

15.2.7        The copy of the Parking Lease attached hereto as Exhibit “B” is a true, correct, and complete copy of the Parking Lease. The Parking Lease is unmodified except as provided on Exhibit B, and in full force and effect and is the only agreement between Master Landlord and Sublessor or the City relating in any way to the Parking Deck. Master Landlord is the current “Owner” under the Parking Lease, Sublessor is the current “Landlord” under the Parking Lease, and the City is the current “Tenant” under the Parking Lease. There are no actions, suits or proceedings pending or threatened against, by, or affecting Sublessor that could reasonably be expected to affect title to the Parking Deck or which question the validity or enforceability of the Parking Lease in any court or arbitral forum or before any government authority, domestic or foreign.

15.2.8        Except as provided in Section 3.8 of the Master Lease, Sublessor is the owner of a leasehold interest in the Premises, and had the right power and interest to enter into the Master Lease, which conveyed a valid leasehold interest to Sublessor in accordance with the terms of the Master Lease. There are no restrictions or other impediments either imposed by law (including, without limitation, applicable zoning and building ordinances) or by any contract or agreement that would prevent the use or occupancy of the Premises in the manner contemplated by the Master Lease or this Sublease or, to the knowledge of Sublessor, the use or occupancy of the Parking Deck in the manner contemplated by the Parking Lease or this Sublease. No portion of the Premises or the land beneath the Premises is located within any Special Flood Hazard Area designated by the Federal Emergency Management Agency, or in any area similarly designated by any other governmental authority. No portion of the Premises or the land beneath the Premises is subject to any other classification, designation, or preliminary determination of any agency of any federal, state or local government, or pursuant to any federal, state or local law that would restrict the use, development, occupancy, or operation, including, without limitation, any designation or classification as an archeological site, wetlands, historical site, or any classification or designation under the Endangered Species Act.

 

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15.2.9        There are no liens affecting the Premises (excluding the Parking Deck) other than the Permitted Liens. With respect to the Parking Deck, there are no liens affecting Sublessor’s interest in the Parking Deck.

15.2.10       The date through which Annual Base Rent and Operating Expenses have been paid is December 1, 2011.

15.2.11       There is no default by Sublessor in the payment of Annual Base Rent, Operating Expenses, the Facility Payment or any other Rent payable to Master Landlord under the Master Lease, and there is no other existing Event of Default by either Master Landlord or Sublessor under the Master Lease, and, to the knowledge of Sublessor, there are no acts or omissions under the Master Lease that have occurred that would constitute an Event of Default with or without notice and/or the passage of time. To Sublessor’s knowledge, Sublessor has no existing defenses against Master Landlord’s enforcement of the Master Lease.

15.2.12       All obligations of all parties under the Development Agreement and the Project Management Agreement have been satisfied in full and the Development Agreement and Project Management Agreement have expired by their terms.

15.2.13       There is no existing Landlord Event of Default (as defined in the Parking Lease) or Tenant Event of Default (as defined in the Parking Lease) under the Parking Lease, and, to the knowledge of Sublessor, there are no acts or omissions under the Parking Lease that have occurred that would constitute a Landlord Event of Default or Tenant Event of Default with or without notice and/or the passage of time.

15.2.14       To the knowledge of Sublessor, there are no setoffs, defenses, or counterclaims existing in favor of Sublessor against enforcement of the obligations to be performed under the Master Lease.

15.2.15       The Lease Commencement Date is August 24, 2004.

15.2.16       The Rent Commencement Date is June 1, 2005.

15.2.17       The Expiration Date of the Master Lease is August 24, 2035, unless renewed in accordance with the terms of the Master Lease. Pursuant to Section 2.3 of the Master Lease, Sublessor may renew the Master Lease for four (4) successive terms of five (5) years each. Pursuant to Section 2.5 of the Master Lease, Sublessor may renew the Master Lease with respect to the Parking Deck for one (1) term of ninety-nine (99) years. Sublessor has not exercised any renewal or extension rights under the Master Lease or the Parking Lease. Sublessor has no renewal or extension rights relating to the Premises except as described in this paragraph.

15.2.18       No one other than Sublessor, Sublessor’s employees and certain retired executives of Sublessor (all of whom shall vacate as space is delivered pursuant to Section 1.2 hereof) occupies or has any right to occupy, whether by assignment, lease, sublease, license or otherwise, any part of the Premises except for tenants under the Retail Leases and Roof Leases and the City pursuant to the Parking Lease.

 

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15.2.19        As of the date hereof, the monthly payment of Annual Base Rent payable under the Master Lease is $623,309.69 per month. Sublessor has not made any security deposits with Master Landlord under the Master Lease. There is no Supplemental Rent due under the Master Lease.

15.2.20        Sublessor has not exercised its right to purchase the Parking Deck pursuant to Section 2.5(b) of the Master Lease or otherwise. Sublessor has not exercised its Right of First Offer to Purchase with respect to the purchase the Premises pursuant to Section 36.13 of the Master Lease or otherwise. Master Landlord has not submitted the names of any potential purchasers of the Premises to Sublessor pursuant to Section 36.13 of the Master Lease or otherwise. Sublessor does not have any right to purchase the Premises or any part thereof except as described in this paragraph 15.2.20.

15.2.21        Sublessor has paid the Facility Payment in full pursuant to Section 3.3(b) of the Master Lease.

15.2.22        The Base Building Improvements and Interior Improvements have been Substantially Completed pursuant to the terms of the Master Lease.

15.2.23        The P-2 Residential Parking Area (as defined in the Parking Lease) has been released from the Parking Lease by the City to Sublessor pursuant to that certain First Amendment to Parking Facility Lease Agreement dated November 21, 2005. The P-2 Residential Parking Area has not been released from the Master Lease. To Sublessor’s knowledge, the Residential Development (as defined in the Parking Lease) has been completed and there were 61 spaces constructed in the Residential Development.

15.2.24        To Sublessor’s knowledge, there are no defects, whether latent or patent, with respect to the Building Structure, Building Systems, Parking Deck or Common Elements. To Sublessor’s knowledge, the Building Structure and Parking Deck are structurally sound and watertight, and the Building Systems and Common Elements (including elevators) are in good working order and repair. To Sublessor’s knowledge, the Premises does not violate, and the use and occupancy of the Premises is in compliance with all Applicable Laws, including, without limitation, the Americans with Disabilities Act of 1990 and zoning and land use regulations and all insurance underwriting guidelines and any environmental laws and regulations. The portions of the Premises occupied by Sublessor are not (and to Sublessor’s knowledge the Parking Deck and retail portions of the Premises are not) constructed, occupied, used or operated in violation of, and are not otherwise in violation of, and Sublessor has received no notice of any violations or potential violation of, any Applicable Laws.

15.2.25        No Casualty or Taking has occurred with respect to the Premises, and Sublessor has received no notice of any pending, threatened or contemplated Taking with respect to the Premises.

15.2.26        To Sublessor’s knowledge, (i) no portion of the Premises is used or has ever been used for the storage, processing, treatment or disposal of Hazardous Materials; the Improvements do not contain, nor have they ever contained, Hazardous Materials; no Hazardous Materials have been released, introduced, spilled, discharged or disposed of, nor has there been a threat of release, introduction, spill, discharge or disposal of Hazardous Materials,

 

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on, in, or under the Premises; (ii) there are no pending claims, administrative proceedings, judgments, declarations, or orders, whether actual or threatened, relating to the presence of Hazardous Materials on, in or under the Premises; the Premises are in compliance with all federal, state and local laws, codes, ordinances, rules, regulations, orders and requirements regarding the regulation of Hazardous Materials; (iv) no Hazardous Materials have been released, introduced, spilled, discharged or disposed of on, in or under any adjacent property; and (v) there are no underground storage tanks located on or in the Premises.

15.2.27        There are no encroachments on the Site and the Improvements are situated entirely within the boundaries of the Site and within applicable building lines.

15.2.28        Sublessor has heretofore paid all city, state and county ad valorem taxes and similar taxes and assessments, all sewer and water charges and all other governmental charges levied or imposed upon or assessed against the Premises for which Sublessor is responsible under the Master Lease or the Parking Lease, and none of the foregoing are currently past due or delinquent.

15.2.29        There are no unpaid brokerage fees or commission payable with respect to the Master Lease, the Parking Lease, the Retail Leases or the Roof Leases.

15.2.30        Sublessor has not received any notice that Master Landlord has made any assignment, pledge, or hypothecation of the Master Lease or the Premises (except to Lender in connection with the Loan).

15.2.31        Sublessor has not subleased, assigned, pledged, or hypothecated its interest in the Master Lease or the Premises, but has subleased the Parking Deck to the City pursuant to the Parking Lease and has subleased retail and roof portions of the Premises pursuant to the Retail Leases and Roof Leases, if any, respectively.

15.2.32        All utilities (including, without limitation, water, storm and sanitary sewer, electricity, gas, and telephone) are available on the Premises in capacities sufficient to serve and operate the Premises for the Use permitted by Section 5.1 above. The Premises have access to the streets and roads adjoining the Premises and such access is not limited or restricted.

15.2.33        There are no management, maintenance, service or other contracts with respect to the Premises (excluding the management, maintenance, service, and/or other contracts of the City with respect to the Parking Deck) other than those listed on Exhibit “H” attached hereto (the Service Agreements ”) ; and all of the Service Agreements can be canceled on thirty (30) days notice or less; the Service Agreements are presently in full force and effect, have not been modified, supplemented or amended, and, if in writing, are the entire agreement between Sublessor and the other parties thereto; Sublessor has fully and completely paid and performed all of its duties, obligations, liabilities and responsibilities under the Service Agreements arising on or before the date hereof; and, as of the Final Delivery Date, there will be no management, maintenance, service or other contracts with respect to the Premises (excluding the management, maintenance, service, or other contracts that the City enters into with respect to the Parking Deck) other than those Service Agreements which

 

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Sublessee elects, by written notice to Sublessor (delivered prior to the Final Delivery Date), to assume.

15.2.34        Between the date hereof and the Final Delivery Date, Sublessor shall operate the Premises in the ordinary course of business and shall maintain and repair the Premises (except for such portions of the Premises as have been delivered to Sublessee, which shall be maintained and repaired by Sublessee in the manner required hereunder, and such portions of the Parking Deck as are maintained by the City pursuant to the Parking Lease) in the manner required by the Master Lease and the Parking Lease so that, on the Final Delivery Date, the Premises will be in the same condition as it now exists, normal wear and tear, loss by Casualty and the performance of Sublessor’s Work excepted.

15.2.35        The Retail Leases and Roof Leases scheduled and identified on Exhibit “I” attached hereto (the Rent Schedule ”) are the only leases or other agreements for use, occupancy or possession of the Premises presently in force with respect to all or any portion of the Premises (excluding the Parking Deck, which is subject to the Parking Lease only), and the Rent Schedule correctly sets forth: (i) each space rented by number or other appropriate designation; (ii) the name of each tenant of each such space; (iii) the rent payable for use of each of the respective spaces; (iv) the status of rent payable; (v) the amount of any security or other deposit with respect to each such space; and (vi) any renewal option applicable to any of the Retail Leases or Roof Leases.

15.2.36        The Retail Leases and Roof Leases are all presently in full force and effect, have not been modified, supplemented or amended except as expressly set forth on the Rent Schedule, and are the entire agreement between Sublessor, PESC and the “lessees” or “tenants” thereunder; Sublessor and PESC have fully and completely performed all of the duties and obligations of the “lessor” or “landlord” or “intermediate landlord” under the Retail Leases and Roof Leases arising on or before the date hereof; there are no obligations of the “lessor” or “landlord” under any of the Retail Leases or Roof Leases to make or to pay for any improvements, alterations or additions to the premises covered thereby; there are no defaults by the “lessees” or “tenants” under any of the Retail Leases or Roof Leases, or any existing conditions that could become defaults with or without notice and/or the passage of time; there are no rentals which have been paid under any of the Retail Leases or Roof Leases more than one (1) month in advance; there are no rent concessions or offsets with respect to any of the Retail Leases or Roof Leases; there are no options in favor of the “lessees” or “tenants” under any of the Retail Leases or Roof Leases to purchase all or any portion of the Premises; there are no options in favor of the “lessees” or “tenants” to renew, extend or terminate the term of any of the Retail Leases or Roof Leases, except as expressly set forth on the Rent Schedule.

15.2.37        Between the Effective Date and the Final Delivery Date, Sublessor and PESC: (i) shall comply with all obligations of the “lessor” or “landlord” or “intermediate landlord” under the Retail Leases and the Roof Leases, if any; (ii) shall continue to carry and maintain in force all existing policies of insurance required by the Master Lease, the Retail Leases and the Roof Leases; (iii) shall not make or enter into any lease or other agreement for the use, occupancy or possession of all or any part of the Premises (including any Retail Leases and Roof Leases) or modify, amend or terminate any such agreement, or pursue remedies against any tenant under any Retail Leases or Roof Leases (specifically including, but not limited to, an eviction proceeding), without the prior written approval of Sublessee, which

 

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approval may be given or withheld by Sublessee in its sole discretion; (iv) shall notify Sublessee promptly of any breach or default under any Retail Leases or Roof Leases of which Sublessor becomes aware, (v) shall cause the tenants under the Retail Leases and Roof Leases to deliver updated estoppel certificates for the benefit of Sublessee (in the form previously requested of such tenants in connection with this Sublease) within thirty (30) days prior to the Final Delivery Date, and (vi) unless otherwise approved by Sublessee in connection with the approval of a lease or other agreement described in subsection (iii) above, shall not enter into any brokerage commission or fee agreement or arrangement with respect to any such lease or other such agreement without the prior written approval of Sublessee.

15.2.38        To Sublessor’s knowledge, the Loan Agreement and each of the Loan Documents are presently in full force and effect and no event (other than payments due but not yet delinquent) has occurred that, with or without notice and/or the passage of time would constitute an Event of Default (as defined in the Loan Agreement). Sublessor has not taken, or failed to take, any action with respect to the Loan that with or without notice and/or the passage of time would constitute or cause an Event of Default (as defined in the Loan Agreement).

15.2.39        Sublessor, and PESC will not take or permit any Sublessor Party to take any action which will cause any of the foregoing representations, warranties or covenants to be untrue or unperformed in any material respect on the Final Delivery Date.

15.2.40        All of the documents and material heretofore provided by Sublessor to Sublessee or its agents is true, correct and complete in all material respects, and not misleading in any material respects.

15.2.41        Each and every representation and warranty given by Sublessor under the Master Lease is true, correct, complete, and not misleading in any material respects, including, without limitation, the representations and warranties contained in Section 15.1 of the Master Lease.

15.3         Representations and Warranties of Sublessee . Sublessee hereby represents and warrants to Sublessor that the following are true and correct as of the Effective Date, and shall be true and correct (and deemed to have been restated) as of the Final Delivery Date:

15.3.1 Sublessee is a corporation, duly organized, validly existing and in good standing in the State of Delaware, with the corporate power to conduct its business as now conducted, to own or hold under lease its property, to sublease the Premises and to enter into and perform all of its obligations under this Sublease.

15.3.2 This Sublease has been duly authorized by all necessary corporate action on the part of Sublessee and has been duly executed and delivered by Sublessee, and the execution, delivery and performance hereof by Sublessee will not, (i) require any approval of the stockholders of Sublessee or any approval or consent of any trustee or holder of any indebtedness or obligation of Sublessee, or of any other third party, other than such consents and approvals as have been obtained, (ii) contravene any Applicable Laws binding on Sublessee or (iii) contravene or result in any breach of or constitute any default with or without notice and/or passage of time under Sublessee’s charter or by-laws or other organizational documents, or any indenture, judgment, order, decree, mortgage, loan agreement, contract,

 

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partnership or joint venture agreement, lease or other agreement or instrument to which Sublessee is a party or by which Sublessee or any of its property is bound, or result in the creation of any lien upon any of the property of Sublessee.

15.3.3 All governmental approvals required in connection with the execution, delivery and performance by Sublessee of this Sublease, have been obtained, given or made, including, without limitation, obtaining all approvals from any federal, state, county and municipal regulatory authorities.

15.3.4 No bankruptcy, reorganization, arrangement or insolvency proceedings are pending, threatened or contemplated by Sublessee, and Sublessee has not made a general assignment for the benefit of creditors.

15.3.5 There is not now pending or, to Sublessee’s knowledge, threatened, any action, suit or proceeding, legal, equitable or otherwise, before any court or governmental agency or body which might adversely affect Sublessee’s ability to perform its obligations hereunder.

15.3.6 Except for its agreement with Jones Lang LaSalle, Sublessee has entered into no other commission agreement with any third party with respect to the Sublease.

15.3.7 Neither the execution and delivery of this Sublease, nor the provisions hereof will result (either immediately or after the passage of time and/or the giving of notice) in breach or default by Sublessee under any agreement to which Sublessee is a party or by which Sublessee may be bound or which would have an effect upon Sublessee’s ability to perform fully its obligations under this Sublease.

15.3.8 The existing lease of Sublessee at Centennial Campus, Raleigh, NC shall not prohibit or adversely affect the ability of Sublessee to perform its duties and obligations hereunder.

15.3.9 Sublessee will not take or permit any Sublessee Party to take any action which will cause any of the foregoing representations or warranties to be untrue in any material respect on the Final Delivery Date.

16.         DEFAULTS AND REMEDIES .

16.1       Sublessee Default; Sublessor Remedies . The provisions of Article 16 of the Master Lease (regarding Default) and Article 17 of the Master Lease (regarding Remedies) are hereby made Incorporated Terms, as more particularly described in Section 17 below, such that in the event of Sublessee’s breach of the provisions of this Sublease and following expiration of the notice and cure periods provided in Section 16.1 of the Master Lease, Sublessor shall have available to it all remedies available to Master Landlord under Article 17 of the Master Lease in the event of a like default on the part of the Sublessor as tenant under the Master Lease; except that: (i) Sublessee’s obligations under Section 16.1(a) of the Master Lease shall relate only to the non-payment of Base Rent under this Sublease, and (ii) Sublessor shall not have the remedy provided in Section 17.1(f) of the Master Lease (and that provision shall not apply to this Sublease).

 

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16.2       Sublessor Default; Sublessee Remedies . If Sublessor or PESC fails to perform any of their respective obligations under this Sublease, or if any of Sublessor’s or PESC’s representations or warranties contained herein shall be or become untrue in any material respect, and such failure or untruth continues for more than thirty (30) days after delivery of a notice from Sublessee specifying the nature thereof, the same shall be deemed a default and Sublessee may at its option (a) incur, and deduct from Base Rent otherwise payable the expense necessary to perform any such obligation, or cure any such breach, and/or (b) pursue any and all rights and remedies available to Sublessee under this Sublease or at law or in equity, including, specific performance, a suit for damages and/or the right to seek termination of the Sublease. Notwithstanding anything to the contrary contained herein, Sublessee’s right to terminate the Lease pursuant to Section 1.2.4 above shall not be affected in any manner by this Section 16.2.

17.         PROVISIONS REGARDING THE MASTER LEASE .

17.1       Incorporated Terms . As and to the extent expressly set forth elsewhere in this Sublease, certain provisions of the Master Lease are hereby incorporated in and made a part of this Sublease with the same force and effect as though set forth at length herein (the Incorporated Terms ”). By virtue of such incorporation, the term “Landlord” as used in the Incorporated Terms, and the term “Lender” solely to the extent identified as a consent party in Articles 4, 7, 8, 12 and 14 of the Master Lease, shall be deemed, for purposes of this Sublease, to refer to Sublessor, the term “Tenant” as used in the Incorporated Terms shall be deemed, for the purposes of this Sublease, to refer to Sublessee, and the terms “Project”, “Premises” or “Demised Premises” shall be deemed, for purposes of this Sublease, to refer to the Premises. References in the Incorporated Terms to “Facility Payment”, “Annual Base Rent”, “Supplemental Rent” and/or “Rent” shall be deemed, for the purposes of this Sublease, to refer to Base Rent hereunder. All the rights and obligations conferred and imposed by the Incorporated Terms upon Sublessor, as tenant under the Master Lease, are hereby conferred and imposed upon Sublessee and accepted and assumed by Sublessee with respect to the Premises, except as otherwise expressly set forth in this Sublease. All the rights and obligations conferred and imposed by the Incorporated Terms upon Master Landlord, as landlord under the Master Lease, are hereby conferred and imposed upon Sublessor and accepted and assumed by Sublessor with respect to the Premises, except as otherwise expressly set forth in this Sublease. As more particularly set forth elsewhere in this Sublease, certain terms and conditions of the Master Lease are excluded from and shall not apply to this Sublease, or have been modified in their application to this Sublease, the Parties and/or the Premises. To the extent there is a conflict between the terms of this Sublease and the terms of the Master Lease, the terms of this Sublease shall control.

17.1.1         Specific Terms Incorporated . Without limiting the foregoing, it is specifically acknowledged and agreed by the Parties that, except as otherwise specifically provided in this Sublease, the following shall be deemed Incorporated Terms of the Master Lease, to which Sublessee shall succeed: any future development or air rights, purchase rights, rooftop rights, holdover rights, construction warranties and other rights as may be granted to Sublessor pursuant to the Master Lease or the Parking Lease or are otherwise controlled by Sublessor or its affiliates with respect to the Premises.

17.1.2         Specific Terms Excluded . Without limiting the foregoing, it is specifically acknowledged and agreed by the Parties that, except as otherwise specifically provided in this Sublease, the following duties and obligations of Sublessor under the Master Lease shall not be deemed Incorporated Terms, and shall not apply to this Sublease or be binding on Sublessee:

 

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Sublessor’s duties and obligations under the Master Lease relating to (a) time periods prior to the Final Delivery Date (except as otherwise provided herein with respect to portions of the Premises delivered to Sublessee prior to the Final Delivery Date), (b) time periods subsequent to the expiration of the Sublease Term (including, without limitation, rights, duties, or obligations under the Parking Lease relating to periods from or after the expiration of the Sublease Term (except as provided in Section 2.3 above)), (c) Annual Base Rent, the Facility Payment, Supplemental Rent, or any other Rent as defined and provided in the Master Lease, (d) construction of Base Building Improvements, (e) representations or warranties of Sublessor, (f) indemnification of Master Landlord, (g) the obligation to deposit any security deposit with Master Landlord or Lender, or (h) any other duty or obligation personal to Sublessor (such as the amount of Base Annual Rent payable by Sublessor under the Master Lease).

17.2         Sublessor’s Obligations . Sublessor shall not be obligated to perform, and shall not be liable for the performance by Master Landlord of, any of the obligations of the Master Landlord under the Master Lease, unless specifically noted as an Incorporated Term under this Sublease. Sublessor shall enforce, for the benefit of Sublessee, the obligations of Master Landlord to Sublessor under the Master Lease.

17.3         Sublessor’s Duties . Sublessor shall not exercise any rights under the Master Lease that would adversely affect Sublessee, including, but not limited to, termination of the Master Lease, without prior written consent being provided by Sublessee, which consent shall not be unreasonably withheld, conditioned or delayed. Sublessor shall maintain the Master Lease in good standing throughout the Sublease Term and shall enforce its rights against Master Landlord under the Master Lease in accordance with its obligations under this Sublease and, to the extent not inconsistent, in a commercially reasonable manner and shall not default (after the expiration of any applicable grace and/or cure periods) under the Master Lease.

17.4         Sublessor’s Right to Cure . Notwithstanding any other provision of this Sublease to the contrary, in the event of a breach of this Sublease by Sublessee that may cause a default under the Master Lease, Sublessor may, in addition to all other remedies and rights available to Sublessor at law or in equity or under this Sublease, at Sublessee’s expense and after written notice to Sublessee, cure such default or take such other action as may reasonably be required to prevent such matter from maturing into a default under the Master Lease. Sublessee shall pay such reasonable expenses so incurred by Sublessor within thirty (30) days after written demand therefor from Sublessor.

17.5         Sublessee’s Right to Cure . Sublessor shall promptly upon becoming aware thereof notify Sublessee of any breach by Sublessor of its duties or obligations under the Master Lease. In the event of a breach of the Master Lease by Sublessor that may cause a default under the Master Lease, Sublessee may, in addition to all other remedies and rights available to Sublessee at law or in equity or under this Sublease, at Sublessor’s expense and after written notice to Sublessor, cure such default or take such action as may reasonably be required to prevent such matter from maturing into a default under the Master Lease. Sublessor shall pay such reasonable expenses so incurred by Sublessee within thirty (30) days after written demand therefor from Sublessee, and if Sublessor shall fail to do so, Sublessee may offset from Base Rent due to Sublessor under this Sublease for such reasonable expenses.

 

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17.6      Master Lease and Alterations Agreement Indemnity .

  17.6.1 Master Lease Indemnity . In addition to the indemnities contained in Section 18.2, Sublessor hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessee), save and keep harmless Sublessee and its Indemnitees from and against any and all Claims arising out of or relating to any prior, existing, current or future default, breach, violation, or nonperformance by Sublessor under the Master Lease, including, without limitation, Claims arising out of or relating to defaults under any of the Incorporated Terms existing at the time such Incorporated Terms are incorporated herein, except to the extent such Claims are caused by the negligence or a willful act or omission of Sublessee or its Indemnitees. The provisions of this Section 17.6.1 shall survive expiration or termination of this Sublease and/or the Master Lease.

  17.6.2 Alterations Agreement Indemnity . In addition to the indemnities contained in Section 18.2, Sublessor hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessee), save and keep harmless Sublessee and its Indemnitees from and against any and all Claims arising out of or relating to any prior, existing, current or future default, breach, violation, or nonperformance by Sublessor under the Alterations Agreement, including, without limitation, Claims arising out of or relating to (i) Sublessor’s failure to perform the Tenant’s Removal Obligations (as defined in the Alterations Agreement) and (ii) Paragraphs 6 and 8 of the Alterations Agreement, except to the extent such Claims are caused by the negligence or a willful act or omission of Sublessee or its Indemnitees. The provisions of this Section 17.6.2 shall survive expiration or termination of this Sublease and/or the Master Lease.

17.7     Consent and Approval . During the Sublease Term, if at any time Sublessee is required to obtain Sublessor consent or approval pursuant to the Sublease and Master Landlord (and, if applicable, Lender) consent or approval is also required pursuant to the Master Lease, Sublessee shall first notify Sublessor of the need for Master Landlord (and, if applicable, Lender) consent or approval, and Sublessor shall promptly notify Master Landlord (and, if applicable, Lender) of the same, which notice shall (i) indicate that such consent or approval is for the benefit of Sublessee and (ii) request and authorize Master Landlord (and, if applicable, Lender) to deal directly with Sublessee with respect thereto. Pursuant to their obligations under their respective SNDAs, Master Landlord and Lender agree to do so, upon such request by Sublessor, and to communicate their consent or approval (or the withholding of same) to Sublessor and Sublessee. Master Landlord and Lender have consented to the foregoing pursuant to their respective SNDAs. Sublessor shall use all reasonable efforts to obtain for the benefit of Sublessee the consent or approval of Master Landlord (and, if applicable, Lender) where required as described above.

17.8     No Amendment or Termination of Master Lease or Other Agreements . Sublessor agrees not to consent to or effect any modification or amendment or termination of the Master Lease, the Parking Lease, the Retail Leases , the Roof Leases, the Edison Declaration, the Joint and Reciprocal Easement or the Other Appurtenant Agreements without the prior written consent of Sublessee, which consent, except as otherwise set forth herein, shall not be unreasonably withheld, conditioned or delayed. Pursuant to its SNDA, Master Landlord has agreed that Sublessee shall in no event be bound by any modification or amendment or termination of the Master Lease or the Parking Lease except to the extent such actions were approved in writing by Sublessee.

 

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18.         INDEMNIFICATION .

18.1     Master Lease Provisions Not Applicable . The indemnities of Master Landlord and Sublessor, and the other provisions, contained in Article 15 of the Master Lease shall not apply to this Sublease, or be deemed Incorporated Terms or the indemnities or agreements of Sublessor or Sublessee hereunder.

18.2     Sublessor Indemnity . In addition to the indemnities contained in Section 17.6 of this Sublease, Sublessor hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessee), save and keep harmless Sublessee and its Indemnitees from and against any and all Claims arising out of or relating to: (i) any matter or condition existing at any portion of the Premises at or prior to the date such portion of the Premises is delivered to Sublessee; (ii) any default, breach, violation, or nonperformance by Sublessor under this Sublease (including breach of any representation, warranty or covenant of Sublessor or PESC contained herein); or (iii) any act or omission of Sublessor or its Indemnitees, including, without limitation, injury to or death of any person or damage to property arising out of any work, construction, reconstruction, restoration, maintenance or other work to be done hereunder by Sublessor or its Indemnitees, including Sublessor’s Work, except in all cases to the extent such Claims are caused by a negligent or willful act or omission of Sublessee or its Indemnitees.

18.3     Sublessee Indemnity . Sublessee hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessor), save and keep harmless Sublessor and its Indemnitees from and against any and all Claims arising out of or relating to: (i) any default, breach, violation, or nonperformance by Sublessee under this Sublease (including breach of any representation, warranty or covenant of Sublessee contained herein and any default, breach, violation, or nonperformance by Sublessee hereunder that causes a default under the Master Lease); or (ii) Sublessee’s or its Indemnitees’ use or occupancy of the Premises or activities on or about the Premises, including, without limitation, injury to or death of any person or damage to property arising out of any work, construction, reconstruction, restoration, maintenance or other work to be done hereunder by Sublessee or its Indemnitees, including construction of the Sublessee Improvements, except in all cases to the extent such Claims are caused solely by the negligent or willful act or omission of Sublessor or its Indemnitees.

18.4     Indemnification Procedures . The party making a claim under this Section 18 (or Section 17.6) is referred to as the Indemnified Party ”, and the party against whom such claims are asserted under this Article 18 (or Section 17.6) is referred to as the Indemnifying Party .

   18.4.1   Third Party Claims . If any Indemnified Party receives notice of any claim or assertion brought by any person or entity who is not a Party or an affiliate or representative of a Party which might reasonably be expected to be the basis of an indemnity claim covered hereby (a Third Party Claim ”) against such Indemnified Party with respect to which the Indemnified Party is seeking or may seek indemnification under this Sublease, the Indemnified Party shall give the Indemnifying Party reasonably prompt written notice thereof, but in any event not later than thirty (30) calendar days after receipt of such notice of such Third Party Claim. The failure to give such prompt written notice shall not, however, relieve the Indemnifying Party of its indemnification obligations, except and only to the extent that the Indemnifying Party forfeits rights or defenses by reason of such failure. Such notice by the Indemnified Party shall describe the Third Party Claim in reasonable detail, shall include copies of all material written evidence thereof and shall indicate the estimated amount, if reasonably practicable, of the Claim that has

 

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been or may be sustained by the Indemnified Party. The Indemnifying Party shall have the right to participate in, or by giving written notice to the Indemnified Party, to assume the defense of any Third Party Claim at the Indemnifying Party’s expense and by the Indemnifying Party’s own counsel, and the Indemnified Party shall cooperate in good faith in such defense. In the event that the Indemnifying Party assumes the defense of any Third Party Claim, subject to Section 18.4.2, it shall have the right to take such action as it deems necessary to avoid, dispute, defend, appeal or make counterclaims pertaining to any such Third Party Claim in the name and on behalf of the Indemnified Party. The Indemnified Party shall have the right to participate in the defense of any Third Party Claim with counsel selected by it subject to the Indemnifying Party’s right to control the defense thereof. The fees and disbursements of such counsel shall be at the expense of the Indemnified Party, provided, however, if in the reasonable opinion of counsel to the Indemnified Party, (A) there are legal defenses available to an Indemnified Party that are different from or additional to those available to the Indemnifying Party; or (B) there exists a conflict of interest between the Indemnifying Party and the Indemnified Party that cannot be waived, the Indemnifying Party shall be liable for the reasonable fees and expenses of counsel to the Indemnified Party in each jurisdiction for which the Indemnified Party determines counsel is required. If the Indemnifying Party elects not to compromise or defend such Third Party Claim, fails to promptly notify the Indemnified Party in writing of its election to defend as provided in this Sublease, or fails to diligently prosecute the defense of such Third Party Claim, the Indemnified Party may, subject to Section 18.4.2, pay, compromise, defend such Third Party Claim and seek indemnification for any and all Claims based upon, arising from or relating to such Third Party Claim. The Indemnified Party and the Indemnifying Party shall cooperate with each other in all reasonable respects in connection with the defense of any Third Party Claim, including making available records relating to such Third Party Claim and furnishing, without expense (other than reimbursement of actual out-of-pocket expenses) to the defending party, management employees of the non-defending party as may be reasonably necessary for the preparation of the defense of such Third Party Claim.

18.4.2   Settlement of Third Party Claims . Notwithstanding any other provision of this Sublease, the Indemnifying Party shall not enter into settlement of any Third Party Claim without the prior written consent of the Indemnified Party, except as provided in this Section 18.4.2. If a firm offer is made to settle a Third Party Claim without leading to liability or the creation of a financial or other obligation on the part of the Indemnified Party and provides, in customary form, for the unconditional release of each Indemnified Party from all liabilities and obligations in connection with such Third Party Claim and the Indemnifying Party desires to accept and agree to such offer, the Indemnifying Party shall give written notice to that effect to the Indemnified Party. If the Indemnified Party fails to consent to such firm offer within ten (10) days after its receipt of such notice, the Indemnified Party may continue to contest or defend such Third Party Claim and in such event, the maximum liability of the Indemnifying Party as to such Third Party Claim shall not exceed the amount of such settlement offer. If the Indemnified Party fails to consent to such firm offer and also fails to assume defense of such Third Party Claim, the Indemnifying Party may settle the Third Party Claim upon the terms set forth in such firm offer to settle such Third Party Claim. If the Indemnified Party has assumed the defense pursuant to Section 18.4.1, it shall not agree to any settlement without the written consent of the Indemnifying Party (which consent shall not be unreasonably withheld, conditioned or delayed).

 

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  18.4.3   Direct Claims . Any action or proceeding by an Indemnified Party on account of a Claim which does not result from a Third Party Claim (a Direct Claim ”) shall be asserted by the Indemnified Party giving the Indemnifying Party reasonably prompt written notice thereof, but in any event not later than thirty (30) days after the Indemnified Party becomes aware of such Direct Claim. The failure to give such prompt written notice shall not, however, relieve the Indemnifying Party of its indemnification obligations, except and only to the extent that the Indemnifying Party forfeits rights or defenses by reason of such failure. Such notice by the Indemnified Party shall describe the Direct Claim in reasonable detail, shall include copies of all material written evidence thereof and shall indicate the estimated amount, if reasonably practicable, of the Claim that has been or may be sustained by the Indemnified Party. The Indemnifying Party shall have thirty (30) calendar days after its receipt of such notice to respond in writing to such Direct Claim. The Indemnified Party shall allow the Indemnifying Party and its professional advisors to investigate the matter or circumstance alleged to give rise to the Direct Claim, and whether and to what extent any amount is payable in respect of the Direct Claim and the Indemnified Party shall assist the Indemnifying Party’s investigation by giving such information and assistance (including access to the Indemnified Party’s premises and personnel and the right to examine and copy any accounts, documents or records) as the Indemnifying Party or any of its professional advisors may reasonably request. If the Indemnifying Party does not so respond within such thirty (30) day period, the Indemnifying Party shall be deemed to have rejected such claim, in which case the Indemnified Party shall be free to pursue such remedies as may be available to the Indemnified Party on the terms and subject to the provisions of this Agreement.

  18.4.4   Cooperation . Upon a reasonable request by the Indemnifying Party, each Indemnified Party seeking indemnification hereunder in respect of any Direct Claim, hereby agrees to consult with the Indemnifying Party and act reasonably to take actions reasonably requested by the Indemnifying Party in order to attempt to reduce the amount of Claims in respect of such Direct Claim. Any costs or expenses associated with taking such actions shall be included as Claims hereunder.

  18.4.5    Damages . Notwithstanding any provision of this Sublease to the contrary, no party hereto shall be liable to any other party hereto for incidental, indirect, consequential, or punitive damages. Notwithstanding anything to the contrary contained herein, Sublessee’s rights to the Delay Liquidated Damages shall not be affected in any manner by this Section 18.4.5.

  18.4.6     Survival . The provisions of this Article 18 shall survive expiration or termination of this Sublease.

19.       SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE.

19.1    Master Lease Provisions Not Applicable . The provisions contained in Article 19 of the Master Lease (regarding Subordination, Attornment and Nondisturbance) shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms.

19.2     Subordination to Master Lease . Simultaneously herewith, Master Landlord, Sublessor and Sublessee have entered into an SNDA (which shall survive and convey with all subsequent changes in ownership and/or subsequent financing of the Premises, and be recorded by Sublessee in the applicable real estate records), containing certain agreements of the parties thereto, and Master

 

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Landlord has executed and delivered a Landlord Estoppel Certificate containing certain representations and warranties of Master Landlord.

19.3         Subordination to Loan . Simultaneously herewith, Lender and Sublessee have entered into an SNDA (to be recorded by Sublessee in the applicable real estate records), containing certain agreements of the parties thereto and certain representations and warranties of Lender.

19.4         Subordination to Future Loans . Sublessee agrees to subordinate this Sublease to the lien of any future mortgage or deed of trust affecting the Premises; provided, however, that the holder(s) of such mortgage or deed of trust shall acknowledge in writing that this Sublease and Sublessee’s interest in and possession of the Premises shall not be disturbed and shall recognize and honor Sublessee’s rights hereunder, so long as Sublessee is not in default under the terms of this Sublease beyond any time permitted to cure such default, pursuant to an SNDA in substantially the form entered into by Lender as described in Section 19.3 above.

20.          SURRENDER OF PREMISES . Upon the expiration of the Sublease Term or earlier termination of this Sublease, Sublessee shall quit and surrender to Sublessor the Premises (excluding the Parking Deck, to the extent then subject to the Parking Lease, or any replacement thereto, and any portions of the Premises then subject to Retail Leases or Roof Leases, if any, or any replacements thereto) broom clean, but otherwise in its “as-is”, “where-is” condition, with all Sublessee Improvements and Alterations in place, except for (a) those improvements or alterations Sublessee has elected to remove pursuant to Section 6.7 above, and (b) removal by Sublessee, at Sublessee’s sole discretion, of Sublessee’s personal property from the Premises including under Section 23.1 below. The provisions of this Section 20 shall survive any expiration or termination of this Sublease. The provisions of Article 20 of the Master Lease shall not apply to Sublessee or to this Sublease, and shall not be Incorporated Terms.

21.          HOLDING OVER . Article 21 of the Master Lease grants to Sublessor certain rights in connection with holding over in possession of the Premises following expiration or earlier termination of the Master Lease, including, without limitation, the right to holdover in the Premises for up to six (6) months upon eighteen (18) months prior notice to Master Landlord (collectively, Holdover Rights ”). The Parties acknowledge and agree that Sublessee shall succeed to and enjoy the exclusive right to exercise the Holdover Rights. Should Sublessee elect to exercise the Holdover Rights, it shall provide notice to Master Landlord in the manner required by Article 21 of the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease. Master Landlord has consented to the foregoing pursuant to its SNDA. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2

 

35


above) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

22.         INSPECTIONS AND ACCESS . The provisions of Article 22 of the Master Lease (regarding Inspections and Access), are hereby made Incorporated Terms, as more particularly described in Section 17 above. It is specifically acknowledged and agreed by the Parties that Sublessee shall have the right to designate certain areas of the Premises (excluding the Parking Deck) as Secured Areas in the manner contemplated by Article 22 of the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease. Master Landlord has consented to the foregoing pursuant to its SNDA. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 above) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

23.         NAME OF PROJECT.

23.1     Right to Rename and Rebrand Building . On or before January 7, 2012, as part of Sublessor’s Work, Sublessor shall, at its sole cost and expense, remove all branding and signage from the Building and the Parking Deck (other than (a) signage and branding on or in the Building associated with the retail tenants in the Building in accordance with their respective rights under Retail Leases that are then in full force and effect, (b) signage and branding of the City (or its agent) on or in the Parking Deck in accordance with the City’s rights under the Parking Lease and (c) interior signage and branding (such as interior suite signage) relating exclusively to portions of the Premises not yet delivered to Sublessee); provided, however, that Sublessor shall remove the parapet sign on the roof of the Building (the Parapet Sign ”) on or before the earlier of: (i) the date that the proposed merger of Progress Energy (the parent of Sublessor) into Duke Energy has received final regulatory approval from each of the Federal Energy Regulatory Commission, the North Carolina Utility Commission, and the South Carolina Public Service Commission, and (ii) May 31, 2012. Beginning on January 1, 2012 and continuing through the Sublease Term, the Parties acknowledge and agree that Sublessee shall succeed to and enjoy the exclusive right to name the Building, in the manner contemplated by Article 23 of the Master Lease for so long as Sublessee continues to sublease and occupy not less than thirty­five percent (35%) of the Rentable Square Footage in the Building and, pursuant to their obligations under their respective SNDAs, Master Landlord and Lender shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease. It is acknowledged and agreed that the first measuring date for Sublessee’s sublease and occupancy of the Building for purposes of complying with the 35% requirements in this Section 23.1 and in Section 32 below shall be six (6) months following the Final Delivery Date. Master Landlord and Lender have consented to the foregoing pursuant to their respective SNDAs. Sublessee shall remove all exterior signage bearing its name or logo at the Premises upon expiration or

 

36


termination of this Sublease, as more particularly described in Section 6.7 above. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s and Lender’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s and Lender’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 above) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

23.2         Master Lease Terms Not Applicable . The provisions of Article 23 of the Master Lease shall not apply to Sublessee or to this Sublease, and shall not be Incorporated Terms.

24.         MERGER OF ESTATES; SURRENDER OF LEASE . The provisions of Article 24 of the Master Lease (regarding Merger) are hereby made Incorporated Terms, as more particularly described in Section 17 above.

25.         WAIVER . The provisions of Article 25 of the Master Lease (regarding Waiver) are hereby made Incorporated Terms, as more particularly described in Section 17 above.

26.         SALE BY LANDLORD . The provisions of Article 26 of the Master Lease shall not apply to the Sublessee or to this Sublease and shall not be Incorporated Terms.

27.         ESTOPPEL CERTIFICATES . The provisions of Article 27 of the Master Lease (regarding Estoppel Certificates) are hereby made Incorporated Terms, as more particularly described in Section 17 above.

28.         RIGHT TO PERFORMANCE . The provisions of Article 28 of the Master Lease (regarding Right to Performance) are hereby made Incorporated Terms, as more particularly described in Section 17 above.

29.         RIGHTS UNDER JOINT AND RECIPROCAL EASEMENT AND OTHER APPURTENANT AGREEMENTS . Article 29 of the Master Lease grants to Sublessor rights and obligations of Master Landlord arising under the Joint and Reciprocal Easement. From and after the Final Delivery Date (or such earlier date as the Parking Lease is assigned to Sublessee pursuant to Section 1.3.2 hereof), Sublessee shall succeed to and enjoy the rights, duties and obligations of Master Landlord and/or Sublessor under the Joint and Reciprocal Easement, and shall succeed to and enjoy the rights, duties and obligations of Sublessor under the Other Appurtenant Agreements, all as more particularly set forth in Section 1.6 above. Sublessor hereby represents and warrants to Sublessee as of the Effective Date and as of the Final Delivery Date that the Joint and Reciprocal Easement and the Other Appurtenant Agreements are in full force and effect and that Sublessor is not aware of any default thereunder by any party.

30.         SECURITY SERVICES . As and when portions of the Premises are delivered to

 

37


Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 30 of the Master Lease (regarding Security Services) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more particularly described in Section 17 above.

31.         NOTICES . Any notice, request or demand permitted or required to be given by the terms and provisions of this Sublease shall be in writing and shall be sent by United States certified mail, return receipt requested, or by a reputable expedited delivery service such as Federal Express using written proof of delivery, to the following addresses:

 

If to Sublessor:   

Carolina Power & Light dba Progress Energy Carolinas, Inc.

  

Progress Energy Building

  

410 South Wilmington Street

  

PEB LL3

  

Raleigh, North Carolina 27601

  

Attention: Director of Real Estate

With a copy to:

  

Christopher Cox

  

Progress Energy Service Company, LLC

Legal Department

  

Progress Energy Building

  

410 South Wilmington Street

  

Raleigh, North Carolina 27601

With a copy (which

shall not constitute notice

hereunder) to

  

Nelson Mullins Riley & Scarborough LLP

GlenLake One, Suite 200

4140 Parklake Avenue

Raleigh, NC 27612

Attn:     Cathy Rudisill, Esq.

If to Sublessee:

  

prior to the Final Delivery Date:

  

Red Hat, Inc.

1801 Varsity Drive

Raleigh, North Carolina 27606

Attn: Chief Financial Officer,

General Counsel, and Director, Worldwide Facilities

after the Final Delivery Date:

  

Red Hat, Inc.

100 East Davie Street

Raleigh, North Carolina 27607

Attn: Chief Financial Officer,

General Counsel, and Director, Worldwide Facilities

With a copy (which

shall not constitute notice

hereunder) to

  

Kilpatrick Townsend LLP

 

38


  

4208 Six Forks Road

Suite 1400

Raleigh, North Carolina 27609

Attn: B. Ford Robertson, Esq.

All such notices shall be deemed given upon receipt or upon refusal of the addressee to receive same as evidenced on any return receipt. Either Party may, by notice as aforesaid, designate different addressees or addresses for notices to it.

The provisions of Article 31 of the Master Lease shall not apply to Sublessee or this Sublease, and shall not be Incorporated Terms.

32.         SIGNAGE AND BUILDING IDENTITY . As more particularly described in Section 23 above, beginning on January 7, 2012 and continuing through the Sublease Term, the Parties acknowledge and agree that Sublessee shall succeed to and enjoy exclusive Signage Rights, in the manner contemplated by Article 32 of the Master Lease (subject to the rights of the Retail Tenants under the Retail Leases and the City under the Parking Lease and subject to delayed removal of the Parapet Sign as provided in Section 23.1), and, pursuant to their obligations under their respective SNDAs, Master Landlord and Lender shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease. Master Landlord and Lender have consented to the foregoing pursuant to their respective SNDAs. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s and Lender’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s and Lender’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 above) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

33.         EXCLUSIVE USE . The provisions of Article 33 of the Master Lease shall not apply to Sublessee or this Sublease, and shall not be Incorporated Terms.

34.         ROOF RIGHTS . As and when portions of the Premises are delivered to Sublessee in accordance with Section 1.2 and Section 6 hereof, the provisions of Article 34 of the Master Lease (regarding Roof Rights) shall be Incorporated Terms as to such portions delivered (excluding the Parking Deck during the term of the Parking Lease), as more particularly described in Section 17 above.

35.           SECURITY DEPOSIT; FINANCIAL STATEMENTS .

35.1         Security Deposit . Sublessee shall not provide a security deposit to Sublessor unless Sublessee’s Credit Rating falls below BB from S&P or Ba2 from Moody’s or any nationally recognized successor agency (a “ Downgrade Event ”). It shall also be a Downgrade Event if

 

39


Sublessee was rated but then ceases to be rated by S&P and Moody’s. If a Downgrade Event occurs, and Sublessor requests by written notice to Sublessee, Sublessee shall provide a security deposit to Sublessor in an amount equal to three (3) months’ of the then-applicable Base Rent in cash or by an irrevocable, unconditional letter of credit for the benefit of Sublessor and from a financial institution reasonably approved by Sublessor, which security deposit shall be returned to Sublessee within thirty (30) days after the written request of Sublessee and upon the earlier to occur of (a) the expiration of the Sublease Term or (b) Sublessee’s Credit Rating is no longer at a level that would be a Downgrade Event. Sublessor shall not require, and hereby waives, any security interest in Sublessee’s personal property at the Premises, including, without limitation, any statutory liens or security interests.

35.2         Financial Statements . If at any time Sublessee shall cease to be a publicly-traded company, Sublessee shall provide Sublessor a copy of Sublessee’s most recent audited financial statements within thirty (30) days (or within ten (10) business days if Sublessee is then in default under this Sublease beyond any applicable cure period) after written request by Sublessor therefor but no more often than one (1) time per calendar year.

36.           MISCELLANEOUS . Except as provided below, the provisions of Article 36 of the Master Lease (regarding Miscellaneous Items) are hereby made Incorporated Terms, as more particularly described in Section 17 above.

36.1         Recording . Regarding Section 36.7 of the Master Lease, the Parties and PESC agree to sign and deliver simultaneously herewith a Memorandum of Sublease in the form attached hereto as Exhibit “J” , to be recorded by Sublessee in the Wake County real estate records.

36.2         Brokers . Regarding Section 36.9 of the Master Lease, Sublessor hereby represents and warrants that it has not dealt with, and has no liability or obligations to, any real estate broker or agent in connection with this Sublease. Sublessee hereby represents and warrants that, other than Jones Lang LaSalle (whose commission shall be payable by Sublessee pursuant to separate agreement between Jones Lang LaSalle and Sublessee), it has not dealt with and has no liability or obligations to, any real estate broker or agent in connection with this Sublease.

36.3         Confidentiality . The provisions of Section 36.10 of the Master Lease (regarding Advertising and Marketing of the Project) shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms. The Parties will coordinate any public release of information in connection with this Sublease, or any term or provision of this Sublease, and no such public disclosure or release may be made without the prior written consent of Sublessor and Sublessee except to the extent required by Applicable Laws or applicable rules and regulations of a national stock exchange.

36.4         No Setoff; Limited Liability . The provisions of Section 36.12 of the Master Lease shall not apply to Sublessee or to this Sublease and shall not be Incorporated Terms. The Parties acknowledge and agree that the Base Rent and any other amounts payable hereunder by Sublessee or Sublessor shall be paid without notice, demand, counterclaim, setoff, recoupment, deduction or defense and without abatement, suspension, deferment, diminution or reduction, except as otherwise provided herein. It is expressly understood and agreed that there is and shall be absolutely no personal liability on the part of either Party or any partner, shareholder, member or beneficiary of any Party or its successors or permitted assigns with respect to the provisions of this Sublease.

 

40


36.5         Right of First Offer to Purchase . Regarding Section 36.13 of the Master Lease, granting to Sublessor a Right of First Offer to Purchase, the Parties acknowledge and agree that during the Sublease Term, Sublessee shall succeed to and enjoy the exclusive right to exercise the Right of First Offer to Purchase, and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease. Master Landlord has consented to the foregoing pursuant to its SNDA. Notwithstanding the foregoing, to the extent that the Right of First Offer to Purchase is available for exercise and must be exercised (to avoid the lapse of such right) prior to expiration of the Sublease Term, Sublessee will consult and cooperate with Sublessor in the event Sublessee elects not to exercise the Right of First Offer to Purchase, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so prior to lapse of same. Notwithstanding anything to the contrary, the foregoing right(s) shall revert exclusively to Sublessor, Sublessee shall have no further right to exercise the same, and Master Landlord’s agreement with respect thereto shall terminate and expire, upon the earlier to occur of (i) August 23, 2035 or (ii) Master Landlord’s receipt of a Notice of Termination. Sublessor covenants and agrees not to deliver a Notice of Termination to Master Landlord prior to: (i) the occurrence of an Event of Default by Sublessee (including the expiration of any applicable notice and/or cure periods provided herein) which entitles Sublessor to terminate this Sublease; (ii) Sublessee’s receipt of written notice of Sublessor’s election to terminate this Sublease; and (iii) the expiration of a period of ten (10) days following Sublessee’s receipt of such notice of election to terminate. Should Sublessor improperly send a Notice of Termination, the same shall constitute an immediate event of default under this Sublease (without the benefit of any notice or cure periods otherwise provided for in Section 16.2 above) and Sublessee shall have all rights and remedies available to it hereunder, at law or in equity, including, without limitation, injunctive relief.

36.6         Other . The provisions of Section 36.19 (regarding Recharacterization as Capital Lease), Section 36.20 (regarding Sales) and Section 36.21 of the Master Lease (regarding Payment of Loan) shall not apply to Sublessee or this Sublease and shall not be Incorporated Terms.

36.7         Attorney’s Fees. If, during the Sublease Term, Sublessor or Sublessee institutes any action or proceeding against the other relating to the provisions of this Sublease or any default hereunder, the unsuccessful party in such action or proceeding agrees to reimburse the successful party for the reasonable expenses of such action or proceeding, including reasonable attorneys’ fees and disbursements incurred by the successful party, regardless of whether the action or proceeding is prosecuted to judgment. The term “attorneys’ fees” wherever used in this Sublease, shall mean only the reasonable charges for services actually performed and rendered, of independent, outside legal counsel who are not the employees of the party in question.

36.8.         Time . Time is of the essence of the provisions of this Sublease.

36.9         Force Majeure . The duties and obligations of each party hereto (except for any monetary obligation shall be subject to Force Majeure. Notwithstanding the provisions of this Section 36.9, this Section shall not act to increase the limited period of Force Majeure delay permitted in Section 1.2.3, and shall not apply at all with respect to Section 1.2.4.

[Signatures Begin on Following Page]

 

41


IN WITNESS WHEREOF, the Parties have executed and delivered this Sublease as of the date first set forth above.

 

SUBLESSOR :

CAROLINA POWER & LIGHT

COMPANY, a North Carolina corporation,

d/b/a PROGRESS ENERGY CAROLINAS,

INC.

By:   /s/ Mark F. Mulhern
Name:   Mark F. Mulhern
Title:  

Chief Financial Officer and

Senior Vice President

 

SUBLESSEE :

RED HAT, INC., a Delaware corporation
By:   /s/ Charles E. Peters, Jr.
Name: Charles E. Peters, Jr.
Title: EVP & Chief Financial Officer

 

Signature Page to Sublease (1 of 2)


Consent and Acknowledgement Rider

PESC hereby executes this Sublease in order to acknowledge and agree that the agreements of PESC set forth in the following sections of this Sublease are and shall be the legally binding agreements of PESC, enforceable by Sublessee in accordance with their respective terms: Sections 1.4, 1.5, 15.2.2, 15.2.3, 15.2.4, 15.2.5, 15.2.35, 15.2.36, 15.2.37, 15.2.39, 16.2 and 36.1 .

 

PESC:

PROGRESS ENERGY SERVICE COMPANY, LLC
By:   /s/ Mark F. Mulhern
Name:   Mark F. Mulhern
Title:   Senior Vice President

 

Signature Page to Sublease (2 of 2)


EXHIBIT “A”

MASTER LEASE

[See Attached.]


 

 

  

LOGO

LEASE AGREEMENT

 

LANDLORD:

    

JPMorgan Trust Company, National Association,

 

as Owner Trustee

 

TENANT:

     Progress Energy Carolinas, Inc.

PROPERTY:

     Corporate Headquarters Building
    

 

DATE: April 10, 2003

 

 

 

 

 

 

 

 

 


TABLE OF CONTENTS

 

LEASE AGREEMENT

     1   

A. DEFINITIONS

     1   

B. SPECIFIC TERMS AND CONDITIONS

     1   

ARTICLE 1. – PREMISES

     16   

1.1         Lease of Project

     16   

ARTICLE 2. – TERM

     16   

2.1         Effective Date

     16   

2.2         Term of Lease

     16   

2.3         Options to Extend

     16   

2.4         Lease Provisions Applicable

     17   

2.5         Options to Renew Lease of Parking Deck and Purchase Parking Deck

     17   

2.6         Use of Parking Deck

     19   

ARTICLE 3. — RENT

     20   

3.1         Payment of Rent

     20   

3.2         Free Rent Period

     21   

3.3         Rent Commencement Date

     21   

3.4         Supplemental Rent

     22   

3.5         Taxes; Rent Taxes

     22   

3.6         Definition of Rent

     23   

3.7         Late Charge

     23   

3.8         Treatment for Tax and Accounting Purposes

     23   

3.9         True Lease

     24   

3.10       Allocated Rent

     24   

3.11       Tenant’s Waivers

     24   

ARTICLE 4. — OPERATING EXPENSES

     25   

4.1         Tenant’s Responsibility for Operating Expenses

     25   

4.2         Tax Protests

     25   

4.3         Litigation; Zoning; Joint Assessment

     26   

 

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(cont’d)

 

ARTICLE 5. — USE

     26   

5.1         Permitted Use

     26   

5.2         Restriction on Use

     26   

5.3         Restaurant Sublease Guidelines

     27   

ARTICLE 6. — CONSTRUCTION; ACCEPTANCE AS IS

     27   

6.1         Construction of Improvements

     27   

6.2         Waivers

     27   

6.3         Tenant’s Right to Enforce Warranties

     28   

ARTICLE 7. — ALTERATIONS AND ADDITIONS

     29   

7.1         Tenant’s Rights to Make Alterations

     29   

7.2         Installation of Alterations

     30   

7.3         Interior Improvements - Treatment at End of Lease

     31   

7.4         Lobby Alterations

     31   

ARTICLE 8. — COMPLIANCE WITH APPLICABLE LAWS (INCLUDING ENVIRONMENTAL LAWS)

     32   

8.1         Compliance

     32   

8.2         Notices

     33   

ARTICLE 9. — NO LIENS BY TENANT

     33   

9.1         No Liens

     33   

ARTICLE 10. — REPAIRS TO PROJECT, INCLUDING THE PARKING DECK

     34   

10.1       Scope of Tenant’s Obligations

     34   

10.2       Landlord’s Right of Entry to Make Repairs

     35   

10.3       Building Structure and Building Systems

     35   

ARTICLE 11. — BUILDING SERVICES

     36   

11.1       Standard Building Services

     36   

11.2       Additional Services

     36   

11.3       Tenant’s Right to Elect Service Provider

     36   

ARTICLE 12. — ASSIGNMENT AND SUBLETTING

     36   

12.1       Right to Sublease and Assign

     36   

12.2       Affiliates

     39   

 

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(cont’d)

 

12.3       Merger, Consolidation or Acquisition

     39   

12.4       Additional Requirements Applicable to Sublease and Assignment

     40   

12.5       Landlord’s Right to Assign

     40   

12.6       Occupancy; License By Others

     40   

12.7       Requirements and Conditions

     41   

12.8       Event Revenues for Common Areas

     41   

ARTICLE 13. — INSURANCE

     41   

13.1       Tenant’s Insurance

     41   

ARTICLE 14. — LOSS, DAMAGE, DESTRUCTION AND TAKING

     43   

14.1       Risk of Loss on Tenant

     43   

14.2       No Notice of Termination

     43   

14.3       Tenant’s Termination Notice

     45   

14.4       Reaffirmation of Lease

     47   

ARTICLE 15. — LANDLORD AND TENANT REPRESENTATIONS AND COVENANTS

     48   

15.1       Representations and Warranties of Tenant

     48   

15.2       Representation and Warranties of Landlord

     49   

ARTICLE 16. — DEFAULTS

     49   

16.1       Default by Tenant

     49   

ARTICLE 17. — LANDLORD’S REMEDIES AND RIGHTS

     50   

17.1       Remedies

     50   

17.2       Remedies Not Exclusive

     53   

17.3       Enforceability

     53   

ARTICLE 18. — INDEMNITIES AND ATTORNEYS’ FEES

     53   

18.1       Attorney Fees

     53   

18.2       General Indemnification

     53   

ARTICLE 19. — SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE

     56   

19.1       Obligations of Tenant

     56   

19.2       Landlord’s Right to Assign

     56   

19.3       Tenant’s Consent to Assignment for Indebtedness

     56   

19.4       Attornment by Tenant

     58   

 

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(cont’d)

 

19.5       Non-Disturbance

     58   

ARTICLE 20. — SURRENDER OF PREMISES

     58   

ARTICLE 21. — HOLDING OVER

     59   

21.1       Holdover Provision

     59   

21.2       Tenant’s Right to Hold Over With Notice

     59   

ARTICLE 22. — INSPECTIONS AND ACCESS

     59   

22.1       Entry by Landlord

     59   

22.2       Secured Areas

     60   

ARTICLE 23. — NAME OF PROJECT

     60   

ARTICLE 24. — MERGER OF ESTATES; SURRENDER OF LEASE

     60   

ARTICLE 25. — WAIVER

     61   

ARTICLE 26. — SALE BY LANDLORD

     61   

ARTICLE 27. — ESTOPPEL CERTIFICATES

     61   

ARTICLE 28. — RIGHT TO PERFORMANCE

     62   

ARTICLE 29. — RIGHTS UNDER THE JOINT AND RECIPROCAL EASEMENT

     62   

ARTICLE 30. — SECURITY SERVICES

     62   

30.1       Tenant’s Obligation to Furnish Security Services

     62   

30.2       Tenant’s Right to Install Security System

     62   

ARTICLE 31. — NOTICES

     62   

ARTICLE 32. — SIGNAGE AND BUILDING IDENTITY

     62   

ARTICLE 33. — EXCLUSIVE USE

     64   

ARTICLE 34. — ROOF RIGHTS

     64   

ARTICLE 35. — SECURITY DEPOSIT

     65   

ARTICLE 36. — MISCELLANEOUS

     65   

36.1       Authorization to Sign Lease

     65   

36.2       Entire Agreement

     65   

36.3       Severability

     65   

36.4       Gender and Headings

     65   

36.5       Exhibits

     66   

36.6       Quiet Enjoyment

     66   

 

iv


TABLE OF CONTENTS

(cont’d)

 

36.7       No Recordation

     66   

36.8       Cumulative Remedies

     66   

36.9       Brokers

     66   

36.10           Advertising and Marketing of Project

     67   

36.11           Consent/Duty to Act Reasonably

     67   

36.12           Net Lease, No Setoff, Etc.

     67   

36.13           Right of First Offer to Purchase

     69   

36.14           Survivability

     71   

36.15           Covenants and Agreements

     72   

36.16           Interest on Past Due Obligations

     72   

36.17           When Payment Is Due

     72   

36.18           Time is of the Essence

     72   

36.19           Recharacterization as Capital Lease

     72   

36.20           Sales

     72   

 

v


LEASE AGREEMENT

This LEASE AGREEMENT (“ Lease ”) , dated as of April 10, 2003, with an effective date as set forth in Section 2.1 hereto, is made and entered into by and between JPMorgan Trust Company, National Association, not in its individual capacity, but solely as Owner Trustee of the CA Raleigh Owner Trust under a Trust Agreement dated as of April 1, 2003 (“ Landlord ”) and Progress Energy Carolinas, Inc. (“ Tenant ”) .

A.

DEFINITIONS

The following definitions are incorporated into the Lease attached hereto and said provisions shall have the following meanings throughout the Lease:

 

ACM:   

Asbestos-containing materials.

ADA:   

Americans with Disabilities Act of 1990, 42 U.S.C. 12101 et seq ., as amended.

Additional Services:   

As defined in Section 11.2.

Affiliate:   

With respect to Landlord, Tenant or Lender, as the case may be, a Person or Persons directly or indirectly, through one or more intermediaries, controlling, controlled by or under common control with Landlord, Tenant or Lender. The term control as used in the immediately preceding sentence, means, with respect to a Person that is an entity, the right to exercise, directly or indirectly, more than fifty percent (50%) of the voting rights attributable to the shares or other voting interests of the controlled entity or the possession, directly or indirectly, of the power otherwise to direct or cause the direction of the management or policies of the controlled entity.

Allocated Rent:   

As defined in Section 3.10.

Alterations:   

Any and all alterations, additions, and/or improvements to any portion of the Premises made by or for Tenant following the Lease Commencement Date and which are not either (i) Interior Improvements, or (ii) maintenance or repairs of existing fixtures or improvements.

Annual Base Rent:   

As defined in Section 3.1.

 

1


Applicable Laws:   

All existing and future applicable laws (including common laws), rules, regulations, statutes, treaties, codes, ordinances, permits, certificates, orders and licenses of and interpretations by, any Governmental Authorities, and applicable judgments, decrees, injunctions, writs, orders or like action of any court, arbitrator or other administrative, judicial or quasi­judicial tribunal or agency of competent jurisdiction (including those pertaining to health, safety or the environment and those pertaining to the construction, use or occupancy of the Project), and any reciprocal easement agreement, covenant, other agreement or deed restriction or easement of record affecting the Building, Premises, Project or Site.

Appraisal Procedure:   

The Fair Market Rental Value shall be the average of two appraisals of the monthly rental value of the property to be leased in the Building taking into consideration the credit worthiness of the Tenant. Each of the Tenant and the Landlord shall select an appraiser. Each appraiser must be an independent party that is an approved member of MAI or a similar real estate appraisal organization of national recognition, doing business in North Carolina and having experience in the appraisal of office buildings. The parties shall endeavor to cause the Fair Market Rental Value to be determined within 90 days from the Extension Notice. Each party shall bear the expense of the appraiser selected by it. If the two appraisals differ by more than 5%, then the parties will mutually select a third appraiser. An average of the two appraisals (or three appraisals if a third appraiser is selected) will be the Fair Market Rental Value. The cost of the third appraisal will be split equally between Tenant and Landlord.

Approved Environmental Consultant:   

Any environmental consultant to Tenant of national standing and reasonably approved by Landlord and Lender.

Approved Project Budget:   

The detailed estimate of Project costs attached as Exhibit “A” to the Development Agreement.

Architect:   

As set forth in Exhibit “B.”

Base Building Improvements:   

All elements of the Improvements other than the Interior Improvements, as set forth in the Base

 

2


  

Building Plans.

Base Building Plans:   

Collectively, those certain drawings, elevations, plans and specifications describing the Project as set forth in Exhibit “B.”

Basic Term:   

The period commencing on the Lease Commencement Date and ending on the Expiration Date, unless earlier terminated as specifically provided in the Lease.

Broker(s):   

None.

Building:   

A mixed use structure containing (a) approximately 365,000 square feet of office space, (b) approximately 21,000 square feet of Retail Space, and (c) the Parking Deck located on the Site and more particularly described in the Base Building Plans.

Building Structure:   

As set forth in Section 10.3.

Building Systems:   

As set forth in Section 10.3.

Business Day:   

Any day other than a Saturday, Sunday or other day on which banks are authorized to be closed in Newport Beach, California, New York, New York, or Raleigh, North Carolina.

Calendar Year:   

The period from January 1 to December 31.

Casualty:   

As defined in Section 14.2(b).

Certificate of Compliance   

The certificate of compliance issued by the City for the Base Building Improvements, including the Parking Deck, upon substantial completion.

City:   

The City of Raleigh, North Carolina, a municipal corporation.

Closing Date   

As defined in Section 14.3(c).

Common Areas:   

All driveways and roadways now or hereafter located within the Project, walkways now or hereafter located within the Project, all utility lines, pipes, wires, cables and other utility facilities now or hereafter located within and serving the Project or otherwise exclusively serving the Project, any

 

3


  

retention or detention facilities now or hereafter serving the Project, any storm and sanitary sewers, culverts, drains, headwalls, manholes and related equipment now or hereafter located within the Project, all grounds and landscaping within the Project, all covered walkways, tunnels, or other means of access to the Project, together with all hallways, lobbies, bathrooms, corridors, elevators, entrances and exits, stairways and other similar areas within the Project.

Communications Equipment:   

As defined in Article 34.

Contract Rate:   

1.0% per annum in excess of the prime or base rate of interest announced from time to time by Wachovia Bank

Contractor:   

Brasfield & Gorrie, LLC

Cost to Repair   

As defined in Section 14.2(b).

Critical Areas:   

Those portions of Premises, to be designated from time to time in writing by Tenant, which are utilized by Tenant for time sensitive or twenty-four (24) hour processes or operations and for which provision of repairs requires priority treatment or advance scheduling as expressly provided in Section 10.2 of this Lease.

Current Term:   

The Term of the Lease including any Renewal Terms which have been exercised by the Tenant.

Deed of Trust:   

As defined in the Loan Agreement.

Default Sale Closing Date:   

As defined in Section 17.1(f).

Default Sale Option Date:   

As defined in Section 17.1(f).

Default Sale Purchase Price:   

As defined in Section 17.1(f).

Development Agreement   

The Agreement for Development dated as of April 10, 2003 between Landlord, Progress Energy Service Company, LLC and Carter & Associates, L.L.C.

Disbursing Account:   

As defined in the Project Management Agreement.

 

4


Effective Date:   

As defined in Section 1.1.

Environmental Laws:   

All federal, state or local laws, ordinances, rules, orders, statutes, decrees, judgments, injunctions, codes, regulations and common law (a) relating to the environment, human health or natural resources; (b) regulating, controlling or imposing liability or standards of conduct concerning Hazardous Materials; (c) relating to the remediation of real property, including investigation, response, clean-up, remediation, prevention, mitigation or removal of Hazardous Materials; or (d) requiring notification or disclosure of releases of Hazardous Materials or any other environmental conditions on or migrating from the Property, as any of the foregoing may have been or may be amended, supplemented or supplanted from time to time, including the Resource Conservation and Recovery Act of 1976 (“RCRA”), 42 U.S.C. §§ 6901 et seq., as amended by the Hazardous and Solid Waste Amendments of 1984, the Comprehensive Environmental Response, Compensation and Liability Act, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. §§ 9601 et seq. (“CERCLA”), the Hazardous Materials Transportation Act of 1975, 49 U.S.C. §§ 1801-1812, the Toxic Substances Control Act, 15 U.S.C. §§ 2601-2671, the Clean Air Act, 42 U.S.C. §§ 7041 et seq., the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§ 136 et seq., the North Carolina Oil Pollution and Hazardous Substances Control Act, and the North Carolina Inactive Hazardous Sites Act, as any of the foregoing may have been or may be amended, supplemented or supplanted from time to time.

Estoppel Certificate:   

As defined in Article 27.

Event of Default:   

As defined in Article 16.

Event of Loss:   

As set forth in Section 14.3(a).

Excluded Borrower Costs and Expenses:   

Any costs and expenses are incurred or expended by Lender pursuant to any of the Loan Documents, as a result solely of the following: (a) an action by Landlord prohibited by any of the Loan Documents, or (b) an omission or failure by Landlord to take an action or fulfill an obligation required under any of

 

5


  

the Loan Documents other than any of the following actions or obligations: (i) the payment of money (except for the failure to pay the costs and expenses incurred by Lender covered by clauses (a) and (b)(ii) of this paragraph) or (ii) any other action or obligation required to be taken or fulfilled that Tenant can reasonably take or fulfill on behalf of Landlord or in Landlord’s stead, or (iii) prior to the Rent Commencement Date, any other action required to be taken by Landlord , or any action that Lender is permitted to take, in each case under any of the Loan Documents, in order to preserve or protect the assets of Landlord that are collateral for the Loan or to enforce the Landlord’s rights under any agreements that are collateral for the Loan.

Expiration Date:   

31 Years after the Lease Commencement Date provided, however, that this Lease is subject to earlier termination or extension as expressly provided herein.

Extension Notice:   

As defined in Section 2.2(a).

Facility Payment:   

An amount equal to the payment due to Tenant from the City, which amount equals the product of (a) the number of parking spaces in the Parking Deck multiplied by (b) $13,200.

Fair Market Rental Value:   

The fair market monthly rental value that would be obtained in an arm’s-length transaction between an informed and willing lessee and an informed and willing lessor, in either case under no compulsion to lease, and neither of which is related to Landlord or Tenant, for the lease of the Premises on the terms set forth, or referred to, in Section 2.3 of the Lease.

Federal Bankruptcy Code:   

The Bankruptcy Reform Act of 1978 as amended and as may be further amended.

Free Rent Period:   

As defined in Section 3.2.

Governmental Authority:   

Any United States federal, state, county, local, municipal or other governmental or regulatory authority, subdivision, agency, board, body, commission, instrumentality, court or quasi governmental authority (or private entity in lieu thereof), including without limitation any federal,

 

6


    

state, local or municipal taxing authority or similar agency.

Hazardous Materials:   

Any and all toxic or hazardous substances, chemicals, materials or pollutants which are regulated, governed, restricted or prohibited by any federal, state or local law, decision, statute, rule or ordinance currently in existence or hereafter enacted or rendered.

Holdover Election Notice:   

As defined in Section 21.2.

HVAC Unit:   

As defined in Article 34.

Improvements:   

The Building, the Parking Deck and all other buildings, structures, infrastructure, site improvements, landscaping and other onsite or offsite improvements of any kind or nature whatsoever relating to the Project now existing or hereafter constructed on the Site.

Indemnitee:   

The Landlord, all direct or indirect beneficial owners of the Landlord, the Lender, CA Partners, LLC, and their respective Affiliates and the respective officers, directors, owners agents, successors and assigns of all of the foregoing.

Insolvent   

With respect to the Tenant (i) the fair value of the property of the Tenant is less than the amount of the Tenant’s liabilities (including disputed, contingent and unliquidated liabilities) as such value is established and of liabilities evaluated for purposes of Section 101(32) of the Bankruptcy Code and, in the alternative, for purposes of the North Carolina Uniform Fraudulent Transfer Act; (ii) the present fair saleable value of the property of the Tenant is less than the amount that will be required to pay the liabilities of the Tenant on its debts as they become absolute and matured; (iii) the Tenant is not able to realize upon its property and pay its debts and other liabilities (including disputed, contingent and unliquidated liabilities) as they mature in the normal course of business; (iv) the Tenant is not engaged in business or a transaction, and is not about to engage in business or a transaction, for which the Tenant’s property would constitute unreasonably small capital; or (v) the Tenant does not intend to and does not believe that it will incur debts or liabilities beyond

 

7


  

the Tenant’s ability to pay as such debts and liabilities mature.

Interior Improvements:   

All elements of the Improvements other than the Base Building Improvements, as set forth in the Interior Improvements Plans.

Interior Improvements Allowance:   

The line item of the Approved Project Budget constituting an allowance for the Interior Improvements, subject to any limitations in the Loan Agreement on Loan proceeds that can be drawn by Landlord after the Lease Commencement Date.

Interior Improvements Plans:   

As set forth in Exhibit “B.”

Investment Grade:   

The senior unsecured obligations of such Person shall have a Rating of BBB- or higher by Standard & Poor’s, or Baa3 or higher by Moody’s

Joint and Reciprocal Easement:   

The Joint and Reciprocal Easement Agreement dated April 10, 2003, between the City and the Tenant.

Landlord:   

JPMorgan Trust Company, National Association, not in its individual capacity, but solely as Owner Trustee of the CA Raleigh Owner Trust under the Trust Agreement dated as of April 1, 2003

Landlord’s Address for Notices:   

JPMorgan Trust Company, National Association

560 Mission Street, 13 th Floor

San Francisco, CA 94105

Attention: Corporate Trust Department

 

With a copy to:

 

CA Raleigh, LLC

30101 Agoura Court, Suite 234

Agoura Hills, California 91301

Landlord’s Equipment:   

All machinery, apparatus, equipment, fittings, appliances and fixtures of every kind and nature now or hereafter located on the Site and purchased with the proceeds of the Loan, and all plumbing, gas, electrical, ventilating, heating, air conditioning, lighting and other mechanical and utility systems and all other building systems and fixtures attached to or

 

8


  

comprising a part of the Improvements.

Lease Commencement Date   

As defined in Section 2.2.

Lease Operative Documents:   

This Lease, the Parking Deck Lease and the Joint and Reciprocal Easement.

Lease Year:   

Lease Year shall refer to the Year beginning on the Lease Commencement Date and to each Year thereafter beginning on the anniversary of the Lease Commencement Date.

Lien:   

Any lien, mortgage, pledge, charge, security interest or encumbrance of any kind, or any other type of preferential arrangement that has the practical effect of creating a security interest on the Premises or any portion thereof or interest therein, including, without limitation, any thereof arising under any conditional sale agreement, capital lease or other title retention agreement.

Lender:   

Pacific Life Insurance Company or any subsequent holder of the Mortgage.

Loan:   

The loan obtained by Landlord from Lender with respect to the Project.

Loan Agreement:   

The Loan Agreement dated as of April 10, 2003 between Landlord and Lender

Loan Documents:   

As defined in the Loan Agreement.

Make-Whole Premium:   

As defined in the Loan Documents.

Minor Alterations:   

As defined in Section 7.2(a).

Moody’s:   

Moody’s Investors Service, Inc. and its successors.

Mortgage:   

As defined in the Loan Documents.

Net Casualty Award   

As defined in Section 14.2(b).

Net Taking Award   

As defined in Section 14.2(b).

Offer   

As defined in Section 14.3(a).

Operating Expenses:   

As set forth in Section 4.1.

 

9


Operative Documents:   

The Lease Operative Documents, the Loan Documents, the Development Agreement and all other documents or agreements attached to or referred to in any of the preceding documents.

Option to Extend:   

As set forth in Section 2.2.

Outside Completion Date:   

September 15, 2005.

Parking Deck:   

The parking structure to be located on the Site as part of the Base Building Improvements, as described in the Base Building Plans.

Parking Deck Lease:   

That certain Parking Deck Lease Agreement among Progress Energy Carolinas, Inc., as sublessor, the City of Raleigh, North Carolina, as sublessee, and Landlord, dated as of April 10, 2003.

Permitted Liens:   

(a) the respective rights and interests of the Tenant, the Landlord and the Lender under the Operative Documents, (b) Liens for Taxes either not yet due or being contested in accordance with Section 4.2, (c) materialmen’s, mechanics’, workers’, repairmen’s, employees or other like Liens for amounts either not yet due or being contested in accordance with Section 4.2; provided, however, that if an Event of Default has occurred and is continuing, or if Tenant’s Rating falls below Investment Grade during such contest, such lien must either be bonded to Landlord’s satisfaction or removed, (d) Liens arising out of judgments or awards with respect to which at the time an appeal or proceeding for review is being prosecuted in good faith and, if an Event of Default has occurred and is continuing, or if Tenant’s Rating falls below Investment Grade during the appeal or proceeding for review, which have been bonded to Landlord’s satisfaction, (e) easements, rights of way, reservations, servitudes covenants, conditions, restrictions and rights of others against the Premises which do not have a material adverse effect on the Premises, its value or its uses, (f) easements, rights of way, reservations, servitudes, covenants, conditions, restrictions and rights of others against the Premises existing on the Effective Date of this Lease, including those which are listed in the title policies issued to the Lender and the Landlord (as applicable) pursuant to the Loan

 

10


  

Agreement, and (g) subleases expressly permitted by this Lease.

Permits:   

As to the Premises all licenses, authorizations, certificates, variances, concessions, grants, registrations, consents, permits and other approvals issued by a Governmental Authority now or hereafter pertaining to the ownership, management, occupancy, use or operation of such Premises, including certificates of occupancy.

Person:   

A natural person, a partnership, a corporation, a limited liability company, a trust, and any other form of business or legal association or entity.

Personal Property Taxes:   

As defined in Section 3.5.

Premises and Project (such terms being

interchangeable for purposes of this

Lease):

  

The Site, together with the Base Building Improvements, the Interior Improvements, all other Improvements, Landlord’s Equipment and the Common Areas.

Project Management Agreement:   

The Project Management Agreement dated as of April 10, 2003 between Landlord and Progress Energy Service Company, LLC.

Property Manager:   

The Person designated by Tenant from time to time to manage the Project.

Punch List Items:   

Any items of the Base Building Improvements that are incomplete but, in the aggregate, do not materially interfere with the lawful use or enjoyment of the Base Building Improvements for their intended purposes.

Purchase Price:   

As defined in Section 14.3(c)(vi).

Rating:   

A rating by Standard & Poor’s and/or Moody’s of the senior unsecured obligations of the Tenant (or if the senior unsecured obligations of the Tenant shall not be rated, a confidential debt rating of the Tenant).

Release:   

The release or threatened release of any Hazardous Material into or upon or under any land or water or air, or otherwise into the environment, including, without limitation, by means of burial, disposal, discharge, emission, injection, spillage, leakage, seepage, leaching, dumping, pumping, pouring,

 

11


  

escaping, emptying, placement and the like.

Remedial Action:   

The investigation, response, clean-up, remediation, prevention, mitigation or removal of contamination, environmental degradation or damage caused by, related to or arising from the existence, generation, use, handling, treatment, storage, transportation, disposal, discharge, Release (including a continuous Release), or emission of Hazardous Materials, including, without limitation, investigations, response, removal, monitoring and remedial actions under CERCLA; corrective action under the Resource Conservation and Recovery Act of 1976, as amended, the investigation, removal or closure of any underground storage tanks, and any related soil or groundwater investigation, remediation or other action, and investigation, clean-up or other actions required under or necessary to comply with any Environmental Laws.

Renewal Term:   

As defined in Section 2.3.

Rent:   

As defined in Article 3.6.

Rent Commencement Date:   

As defined in Article 3.3.

Rent Constant:   

Shall be 10.256402%.

Rentable Area of the Building:   

The rentable area of the Building, which is approximately 365,000 rentable square feet of office space and approximately 21,000 rentable square feet of retail space. A floor-by-floor schedule of the approximate rentable area of the Building is attached hereto as Exhibit “F.”

Replacement Part:   

As defined in Section 10.1

Restoration Contracts   

As defined in Section 14.2(b).

Retail Space:   

The areas within the Premises allocated by Tenant exclusively to retail operations.

Right of First Offer to Purchase:   

As defined in Section 36.13.

Secured Areas:   

As defined in Section 22.2.

Services:   

Those services required by this Lease to be provided

 

12


  

by Tenant as further described in Section 11.1.

Signage Rights:   

As set forth in Article 32.

Site:   

That certain property described on Exhibit “A” attached hereto and incorporated herein by reference and all easements, air rights, and other rights and interests appurtenant thereto. Landlord and Tenant have agreed to substitute, and hereby incorporate by reference, a revised Exhibit “A” to recognize minor changes required in the property dimensions (boundary line adjustments) due to completion and approval of construction and engineering documents.

Standard & Poor’s:   

Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc., and its successors.

Stipulated Loss Value:   

As set forth in Section 14.3(c).

Sublease:   

As set forth in Section 12.1(a).

“Substantial Completion” or

“Substantially Complete”

  

As to the Base Building Improvements, either (a) the Architect of Record has certified that substantial completion of the Base Building Improvements as evidenced by the issuance of a certificate of substantial completion by the Architect, or (b) issuance of a Certificate of Compliance. The certification of the Architect of Record shall be conclusive and binding on Tenant. If a condemnation occurs prior to the Lease Commencement Date, “Substantial Completion” means the Base Building Improvements less the condemned portion thereof, with such changes to the Base Building Improvements as the Developer determines, under the Development Agreement, are reasonably necessary to take into account the loss of a portion of the Land and/or Improvements because of the condemnation.

Supplemental Rent:   

Collectively: (i) the Make-Whole Premium; (ii) any and all amounts, fees, expenses, liabilities, obligations, late charges, Operating Expenses, Taxes and impositions other than the Facility Payment and Annual Base Rent which Tenant assumes or agrees in writing or is otherwise obligated to pay under this Lease to the Landlord or the Lender or otherwise,

 

13


  

including Stipulated Loss Value payments; and (iii) any and all amounts payable by Landlord under the Loan Documents, including but not limited to late charges, default interest, and attorney's fees and costs, excluding, however, all Excluded Borrower Costs and Expenses.

Taking:   

As defined in Section 14.2(b).

Tax Protest:   

As defined in Section 4.2.

Taxes:   

As defined in Section 3.5.

TCMP:   

As defined in the “Note” (as that term is defined in the Loan Agreement).

Tenant:   

Progress Energy Carolinas, Inc., its successors or assigns.

Tenant's Address for Notices:   

Progress Energy Carolinas, Inc.

410 S. Wilmington Street

Raleigh, North Carolina 27602

Attn: Vice President of Real Estate

            with a copy to:

  
  

Progress Energy Carolinas, Inc.

410 S. Wilmington Street

17 th Floor

Raleigh, North Carolina 27602

Attn: Legal Department

Tenant’s Designated Representative:   

Thomas W. Trocheck

Tenant’s Property:   

Tenant’s trade fixtures, furnishings, equipment or other personal property located in or used at the Premises.

Tenant’s Termination Notice   

As defined in Section 14.3(a).

Term:   

As defined in Section 2.2.

Termination Date   

As defined in Section 17.1(a).

Total Cost:   

The sum of (i) the proceeds of the Loan actually drawn under the Loan Agreement through the calendar day immediately preceding the Rent Commencement Date, including, without limitation,

 

14


  

all interest accrued to but excluding the Rent Commencement Date, and including any interest accruing thereon, whether or not drawn under the Loan Agreement, during any period of delay in the construction of the Project, regardless of the cause of any such delay, and any default interest and late fees and charges, plus (ii) all other costs and expenses incurred by Lender or otherwise chargeable to Landlord in connection with the making and administration of the Loan or the enforcement of any rights Lender may have under the Loan Documents or the protection of Lender’s security in any collateral for the Loan, in each case to but excluding the Rent Commencement Date, provided that Tenant shall not be responsible for any Excluded Borrower Costs and Expenses, plus (iii) the $3,000,000 deposited into the Deficiency Account pursuant to Section 3.2(y) of the Loan Agreement (the “Initial Deficiency Deposit Amount”) and any other amounts deposited by Landlord from time to time in the Deficiency Account, plus (iv) Interest at the Contract Rate (as defined in the Note) on the Initial Deficiency Deposit Amount and on any other amounts deposited by Landlord from time to time in the Deficiency Account, in each case accruing from the date of such deposit through and including the Lease Commencement Date, less (v) the sum of (A) $750,000, (B) any amounts applied by Lender in the reduction of the amounts referred to in clauses (i) or (ii) above actually received by Lender from insurance proceeds, liquidated damages, the Facility Payment or other sources to but excluding the Rent Commencement Date and (C) all Loan proceeds actually disbursed by Lender to Landlord in accordance with a request expressly made by Landlord therefor pursuant to the Loan Agreement and that are expressly designated by Lender to be applied by Landlord as a return of any or all of the following: (x) the Initial Deficiency Deposit Amount, (y) any other amounts deposited by Landlord in the Deficiency Account, and (z) interest as described in clause (iv) above with respect thereto.

Use:   

As defined in Section 5.1.

Year:   

Any period of 365/366 consecutive days.

 

15


B.

SPECIFIC TERMS AND CONDITIONS

Landlord and Tenant specifically agree as follows:

ARTICLE 1. – PREMISES

1.1         Lease of Project . Upon the terms and conditions of this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the entire Premises.

ARTICLE 2. – TERM

2.1         Effective Date . The Lease is effective as of April 10, 2003 (the “ Effective Date ”).

2.2         Term of Lease . The term of this Lease (together with all extensions thereto, the “ Term ”) shall commence on the date the Base Building Improvements are Substantially Complete (the “ Lease Commencement Date ”) and shall continue to the Expiration Date, unless extended pursuant to Section 2.3 hereof, or unless sooner terminated as hereinafter provided. Landlord and Tenant will execute a Memorandum of Acceptance, in the form attached hereto as Exhibit “C,” once the conditions set forth therein have been met. To the extent there shall be any discrepancy between anything contained in this Lease and anything contained in the Memorandum of Acceptance, the Memorandum of Acceptance shall control and operate as an amendment of this Lease with respect to such discrepancy.

2.3         Options to Extend . So long as no Event of Default shall have occurred and be continuing as of the exercise of the Renewal Term option specified herein the Landlord hereby grants to the Tenant an option to renew this Lease in whole or in part (if in part, in full floor increments) for four successive terms of five years each (each a Renewal Term ”), the first Renewal Term to commence at the expiration of the Basic Term and each other Renewal Term to commence at the expiration of the preceding Renewal Term; provided that in the event any portion of the Premises is subject to subleases at the commencement of the Renewal Term, the Tenant shall be required to renew the entire floor for each space subleased. The Tenant shall have no right to extend the Lease except as provided in this Section 2.3 and Section 2.5. Annual Base Rent during each Renewal Term shall be payable to the Landlord by the Tenant as described in Section 3.1. The amount of Annual Base Rent for each Renewal Term, shall equal the annual Fair Market Rental Value of the Premises (or the portion thereof) determined as of the commencement of each Renewal Term during such period. If the Landlord and the Tenant cannot agree on such Fair Market Rental Value by 120 days prior to the commencement of such Renewal Term, such Fair Market Rental Value shall be determined by the Appraisal Procedure. Any option to extend shall be subject to the following additional terms and conditions:

(a)         Tenant shall deliver to Landlord, no less than eighteen (18) months prior to the expiration of the Current Term, written notice (each, an Extension Notice ) of its intention to exercise the applicable Renewal Term. If Tenant decides to renew the Current Term as to less than all of the Premises then being leased, then Tenant must indicate in the Extension Notice that Tenant exercises its renewal option with respect to less than all of the Premises then being leased

 

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and shall specify in such Extension Notice the particular floors of the Project as to which Tenant is not exercising its option to renew, which election shall be within the parameters set forth in subparagraphs (b) and (c) below, but shall otherwise be determined by Tenant in its sole discretion.

(b)         The portion of the Premises which Tenant elects to exclude from the Premises during any applicable Renewal Term shall be vacated and surrendered by Tenant prior to the commencement of the applicable Renewal Term as provided in Article 20 hereof, subject, however, to the holdover provisions of Article 21 hereof.

(c)         If Tenant shall exercise the option to extend the Term for a subsequent Renewal Term with respect to less than all of the Premises then being leased, Tenant’s right to exercise the option to extend the Term or Renewal Term, as the case may be, for any succeeding Renewal Term shall not apply to any portion of the Premises surrendered during any previous Renewal Term.

2.4         Lease Provisions Applicable . In the event that Tenant provides the Extension Notice, Landlord and Tenant agree to negotiate in good faith a new lease which will include, without limitation the following provisions:

(a)         Tenant shall no longer be obligated to perform repairs or maintenance on any portion of the Project and such obligation shall, thereafter, become the obligation of the Landlord.

(b)         Tenant shall no longer be obligated to pay Operating Expenses directly to third parties, and Landlord shall, instead, pay such costs directly to the parties entitled to payment thereof, and Tenant shall reimburse Landlord for Tenant’s pro rata share of Operating Expenses on a monthly basis following receipt of an invoice for the same.

(c)         Tenant shall no longer pay Taxes directly to third parties, and Landlord shall, instead, pay such Taxes directly to the taxing authorities, and Tenant shall reimburse Landlord for Tenant’s pro rata share of Taxes on a monthly basis following receipt of any invoice for the same.

(d)         Tenant’s insurance obligation shall apply only with respect to Tenant’s Property and liability insurance required hereunder, such that Tenant shall no longer carry hazard or casualty insurance with respect to the Project or Premises and, instead, Landlord shall carry such insurance as is required hereunder, and Tenant shall reimburse Landlord for its pro rata share thereof upon receipt any invoice therefor.

(e)         Tenant’s indemnity obligations shall be revised such that they only apply with respect to losses arising on that portion of the Premises to be leased by Tenant or the actions or omissions of Tenant.

(f)         Repairs following any Casualty or Taking shall be made by Landlord instead of Tenant.

2.5         Options to Renew Lease of Parking Deck and Purchase Parking Deck .

 

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(a) Landlord hereby grants Tenant an option to renew this Lease with respect to the Parking Deck, exercisable at any time after the Loan has been paid in full, provided that no Event of Default has occurred and is continuing. The option shall be for a single term of ninety-nine (99) years, such renewal term to commence at the expiration of the Basic Term. The entire rent for such renewal term for the Parking Deck shall be One Dollar ($1.00), payable upon exercise of such option. Such option to renew shall be exercisable by Tenant by delivering written notice of its intention to exercise such option to Landlord during the Basic Term, and shall be exercisable regardless of whether Tenant has exercised all or any portion of the option set forth in Section 2.3 hereof. During any such renewal term with respect to the Parking Deck:

(i)         The terms set forth in this Lease shall continue to be fully applicable to the Parking Deck, it being the intention of the parties that this Lease will continue to be a fully triple-net lease under which the Landlord will bear no cost, expense or risk of loss with respect to the Parking Deck;

(ii)         All costs, expenses and obligations of every kind and nature whatsoever relating to the Parking Deck and the appurtenances thereto payable by Tenant pursuant to the terms and conditions of this Lease and the use and occupancy thereof that may arise or become due and payable prior to or with respect to the renewal term (whether or not the same shall become payable during the Term or thereafter) shall be paid by Tenant;

(iii)         Tenant assumes the sole responsibility for the condition, use, operation, maintenance, underletting and management of the Parking Deck during the entire renewal term and the Landlord shall have no responsibility in respect thereof and shall have no liability for damage to the Parking Deck or the property of Tenant or any subtenant of Tenant on any account for any reason whatsoever, other than by reasons of Landlord’s gross negligence;

(iv)         In the event any Taxes imposed on the Project are not separately assessed with respect to the Parking Deck, Tenant shall be responsible for twenty percent (20%) of such Taxes, being the approximate percentage that the estimated cost of the Parking Deck constitutes of the total estimated cost of the Project; and

(v)         All mechanical systems and building elements that are common to the Parking Deck and the office and retail components of the Project shall be identified as “common elements” on the Base Building Plans and shall be maintained by Landlord. Such maintenance shall be performed in a manner so as to minimize, to the extent reasonably practicable, any interruption and interference in the operation of the Parking Deck. Landlord shall use its best efforts to allocate the cost of such maintenance on an equitable basis and shall submit invoices to Tenant for Tenant’s proposed share of such maintenance costs, which Tenant shall pay, as Supplemental Rent, within thirty (30) days of receipt. In the event Tenant disagrees with Landlord’s allocation of any expense for the maintenance of the common elements as set forth in an invoice from Landlord, Tenant shall so notify Landlord within thirty (30) days of receipt of such invoice and the parties shall thereafter appoint a third-party referee approved by both parties to determine an equitable allocation of the expenses addressed in such invoice, and such referee’s determination shall be deemed to be conclusive, and Tenant shall pay such invoice, as adjusted by the referee’s determination, within ten (10) days of notice of the referee’s determination. In the event the parties cannot agree on a third-party referee, each party shall

 

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appoint a referee to make an independent determination of an equitable allocation the expenses in question. If the result of the two independent determinations is that the higher allocation of Tenant’s share of the expenses in question is within ten percent (10%) of the lower allocation of Tenant’s share of such expenses, the parties agree that the Tenant’s share of such expenses shall be conclusively deemed to be the average of the two independent determinations. If the two independent determinations are not within ten percent (10%) of each other, the two independent referees shall jointly appoint a third referee, the determination of which shall be conclusively deemed to be Tenant’s share of the expenses in question.

(b)         Subject only to the provisions of Sections 2.5(c) and 2.6 below, Landlord hereby grants Tenant the option to purchase the Parking Deck for One Dollar ($1.00), such option to be exercisable at any time (i) during the Basic Term subsequent to the date on which the Loan has been paid in full, provided that no Event of Default has occurred and is continuing, and (ii) if the renewal option set forth in Section 2.5(a) above is exercised, at any time during the renewal term described in such Section. Such option shall be exercised by Tenant by delivering written notice of its intention to exercise such option to Landlord during the Basic Term. Within thirty (30) days of the receipt of such notice, Landlord shall deliver to Tenant a fully executed quitclaim deed conveying its entire right, title and interest in and to the Parking Deck to Tenant. The Parking Deck shall be sold “AS IS” in its then present condition, subject to (a) the state of the title thereto existing as of the closing date (other than defects in, or exceptions to, title, if any, created by Landlord, but including liens created by the Loan Documents), (b) any state of facts which an accurate survey or physical inspection might show, (c) all Applicable Laws, (d) any violations of Applicable Laws which may exist as of the closing date, (e) the presence of any Hazardous Materials at or under the Parking Deck or at or under any property in the vicinity of the Site, or (f) any other conditions or state of facts that may affect the Parking Deck, including without limitation those described in clauses (a) through (s) of Section 36.12.

(c)         Landlord shall cooperate fully with Tenant to change the legal form of ownership of the Premises so as to allow the Parking Deck legally to be conveyed to Tenant separate from the other portions of the Premises, whether by condominium conversion or otherwise, provided only that any such change shall be at no cost or expense to Landlord and shall not adversely affect Landlord in any way. Tenant shall not exercise the purchase option set forth in Section 2.5(b) above unless the Parking Deck can legally be conveyed to Tenant separate from the other portions of the premises.

 

  2.6

     Use of Parking Deck .

(a)         All of the parking spaces required to be made available for the exclusive use of Tenant and other tenants of the Project pursuant to Section 8.4 of the Parking Deck Lease shall be made available to tenants of the Project by Tenant (and any successor in interest to Tenant) at all times during the term of the Parking Deck Lease on the terms set forth in the Parking Deck Lease regardless of whether Tenant is then leasing all or any portion of the Project. Subsequent to the expiration of the Parking Deck Lease, Tenant shall make available at least six hundred (600) parking spaces in the Parking Deck for the exclusive use of tenants of the Project during normal business hours at standard rates for so long as Tenant or any successor in interest to Tenant owns or leases the Parking Deck. In the event Tenant is leasing some but less than all of the Premises (other than the Parking Deck) at any time, a portion of the parking rights set forth in

 

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this Section 2.6 shall be allocated to Tenant based on the percentage of the rentable square feet in the Project then occupied by Tenant. The rights of Landlord under this Section 2.6 shall be incorporated into appropriate recorded documents so as to assure the enforceability of Landlord’s rights hereunder against Tenant, the City, any creditor of Tenant or the City, and any person claiming any interest in the Parking Deck from or through any of them.

(b)         Tenant agrees to release and relinquish its leasehold interest in the P-2 Residential Parking Area portion of the Premises upon sixty (60) days written notification from Landlord that it intends to convey the P-2 Residential Parking Area to Progress Place, LLC under the Parking Deck Lease.

2.7         No Right to Terminate; No Abatement of Rent . Notwithstanding anything to the contrary contained in this Lease, no Casualty or Taking prior to Substantial Completion shall give rise to any right of Tenant to terminate this Lease or to reduce or abate any Rent or affect any obligation of Tenant under this Lease, and Tenant waives to the fullest extent permitted by Applicable Law any right under Applicable Law that is inconsistent with the foregoing.

ARTICLE 3. — RENT

3.1          Payment of Rent . Commencing one month after the Rent Commencement Date, Tenant agrees to pay to Landlord, as rent for the Premises, annual base rent (“ Annual Base Rent ”) during the Basic Term in an amount equal to the Total Cost multiplied by the Rent Constant as set forth in a Notice from Landlord to Tenant delivered not less than seven (7) days prior to the Rent Commencement Date. The determination of the Total Cost and Annual Base Rent set forth in such notice shall be binding on Tenant absent manifest error and shall be the amounts set forth in the Memorandum of Acceptance. The Annual Base Rent during any Renewal Term shall be determined as specified in Section 2.3. Such Annual Base Rent for the Basic Term shall be paid monthly beginning one month after the Rent Commencement Date and on or before the first Business Day of each calendar month thereafter for a period of 180 months. The monthly payment shall be determined by dividing the Annual Base Rent by twelve (12). The Annual Base Rent shall terminate at the end of 180 payments and thereafter there shall be no payments of Annual Base Rent for the balance of the Basic Term. Monthly installments of Annual Base Rent payable during Renewal Term(s) shall be paid monthly in advance on the first Business Day of each calendar month during the applicable Renewal Term(s).

If Substantial Completion of the Base Building Improvements occurs on or after the Outside Completion Date, the parties acknowledge that the Contractor or insurers may be obligated to make certain liquidated damage payments, which shall be deposited into the Deficiency Account under the Loan Agreement and applied towards costs of the Project in accordance thereunder. Any such payments received by Landlord or Lender shall not reduce or otherwise affect, Tenant’s obligation to make payments of Annual Base Rent or any other amounts payable by Tenant hereunder.

Tenant shall pay to Landlord (or as otherwise directed in writing by Landlord as to place and manner of payment) the Annual Base Rent and the Facility Payment in the amounts, at the times and in the manner set forth below:

 

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(a)         Tenant shall pay the Annual Base Rent to Landlord in the manner and at the times set forth at the outset of this Section 3.1.

(b)         Anything contained herein to the contrary notwithstanding, Tenant shall pay the Facility Payment as provided in Section 3.3(b) and the Annual Base Rent installments in any event no later than the first calendar day of each month.

(c)         All payments of the Facility Payment and Annual Base Rent shall be paid without notice, deduction, set-off or counterclaim.

(d)         Landlord shall have the right, at its option, to direct Tenant in writing to pay any amounts due hereunder directly to the trustee under the Loan Documents or to the Lender and upon such a request in writing from Landlord, Tenant hereby agrees to pay any amounts thereafter coming due hereunder to such trustee or mortgagee designated by Landlord.

3.2         Free Rent Period. The Free Rent Period shall begin on the Lease Commencement Date and end on the first to occur of (a) the day that is two hundred seventy (270) days after the Lease Commencement Date, or (b) the Outside Completion Date. If the Lease Commencement Date occurs on or after the Outside Completion Date, there shall be no Free Rent Period. The Free Rent Period (if any) applies only to monthly installments of Annual Base Rent, and not to any other Rent or amounts payable by Tenant hereunder.

3.3          Rent Commencement Date .

(a)         Payment of Annual Base Rent with respect to the Premises shall begin one month after the Rent Commencement Date. Rent Commencement Date means (i) the first day of the first calendar month after the end of the Free Rent Period, or (ii) if there is no Free Rent Period, the Lease Commencement Date.

(b)         Payment of the Facility Payment shall be made by Tenant to Landlord immediately after payment is received by Tenant from the City under the terms of the Parking Deck Lease, but in any event, not later than the Lease Commencement Date. Notwithstanding the preceding sentence, if the Lease Commencement Date has not occurred prior to March 15, 2005, then Tenant shall make on such date a portion of the Facility Payment equal to 89.9% of the total capitalized project costs with respect to the Parking Deck, as determined in accordance with GAAP, and shall pay the remainder of the Facility Payment on the Lease Commencement Date. In the event that the Facility Payment is received by Tenant from the City prior to March 15, 2005, and Substantial Completion has not occurred prior to March 15, 2005, the Tenant shall not be required to remit the Facility Payment to the Landlord to the extent that the aggregate amount so received exceeds 89.9% of the total Parking Deck project costs (excluding costs related to the Premises) capitalized by the Landlord in accordance with GAAP as of the date of the Facility Payment. The Tenant at its sole cost and expense shall use its commercially reasonable efforts to collect the Facility Payment from the City pursuant to the terms of the Parking Deck Lease; provided, however, the Tenant shall not be liable to the Landlord for the failure of the City to make the Facility Payment, so long as the Tenant makes the Facility Payment as required herein. Notwithstanding anything else contained herein, provided the Facility Payment is made by Tenant, this Lease may not be terminated by Landlord for such

 

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default by the City in making the Facility Payment. The total rent for the Parking Deck shall be equal to the Facility Payment less any payment made by the Tenant to the City in accordance with Section 4.5 of the Parking Deck Lease. Any payment made by the Tenant to the City in accordance with Section 4.5 of the Parking Deck Lease shall be treated as prepaid rent for the Premises, without any reduction in Base Rent, Supplemental Rent or any other amount payable under this Lease. Other than the obligations of Tenant set forth in this Section 3.3(b) and the Annual Base Rent, Supplemental Rent and other amounts payable by Tenant hereunder with respect to the Premises, there shall be no additional Rent due from Tenant for the leasing of the Parking Deck pursuant to this Lease.

3.4         Supplemental Rent . Tenant shall pay to Landlord, or the Lender within 10 days of Landlord’s written request or as otherwise required by Landlord within the time periods set forth in the Loan Documents (and following demand therefore to the extent notice or demand to Tenant is required by the applicable provisions of the Loan Documents), any and all Supplemental Rent as the same shall become due and payable. In the event of Tenant’s failure to pay when due and payable any Supplemental Rent, Landlord shall have all rights, powers and remedies provided for herein in the case of nonpayment of Rent.

3.5         Taxes; Rent Taxes . In addition to all other amounts payable by Tenant hereunder, Tenant shall pay to the appropriate taxing authority(ies), prior to delinquency, and subject to Tenant’s right to contest taxes or assessments, as set forth in Section 4.2 hereof, all actual taxes, assessments, levies, fees, charges, water and sewer charges, special assessments or assessments of special purpose taxing districts, and all other governmental charges general and special, ordinary and extraordinary, foreseen or unforeseen, whether the same became due and payable before, on or after the Lease Commencement Date (collectively Taxes ) which are at a time prior to or during the Term levied or assessed on, imposed upon or attributable to (i) the Premises or any portion thereof or interest therein, (ii) any Annual Base Rent, Facility Payment, Supplemental Rent or other sum payable hereunder, (iii) this Lease, the leasehold estate created hereby, (iv) the acquisition, occupancy, leasing, subleasing, licensing, use, possession or operation of the Premises or any portion thereof or interest therein (including without limitation, any taxes on revenues, rents, income, awards, proceeds, capital gains, profits, excess profits, gross receipts, sales, use, excise and other taxes, duties or imports whether similar or not in nature, assessed, levied or imposed against Tenant any subtenant or any licensee, Landlord or the Leased Premises by any governmental authority) or (v) the operation of the Premises, including but not limited to Taxes against the Premises or assessments levied or assessed against the Premises, and all personal property taxes, charges, rates, duties and license fees (collectively, Personal Property Taxes ) assessed against or levied upon Tenant’s Property but excluding any net income, franchise, capital stock, succession, transfer, gift, estate or inheritance taxes imposed on Landlord by the State of North Carolina or the United States or by their respective agencies, branches or departments, and, during any Renewal Term if Tenant leases less than the entire Premises, excluding any taxes assessed directly against or by reason of any users of the Premises and/or any portion thereof (other than Tenant or anyone holding any portion of the Premises through or under Tenant) and further excluding taxes assessed against Landlord’s personal property (if any) at the Project other than such personal property used in the operation or maintenance of the Project. Any Tax or Personal Property Tax due prior to the Lease Commencement Date shall be paid from Total Project Costs. In the event that such Taxes are imposed or assessed against Landlord or the Premises, Landlord shall furnish Tenant with all

 

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applicable tax bills, public charges and other assessments or impositions and Tenant shall forthwith pay the same either directly to the taxing authority or, at Landlord’s option, to Landlord. In addition, notwithstanding any other provision of this Lease, in the event there is imposed at any time a tax, levy or fee upon and/or measured or based, in whole or in part, by the rental payable by Tenant under this Lease, whether by way of a sales or use tax or otherwise, Tenant shall be responsible for the payment of such tax (and such tax shall be included within the definition of “Taxes” hereunder) and shall pay the same on or prior to the due date thereof; provided, however, that the foregoing shall not include any inheritance, estate, succession, transfer, gift or income tax imposed on or payable by Landlord. Tenant shall prepare and file all tax reports required by governmental authorities which relate to the Taxes, and Tenant shall deliver to Landlord copies of specified receipts for payment of all Taxes within ten (10) days after payment thereof.

3.6         Definition of Rent . The term “Rent” includes any and all payments of the Facility Payment, Annual Base Rent, Operating Expenses, Taxes, Supplemental Rent and any fees, charges, costs, expenses, insurance obligations, late charges, and all other payments, disbursements or reimbursements which are payable by or are the responsibility of Tenant under this Lease (collectively Rent ). All payments owed by Tenant to Landlord under the Lease shall be paid, by such payment method (including wire transfer) as may be directed by Landlord to Tenant from time, to Landlord or to such party as Landlord otherwise directs in accordance with Section 3.1(d) in immediately available lawful money of the United States of America at the address specified for Landlord in the definitions section of this Lease as may be changed from time to time pursuant to Article 31. All Rent shall be paid without deduction, setoff or counterclaim.

3.7         Late Charge . Tenant acknowledges that the late payment by Tenant of Rent under this Lease will cause the Landlord to incur damages, including administrative costs, loss of use of the overdue funds and other costs, the exact amount of which would be impractical and extremely difficult to fix. Tenant agrees that if the Landlord does not receive a Rent payment by the date such payment is due, then the Tenant shall pay, in addition to any other sums due, an amount equal to (i) the late payment fee, default interest and other amounts, fees, charges and liquidated damages due under the Loan Documents, or (ii) after the Loan has been paid in full, interest at the Contract Rate, from the date payment of such amount was due until Landlord receives the overdue payment. Acceptance of the late charges by Landlord shall not cure or waive a default, nor prevent Landlord from exercising, before or after such acceptance, any of the rights and remedies for a default provided by this Lease or at law. Payment of the late charge is not an alternative means of performance of Tenant’s obligation at the times specified in this Lease. Tenant will be liable for the late charge regardless of whether Tenant’s failure to pay when due constitutes a default under the Lease.

3.8         Treatment for Tax and Accounting Purposes .

(a)         Parking Deck . Notwithstanding anything to the contrary in this Lease, Landlord and Tenant intend that under the terms of this Lease and the Parking Deck Lease, the City shall be the owner of the Parking Deck for federal, state and local tax purposes and for financial accounting purposes. Accordingly, Landlord and Tenant agree that: (i) they shall report the transaction on their respective federal, state and local tax returns and internal books and records

 

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and audited financial statements in a manner consistent with the treatment of the City as owner of the Parking Deck, (ii) they shall treat the City as the owner of the Parking Deck for all federal, state and local tax purposes and financial accounting purposes, (iii) they shall not take any position on any tax return, financial record or statement or any other document, or in connection with any audit, contest or other administrative or legal proceeding, the is inconsistent with such reporting or treatment, (iv) the Facility Payment shall be treated as reimbursement to Landlord for the cost of constructing the Parking Deck for the benefit of the City and shall not be treated as rent for tax or accounting purposes, and (v) Landlord shall not claim any depreciation or other deductions with respect to ownership of the Parking Deck.

(b)         Premises Other Than Parking Deck . Except as set forth in Section 3.8(a) above, it is the intent of Landlord and Tenant and the parties agree that this Lease is a true lease and that this Lease does not represent a financing agreement with respect to the Premises.

3.9         True Lease . It is the intent of Landlord and Tenant and the parties agreed that the Lease is a true lease and that the Lease does not represent a financing agreement. Each party shall reflect the transaction represented hereby in all applicable books, records and reports (including income tax filings) in a manner consistent with the “true lease” treatment rather than “financing” treatment by treating the Landlord as the owner of the Premises for all federal, state and local tax purposes and financial accounting purposes.

3.10         Allocated Rent . For the purpose of allocating the payments of Annual Base Rent for federal income tax related purposes pursuant to Section 467 of the Internal Revenue Code of 1986 and the rules and regulations thereunder, the Landlord and the Tenant hereby agree that the Annual Base Rent payments shall be allocated as follows (such amount for any portion of the Term is hereinafter referred to as the Allocated Rent ): (i) The average monthly rent under the Lease shall be determined by aggregating the Annual Base Rent due under the Lease and dividing the total by three hundred seventy-two (372), the number of months in the Basic Term. Pursuant to Section 467 of the Code and the rules and regulations thereunder, 85% of such average shall be allocated to each month during the first one-half (1/2) of the Basic Term and 115% of such average shall be allocated to each month during the second one-half (1/2) of the Basic Term. The rent so allocated to each month during the Basic Term shall be uniformly apportioned to each day during such month based on the actual number of days in such month. The Tenant shall be treated as becoming liable for rent allocated to any period on account of the use of the Premises during such period. Full effect shall be given to such allocations for federal income tax and all other purposes. Interest taken into account in accordance with Section 467 of the Internal Revenue Code of 1986 and regulations thereunder shall be computed at a rate equal to 110% of the applicable federal rate in effect at the Lease Commencement Date, compounded monthly.

3.11         Tenant’s Waivers . Tenant waives all rights which may now or hereafter be conferred by law (i) to quit, terminate or surrender this Lease or the Premises, and (ii) to any setoff, recoupment, abatement, suspension, deferment, diminution, deduction, reduction or defense of or to Annual Base Rent, the Facility Payment, Supplemental Rent or any other sums payable under this Lease, except as otherwise expressly provided herein.

 

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ARTICLE 4. — OPERATING EXPENSES

4.1         Tenant’s Responsibility for Operating Expenses . Commencing on the Lease Commencement Date, Tenant shall pay all costs, expenses and disbursements of owning, maintaining, repairing, replacing or operating the Premises (the Operating Expenses ) , including, but not limited to, utilities, insurance, maintenance, repairs and replacements required by Tenant to be performed hereunder or otherwise necessary to the operation and preservation of the Project. Anything contained in the foregoing sentence to the contrary notwithstanding, “Operating Expenses” shall not include the following: (i) Taxes; (ii) Personal Property Taxes; (iii) depreciation on the Project or any part thereof and on any equipment or other property contained therein or thereon; (iv) Excluded Borrower Costs and Expenses and (v) amounts reimbursed to Landlord by third parties such as insurers. Tenant shall pay all Operating Expenses directly to the party entitled to payment of the same prior to the same becoming delinquent;

4.2         Tax Protests . Subject to Section 3.5 of this Lease, Tenant shall pay all Taxes and Personal Property Taxes when due and payable and prior to the time any penalty or interest may be charged in respect of the nonpayment thereof, and shall obtain receipted tax bills for such payments. Tenant, may, however, petition for reduction of the assessed valuation of the Project and/or the Project or Site, claim a refund of Taxes or Personal Property Taxes, otherwise challenge the validity, amount or applicability of any Tax or Personal Property Tax, assessment or other similar governmental charge (“ Tax Protest ), in accordance with this Section 4.2. After prior written notice to Landlord and Lender, and provided no Event of Default has occurred and is continuing, Tenant may conduct a Tax Protest so long as the contest is in good faith, at Tenant’s sole cost and expense, and by appropriate proceedings which, as a condition to Tenant’s right to contest under this Section 4.2, shall operate during the pendency thereof to prevent (A) the collection, of or other realization upon the Taxes so contested, (B) the sale, forfeiture, or loss of any of the Premises, any interest therein or any Rent to satisfy the same or to pay any damages fines, or penalties related to the Taxes so contested, (C) any interference with the use or occupancy of the Premises, (D) any interference with the payment of any Rent, or any other sum payable hereunder, and (E) the cancellation of any fire or other insurance policy. If at the time of commencement of or at any time during any such contest either (i) Tenant’s Rating shall not be Investment Grade or (ii) there shall have occurred and be continuing an Event of Default, Tenant shall provide to Landlord and Lender a bond of a surety acceptable to Landlord and Lender in an amount satisfactory to Landlord and Lender. While any such proceedings are pending, neither Landlord nor Lender shall have the right to pay, remove or cause to be discharged the Tax, Personal Property Tax or Lien thereby being contested unless an Event of Default has occurred and is continuing. Tenant agrees that each such contest shall be promptly and diligently prosecuted to a final conclusion, except that Tenant shall, so long as the conditions of this Section 4.2 are at all times complied with, have the right to attempt to settle or compromise such contest through negotiations. Tenant shall pay indemnify, defend and save Landlord and Lender harmless against any and all damages, liabilities, costs, expenses, losses, judgments, decrees and costs (including all reasonable attorneys’ fees and expenses) in connection with or arising from any such contest and shall, promptly after the final determination of such contest, fully pay and discharge the amounts which shall be levied, assessed, charged or imposed or be determined to be payable therein or in connection therewith, together with all penalties, fines, interest, costs and expenses thereof or in connection therewith, and perform all acts the performance of which shall be ordered or decreed as a result thereof. No such contest

 

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shall subject Landlord or Lender to the risk of any material civil liabilitiy or any criminal liability, penalty or sanction. The foregoing indemnity is in addition to, and not in substitution or limitation of the other indemnities provided in this Lease, and shall survive the expiration or termination of this Lease. Landlord and Tenant shall each cooperate in such filings as reasonably requested by Tenant. Tenant shall pay all costs incurred in connection with such filings. If Tenant is successful in reducing taxes and/or assessed value through such Tax Protest, and if during a Renewal Term Tenant’s Premises at the conclusion of such Tax Protest are less than one hundred percent (100%) of the Premises, then Landlord shall reimburse Tenant for its reasonable costs to the extent same do not exceed the tax refund or reduction achieved. Any Tax Protest initiated by Landlord or Tenant shall be conducted in accordance with all applicable governmental requirements and in such a manner as to prevent any Liens from attaching to the Premises, the Project or the Site. Any refund of any Tax or Personal Property Tax received by Landlord pursuant to any Tax Protest (after any reimbursement of Landlord’s costs incurred in connection therewith) shall be paid over to Tenant unless Tenant is in default hereunder.

4.3         Litigation; Zoning; Joint Assessment . Tenant shall provide written notice to Landlord and the Lender within three Business Days following receipt of any notice of any litigation or governmental proceedings pending or threatened against Tenant or the Project of which Tenant has actual knowledge, which in Tenant’s determination, could reasonably be expected to materially adversely affect the Project. Tenant shall not initiate any zoning reclassification for the Project, or any portion thereof, or seek any variance under any existing zoning ordinances or use or permit the use of any portion of the Project in any manner that could result in such use becoming a non-conforming use under any zoning ordinance or any other Applicable Law. Tenant shall not initiate any proceeding to cause the Project to be jointly assessed with any other property or with any personal property of Tenant, or take any other action or initiate any proceeding which might cause the personal property of the Tenant to be taxed in a manner whereby such taxes or levies could be assessed against the Project.

ARTICLE 5. — USE

5.1         Permitted Use . Tenant or its assignees or sublessees may use the Premises, in accordance with Section 5.2 hereof, as an office building, with a maximum of three floors (or the equivalent in rentable square feet) of retail space and related parking, and for no other use or purpose whatsoever (the Use ), and shall maintain the Premises in first-class condition.

5.2         Restriction on Use . Tenant shall not do or permit to be done in or about the Premises nor bring, keep or permit to be brought or kept therein, anything which is prohibited by any standard form fire insurance policy or which will in any way increase the existing rate of or otherwise adversely affect, any fire or other insurance upon the Premises or any portion thereof. Tenant, at its sole cost and expense, shall comply with all Applicable Laws affecting the Premises, and with the requirements of any board of fire underwriters or other similar body now or hereafter instituted, and shall also comply with any order of the fire marshal or similar governmental body or certificate of occupancy issued pursuant to any Applicable Laws which affect Premises or the use or occupancy thereof, including, but not limited to, any requirements of structural changes or capital expenditures, whether or not related to or affected by Tenant’s acts, occupancy or use of the Premises, and whether foreseeable or unforeseeable.

 

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5.3         Restaurant Sublease Guidelines . Tenant agrees that any Sublease entered into by Tenant for the purposes of permitting a restaurant to operate within the Premises shall specifically include requirements that the subtenant (i) carry appropriate levels of insurance, including host and liquor liability (if applicable) and naming Landlord and Property Manager as additional insureds; (ii) provide for regular janitorial service, pest control, and daily trash removal; (iii) require regular HVAC and grease trap maintenance; and (iv) require fire extinguishers to be maintained in the kitchen areas and regularly serviced in accordance with Applicable Laws.

ARTICLE 6. — CONSTRUCTION; ACCEPTANCE AS IS

6.1         Construction of Improvements .

(a)        Landlord, at its sole cost and expense, will pay for the construction on the Site of the Base Building Improvements, as indicated on the Base Building Plans listed on Exhibit “B” attached hereto, and will provide the Tenant with the Interior Improvements Allowance (subject to any limitations in the Loan Agreement on Loan proceeds that can be drawn by Landlord after the Lease Commencement Date) to be applied by Tenant toward the cost of the Interior Improvements.

(b)        Landlord will not interfere with access to and availability of all areas of the Project by Tenant and its subtenants, employees, contractors, agents, licensees and invitees, twenty-four (24) hours per day, seven (7) days per week, every day of the year, except as otherwise permitted by this Lease.

(c)        During the construction of the Improvements, the Landlord, by and through its agent the Property Manager, will approve each Draw Request as defined in and in the form provided in Exhibit C to the Loan Agreement. The Tenant shall also execute in connection with each Draw a Certificate in the form of Exhibit “G”.

6.2         Waivers . Without in any way waiving its rights under the Development Agreement and for purposes of this Lease only, Tenant shall be unconditionally required to accept the Premises on the Lease Commencement Date. On the Lease Commencement Date, the Premises shall be demised and let by Landlord and shall be accepted by Tenant “AS IS” in its then present condition, subject to (a) the rights of any parties in possession thereof (other than rights, if any, granted by Landlord), (b) the state of the title thereto existing as of the Lease Commencement Date (other than defects in, or exceptions to, title, if any, created by Landlord, but including Liens created by the Loan Documents and any other Permitted Liens), (c) any state of facts which an accurate survey or physical inspection might show, (d) all Applicable Laws, (e) any violations of Applicable Laws which may exist as of the Lease Commencement Date, (f) the presence of any Hazardous Materials at or under the Premises or at or under any property in the vicinity of the Site, or (g) any other conditions or state of facts that may affect the Project, including without limitation those described in clauses (a) through (s) of Section 36.12. NONE OF LANDLORD, LENDER, OR ANY AFFILIATE OR REPRESENTATIVE THEREOF HAS MADE OR SHALL BE DEEMED TO HAVE MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER AS TO THE PREMISES, INCLUDING BUT NOT LIMITED

 

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TO, ANY WARRANTY OR REPRESENTATION, EXPRESS OF IMPLIED, AS TO THE VALUE, HABITABILITY, COMPLIANCE WITH ANY PLANS AND SPECIFICATIONS, CONDITION, DESIGN, OPERATION, LOCATION, USE, DURABILITY, MERCHANTABILITY, CONDITION OF TITLE, OR FITNESS FOR USE OF THE PREMISES (OR ANY PART THEREOF) FOR ANY PARTICULAR PURPOSE, OR AS TO THE STATE OF LANDLORD’S TITLE TO THE PREMISES OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES (OR ANY PART THEREOF) AND NONE OF LANDLORD, LENDER, ANY AFFILIATE THEREOF OR ANY DESIGNEE THEREOF SHALL BE LIABLE FOR ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR FOR THE FAILURE OF THE .PROJECT TO BE CONSTRUCTED IN ACCORDANCE WITH ANY PLANS AND SPECIFICATIONS THEREFOR, FOR THE COMPLIANCE OF THE PLANS AND SPECIFICATIONS FOR THE PROJECT WITH APPLICABLE LAWS OR FOR THE FAILURE OF THE PROJECT, OR ANY PART THEREOF, TO OTHERWISE COMPLY WITH ANY APPLICABLE LAWS, OR FOR ANY ACTUAL, EXCEPTIONAL OR CONSEQUENTIAL DAMAGES ARISING THEREFROM (INCLUDING STRICT LIABILITY IN TORT), IT BEING AGREED THAT ALL RISKS INCIDENT TO ALL OF THESE MATTERS ARE TO BE BORNE SOLELY BY TENANT. It is agreed that, pursuant to the terms of the Project Management Agreement, Tenant or an Affiliate of Tenant has approved the design and will oversee and be responsible for the construction of the Project, will inspect the Project to its complete satisfaction, will rely solely on the results of its own inspections and accepts all risks incident to the matters discussed in the preceding sentence. The provisions of this Section 6.2 have been negotiated, and the foregoing provisions are intended to be a complete exclusion and negation of any representations or warranties by Landlord, any Affiliate thereof or the Lender or any Affiliate thereof, express or implied, with respect to the Premises, the condition thereof and title thereto, that may arise pursuant to any law now or hereafter in effect, or otherwise and specifically negating any warranties under the Uniform Commercial Code.

6.3         Tenant’s Right to Enforce Warranties .

(a)        As of the Lease Commencement Date, provided that no Event of Default shall have occurred and be continuing, and subject to Section 6.3(b) below, Landlord hereby assigns and sets over (without recourse) to, and Tenant hereby accepts the assignment and assumes the obligations thereunder from and after the Lease Commencement Date of all of Landlord’s right, title and interest, and estate in, to and under the Development Agreement and any and all warranties (other than warranties of title to the Premises), guaranties and other claims against dealers, manufacturers, vendors, suppliers, contractors and subcontractors relating to the construction, use and maintenance of the Premises or any portion thereof now existing or hereafter acquired; provided, however, that Landlord shall have no obligations under, or liabilities with respect to, any such warranties, guaranties and claims or, after the effective date of such assignment, the Development Agreement. Landlord represents that, except as otherwise provided in the Loan Documents, it has not and shall not make any further assignments of the warranties, guarantees, rights, claims and Permits that have been assigned to Tenant pursuant to this Section 6.3. To the extent the Development Agreement or any such warranties, guaranties or claims are not assignable, Landlord agrees reasonably to cooperate with Tenant at Tenant’s request and solely at Tenant’s expense in pursuing a claim under such items for Tenant’s benefit.

 

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(b)        Unless an Event of Default shall have occurred and be continuing, Landlord authorizes Tenant (directly or through agents) at Tenant’s expense to assert during the Term, all of Landlord’s rights (if any) under the Development Agreement or any applicable warranty, guaranty and any other claim that Tenant or Landlord may have against any dealer, vendor, supplier, manufacturer, contractor or subcontractor. If an Event of Default shall have occurred and be continuing, Landlord shall have the right but not the obligation to pursue any or all of such rights at Tenant’s expense, in which case, absent Landlord’s gross negligence or willful misconduct, Landlord shall have no liability to Tenant regardless of the outcome thereof. Any amount recovered by Landlord during an Event of Default shall be applied (after deducting expenses incurred by Landlord in connection with such recovery) to Tenant’s obligations hereunder. Tenant shall indemnify and hold Landlord harmless from any claims, expenses, liabilities, costs, loses or damages arising out of or relating to Tenant’s enforcement of any such warranty, guaranty or indemnity or, after the effective date of such assignment, the Development Agreement.

(c)        Unless an Event of Default shall have occurred and be continuing, Landlord agrees, at Tenant’s expense, to cooperate with Tenant and take all other action necessary as specifically and reasonably requested by Tenant to enable Tenant to enforce all of Tenant’s rights (if any) under this Section 6.3, such rights of enforcement to be exclusive to Tenant, and Landlord will not, during the Term (except during the continuance of an Event of Default), amend, modify or waive, or take any action under, any applicable warranty, guaranty or any other claim, that Tenant may have under this Section 6.3 without Tenant’s prior written consent, which shall not be unreasonably withheld. Tenant agrees at its expense to diligently assert all of its rights under such warranties, guaranties and any other claims that the Tenant may have against such vendor, manufacturer, supplier, contractor or subcontractor with respect to the Project or any portion thereof.

ARTICLE 7. — ALTERATIONS AND ADDITIONS

7.1        Tenant’s Rights to Make Alterations . Tenant, at its sole cost and expense, upon fifteen (15) days’ notice to Landlord, shall have the right to make Alterations, provided that Tenant shall obtain Landlord’s prior written consent to same, unless consent is expressly waived below and, to the extent that any secured party’s consent is required under the Loan Documents, Tenant shall also obtain the prior written consent of same (hereafter Lender’s Consent ”). Except as provided in Section 7.3 below, Tenant shall not have any obligation to remove any such Alterations. Notwithstanding anything to the contrary set forth herein, Tenant shall not be required to obtain Landlord’s or Lender’s consent with respect to any Alterations performed within the Premises by Tenant provided that such Alterations: (a) are not reasonably anticipated to materially increase the rate of fire or other insurance on the Project or subject such insurance to being voided or suspended; (b) are not in violation of Applicable Laws; (c) do not affect or involve the Building Structure or Building Systems of the Project (which adverse effect shall not be used as a basis for Landlord to withhold consent if Tenant agrees to pay any additional cost of upgrading or modifying the Project to mitigate such adverse effect) or entail any penetration of the roof; (d) do not materially reduce the overall quality of the Interior Improvements; (e) are not Alterations to the exterior of the Project, other than alterations to or installations on the roof, which is addressed in Article 34 hereof, and the construction of internal staircases between two adjoining floors; (f) do not materially reduce the square footage of the Project; and (g) do not

 

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materially reduce the number of parking spaces in the Parking Deck; provided that the reduction in parking spaces upon the release of the P-2 Residential Parking Area of the Parking Deck pursuant to Section 2.6(b) hereof and Article XVI of the Parking Deck Lease shall not be deemed to be a material reduction in the number of parking spaces for purposes of this clause (g). Upon completion of any Alterations made by Tenant to the Premises (including any such Alterations involving the moving, removal or construction of walls), Tenant shall provide Landlord as built plans or drawings with respect to such material Alterations, irrespective of whether Landlord’s consent to such Alterations was required hereunder. Any consent required from Landlord pursuant to this Section 7.1 shall not be unreasonably withheld, and shall further be deemed given if Landlord fails to respond in writing (with specific reasons for any withholding of consent) to a written request for such consent within fifteen (15) Business Days after Landlord’s receipt of such request together with Tenant’s plans with respect to such Alterations. All such Alterations shall be made in conformity with the requirements of Section 7.2 below and, if applicable, removed in accordance with the requirements of Section 7.3 below. Once the Alterations have been completed, such Alterations shall thereafter also be included in the designation of “Interior Improvements” or “Base Building Improvements” under the applicable provisions of this Lease.

7.2         Installation of Alterations . Any Alterations installed by Tenant shall be done in strict compliance with all of the following:

(a)        Prior to the beginning of Alterations, unless the Alterations at issue will cost less than $500,000 (“ Minor Alterations ”), are non-structural and do not involve penetration of the roof, Tenant shall furnish to Landlord (i) certificates of insurance from a company or companies reasonably acceptable to Landlord, covering Tenant’s contractors, for combined single limit bodily injury and property damage insurance covering comprehensive general liability and automobile liability, in an amount not less than Two Million Dollars ($2,000,000.00) per occurrence and endorsed to show Landlord, Lender and any agents of Landlord reasonably designated by Landlord in writing, as additional insureds, and for workers’ compensation as required by North Carolina law (provided, however, nothing in this Section 7.2(a) shall release Tenant of its other insurance obligations hereunder); and (ii) detailed plans and specifications for such work to the extent reasonably required, which shall be subject to Landlord’s review and reasonable approval; and

(b)        All such work shall be done in a first-class, workmanlike manner and, unless they are Minor Alterations, by a general contractor reasonably satisfactory to Landlord, and in conformity with a valid building permit and/or all other permits or licenses when and where required, and any work not acceptable to any governmental authority or agency having or exercising jurisdiction over such work, or not done in a first-class, workmanlike manner, shall be promptly replaced and corrected at Tenant’s expense. Landlord’s approval or consent and/or Lender’s Consent to any such work shall not impose any liability upon Landlord or Lender. No work shall proceed until and unless Landlord has received at least five (5) days’ written notice that such work is to commence and a reasonable description of the work, and, if Tenant’s Rating shall not be Investment Grade at the time of commencement of the Alteration or at any time during the Alteration, together with such bonds as Landlord or Lender may reasonably require.

 

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7.3         Interior Improvements - Treatment at End of Lease . All Alterations and any of the Interior Improvements which are permanent in character and permanently attached to the Building Structure or Building Systems, made either by Landlord or Tenant, shall be Landlord’s property, and shall be surrendered to Landlord in good condition, reasonable wear and tear and, with respect to a termination after the Loan has been paid in full, upon expiration of the Term or termination of the Lease, without compensation to Tenant; provided however, that upon expiration of the Term or termination of the Lease (other than a termination because of Tenant’s default) all of Tenant’s Property may be removed by Tenant, at its election, prior to the expiration of the Term including, without limitation any security system installed pursuant to Section 30.2 hereof and the Communication Equipment. Notwithstanding the above and foregoing, Tenant expressly reserves the right upon expiration of the Term or termination of the Lease (other than a termination because of Tenant’s default) to remove all reusable communications lines and communications equipment, including but not limited to cabling, roof antennas and dishes, monitoring or security equipment, conveyor systems and shelving, and mechanical and electrical equipment above standard improvements installed by Tenant (but in the course of performing such removals, Tenant shall not leave the Project in a condition which is not operationally functional) and all public art installed by Tenant or at Tenant’s cost (but only to the extent such public art may be removed without violating any Applicable Laws); provided, however, that Tenant shall repair all damage caused by any removal permitted by this Section 7.3 prior to the expiration of the Term, and provided further, that any of Tenant’s Property not so removed shall, at the option of Landlord, if not removed by Tenant within thirty (30) Business Days after receipt of written notice from Landlord requesting such removal, automatically and without further consideration become the property of Landlord upon the later of the expiration or termination of the Lease and the expiration of such 30-Business Day period. Thereafter, Landlord may retain or dispose of in any manner (at Tenant’s expense) the Tenant’s Property not so removed. All costs and expenses incurred by Landlord in removing and disposing of any such Tenant’s Property shall be promptly reimbursed to Landlord by Tenant. This obligation of Tenant shall survive the expiration or termination of this Lease.

The above and foregoing notwithstanding, if Tenant Alterations are of such a nature that Landlord’s consent and/or Lender’s Consent is required prior to installation of same, and if, at the time that Landlord’s consent and/or Lender’s Consent is given, it is conditioned upon Tenant’s agreement to remove the Alterations consented to at the termination of this Lease, then Tenant shall remove such Alterations at its expense and repair any damage caused to the Project by their removal and shall restore floor openings caused by the installation of such Alterations.

7.4         Lobby Alterations .

(a)        For so long as Tenant shall lease and possess one hundred percent (100%) of the Premises, Tenant shall have the right to make non-structural, decorative Alterations to the lobby, provided that (i) if the Alterations are intended to be permanent in nature and Tenant does not intend to remove such Alterations at the end of the Current Term of this Lease (repairing any damage caused thereby and restoring the lobby to a condition equivalent to standard condition), Tenant shall obtain Landlord’s prior written approval of such Alterations, which approval shall not be unreasonably delayed, withheld or conditioned (the provisions of Section 7.1 hereof apply as to the procedure and time period for Landlord’s review and approval of the same); (ii) at least four (4) full years shall remain in the Current Term following the completion of such Alterations;

 

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(iii) such Alterations do not adversely affect the Building Structure or Building Systems; and (iv) such Alterations do not materially reduce the overall quality of the finish and improvements in the Building lobby.

(b)        For so long as Tenant shall lease and possess at least fifty percent (50%) but less than one hundred percent (100%) of the rentable area of the Premises, Tenant shall have the right to make non-structural, decorative Alterations to the lobby only with Landlord’s prior written approval of such Alterations, which approval shall not be unreasonably delayed, withheld or conditioned (the provisions of Section 7.1 hereof apply as to the procedure and time period for Landlord’s review and approval of the same), but it shall not be deemed unreasonable for Landlord to condition its consent upon Tenant’s agreement to remove such lobby Alterations upon the termination of this Lease and to restore the lobby to a condition equivalent to standard condition.

ARTICLE 8. — COMPLIANCE WITH APPLICABLE LAWS (INCLUDING

ENVIRONMENTAL LAWS)

8.1         Compliance . Tenant, at Tenant’s sole cost and expense, shall comply, and shall cause its subtenants and other users of the Project to comply, in all material respects at all times with all Applicable Laws, including Environmental Laws. Such required compliance shall include Tenant’s making at its sole cost and expense any structural changes and other capital improvements and expenditures required by any Applicable Law including those that require unforeseen or extraordinary changes or additions to the Premises. Landlord shall have the right (but not the obligation) to confirm that any such structural change or other capital improvement is required by Applicable Law, before the commencement of the construction thereof. Such compliance includes, without limitation, Tenant’s obligation, at its sole cost and expense, to take Remedial Action when required by Applicable Laws (in accordance with Applicable Laws, and this Lease) whether such requirement is now or hereafter existing, currently known or unknown to Tenant and/or Landlord, as and when such requirements are known to Tenant. In the event that Tenant is required or elects to enter into any plan relating to a Remedial Action in connection with the Project with respect to any Environmental Laws, Tenant shall on a quarterly basis (or more frequently if reasonably requested by Landlord) apprise Landlord and the Lender in writing of the status of such remediation plan and provide copies of all correspondence, plans, proposals, contracts and other documents relating to such plan or proposed plan. After prior written notice to Landlord and Lender, Tenant may in good faith contest the applicability or alleged liability under any Environmental Law to the Project, provided (i) compliance with such Law will be satisfied as of the Expiration Date or earlier termination of the Lease, and if not completed by the Expiration Date, Tenant will continue to remain liable to comply with such Law; (ii) such contest shall be by appropriate legal proceedings conducted in good faith and with due diligence, (iii) such contest will operate to suspend the enforcement of such Law against the Landlord or the Project; (iv) such contest will not result in the possibility of the Project or any Rent being sold, attached, forfeited or otherwise lost if such contest is adversely decided; (v) such contest will not adversely affect the Lender’s Lien on any Property, or Tenant’s right to the Project, (vi) such contest will not materially and adversely interfere with the possession, use or occupancy or sale of the Project, (vii) such contest will not subject Landlord or the Lender to the risk of any civil, criminal liability, penalty or sanction, (viii) Tenant shall not permit the Project to become subject to a Lien created by such contest that is prior to the Lien securing the Loan,

 

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(ix) no Event of Default is existing and (x) if Tenant’s Rating is not Investment Grade, at the time of commencement of or at any time during any such contest, Tenant shall provide to Landlord and Lender a bond of a surety acceptable to Landlord and Lender in an amount satisfactory to Landlord and Lender. Tenant shall keep Landlord regularly apprised of the status of such contest. In all events Tenant must pay any cost, fine, penalty, assessment or other charge due in order to remove any Lien, encumbrance or judgment against the Project after the contest is either adversely decided or terminated voluntarily by Tenant. Tenant agrees that each such contest shall be promptly and diligently prosecuted to a final conclusion or settlement. Tenant shall pay indemnify, defend (with counsel reasonably satisfactory to Landlord and Lender) and save Landlord and Lender harmless against any and all damages, liabilities, costs, expenses, losses, judgments, decrees and costs (including all reasonable attorneys’ fees and expenses) in connection with or arising from any such contest and shall, promptly after the final determination of such contest, fully pay and discharge the amounts which shall be levied, assessed, charged or imposed or be determined to be payable therein or in connection therewith, together with all penalties, fines, interest, costs and expenses thereof or in connection therewith, and perform all acts the performance of which shall be ordered or decreed as a result thereof. The foregoing indemnity is in addition to, and not in substitution or limitation of the other indemnities provided in this Lease, and shall survive the expiration or termination of this Lease.

8.2         Notices . Tenant shall notify Landlord and Lender promptly if (i) Tenant becomes aware of the presence or Release of any Hazardous Material at, on, under, within, emanating from, or migrating to, the Project or related to the Project in any quantity or manner which could reasonably be expected to violate in any respect any Environmental Law or give rise to any liability or obligation to take Remedial Action or other obligations under any Environmental Law, or (ii) Tenant receives any written notice, claim, demand, request for information, or other communication from a Governmental Authority or a third party regarding the presence or Release of any Hazardous Material at, on, under, within, emanating from, or migrating to, the Project or related to the Project in any quantity or manner which could reasonably be expected to violate in any respect any Environmental Law or give rise to any liability or obligation to take Remedial Action or other obligations under any Environmental Law. In connection with any actions undertaken pursuant to this Lease, Tenant shall at all times comply with all applicable Environmental Laws and with all other Applicable Laws and shall use an Approved Environmental Consultant to perform any Remedial Action.

In the event Tenant is obligated or desires to undertake any Remedial Action on, under or about the Project, Tenant shall undertake and complete such Remedial Action to the extent required, under and in full compliance with all Applicable Laws and shall submit to Landlord and the Lender written confirmation from the applicable governmental agency that no further Remedial Action is required to be taken (“ Final Governmental Approval ”) .

ARTICLE 9. — NO LIENS BY TENANT

9.1         No Liens . Tenant at its sole cost and expense shall at all times keep the Premises free from and discharge any Liens on or with respect to any and all of the Premises, title thereto or interest therein, to this Lease or the leasehold interest created hereby, or to the Rent, title thereto or any interest therein, or the rental payable with respect to the Premises (other than Permitted Liens). Tenant agrees to indemnify, defend (by counsel reasonably satisfactory to

 

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Landlord) and hold Landlord harmless from and against any and all loss, costs, damages, liabilities and expenses, including reasonable attorney’s fees, arising from or relating to claims for any Liens (except Permitted Liens), including but not limited to mechanics’, materialmen’s or other Liens in connection with any Alterations, repairs, or any work performed, materials furnished or obligations incurred by or for Tenant or anyone holding or occupying any part of the Premises through or under Tenant. Landlord reserves the right to enter the Premises for the purpose of posting such notices of non-responsibility as may be permitted by law, or desired by Landlord.

ARTICLE 10. — REPAIRS TO PROJECT, INCLUDING THE PARKING DECK

10.1         Scope of Tenant’s Obligations . Commencing on the Lease Commencement Date, Tenant, at its sole cost and expense, shall at all times: (a) maintain and operate the Premises in a first-class manner, keep the Building Structure, Building Systems, all Improvements, and all elements of the Premises and Common Areas in first-class condition and repair, maintain a safe and healthful environment in the Premises, and operate, maintain, and provide Services and security to the Premises at a first-class level of service which is consistent with or superior to services provided in other first-class buildings in Raleigh, North Carolina; (b) maintain the Premises in accordance with all Applicable Laws; and (c) make all necessary or appropriate repairs and replacements of the Premises or any portion or element thereof which may be required to keep the Premises in the condition required by the preceding clause (a), whether interior or exterior, structural or nonstructural, ordinary or extraordinary, foreseen or unforeseen. The Tenant waives any right that it may now have or hereafter acquire to require the Landlord to (i) maintain, repair, replace, alter, remove, or rebuild all or any part of the Project or (ii) make repairs (whether or not at the expense of the Landlord) pursuant to any Applicable Laws, including Environmental Laws or otherwise. The Tenant shall at its own cost and expense, comply with, and shall perform all obligations of the Landlord under any restrictive covenant, deed or easement of record, or the Parking Deck Lease to the extent relating to the Project, including the Parking Deck. The Tenant, at its own cost and expense, shall promptly replace or cause to be replaced all parts of the Premises which may from time to time fail to function properly or become worn out, lost, stolen, destroyed, seized, confiscated, damaged beyond repair or permanently rendered unfit for any reason whatsoever, provided, however, that the Tenant shall not be obligated to replace any part if (a) such part has become redundant and its replacement is not necessary for the proper functioning of the Project as a whole, in each case assuming the Premises is then being operated and maintained in accordance with this Article 10. In addition, the Tenant may, at its own cost and expense, remove in the ordinary course of maintenance, service, repair, overhaul or testing, any such parts, whether or not functioning properly, worn out, lost, stolen, destroyed, seized, confiscated, damaged beyond repair or permanently rendered unfit for use, provided that the Tenant will at its own cost and expense, replace such parts as promptly as practicable. All replacement parts (“ Replacement Parts ”) shall be new and free and clear of all liens, and shall be in as good operating condition as, and shall have a value, useful life and utility at least equal to, the parts replaced, assuming such replaced parts were in the condition and repair required to be maintained by the terms hereof. Immediately upon any Replacement Part becoming incorporated or installed in or attached to any of the Project as above provided, without further act, (i) legal title to such Replacement Part shall thereupon vest in Landlord and shall become subject to this Lease, (ii) such Replacement Part shall be deemed part of the Project for all purposes hereof to the same extent as the parts

 

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originally incorporated or installed in or attached to the Project, and (iii) title to the replaced part shall vest in the Tenant free and clear of all rights of the Landlord, and shall no longer be deemed part of the Project. Tenant shall have the sole and exclusive obligation to cause all defects in the Project to be repaired and corrected at its sole cost and expense promptly upon discovery by or notice to Tenant of the same and Tenant may seek recovery from the builder or other third parties responsible, however, Landlord shall have no responsibility for any such defects.

10.2         Landlord’s Right of Entry to Make Repairs . Landlord, or its agents, shall have the right (but not the obligation) to enter the Premises at all reasonable times for the purpose of making any alterations, additions, improvements or repairs which Tenant is required to perform under this Lease and which Tenant fails to make within a reasonable amount of time following receipt by Tenant of written notice from Landlord requesting that Tenant fulfill its repair obligation (except in the case of emergency, when such repairs can be made immediately upon telephonic notice to Tenant), and charge Tenant for the actual cost of such repairs, plus interest thereon at the Contract Rate if Tenant fails to pay the invoice within thirty (30) days after Tenant’s receipt thereof. Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from such action, unless caused by the gross negligence or willful misconduct of Landlord, its agents, contractors or employees. Except in the case of emergency, Landlord shall give reasonable notice to Tenant of Landlord’s intent to enter the Premises and effect repairs and, if any such entry and/or repairs will or might result in interruption of Services to or use of Critical Areas, then Tenant shall have the right to reasonably approve the timing of any such interruption. Furthermore, if any such repairs will or might result in interruption of electricity or water to any portion of Tenant’s Premises, then Tenant shall have the absolute right to approve the timing of any such interruption; provided, however, that in a bona fide emergency situation, no prior notice shall be required to effect such portion of the repairs as is reasonably necessary to protect the occupants and to prevent further damage from occurring. Absent such an emergency, Landlord shall conduct and schedule such entry and its activities within the Premises in a manner which will attempt in good faith to minimize to the extent practicable any interruption or interference with Tenant’s business operations within the Premises. Landlord shall have no obligation to make repairs, and shall have no liability to Tenant for interruption in Tenant’s business or otherwise if Landlord shall not make any repairs. Tenant expressly waives the right to make repairs at the expense of Landlord pursuant to any law at any time in effect.

10.3         Building Structure and Building Systems . Tenant at all times and at its sole cost and expense will maintain, repair and when necessary replace the structural portions of the Project, and including the foundation, floor slabs, ceilings of Common Areas, roof, curtain wall, exterior glass and mullions, columns, beams, shafts (including elevator shafts), fire stairwells, escalators, elevator cabs, plazas, washrooms, mechanical, electrical and telephone closets, and all Common Areas and public areas (collectively, Building Structure ”) and the Project mechanical, electrical, life safety, security, plumbing, sprinkler, and HVAC systems (“ Building Systems ”) so as to keep the Building Structure and the Building Systems at all times in first-class condition and repair and Tenant at all times shall operate the Project as a first-class office building. Notwithstanding anything in this Lease to the contrary, Landlord shall have the right (but not the obligation) to make any repair or replacement to the Building Structure and/or the Building Systems to the extent required because of Tenant’s failure to make repairs within a reasonable amount of time following receipt by Tenant of written notice from Landlord requesting that Tenant fulfill its repair obligation (except in the case of emergency, when such

 

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repairs can be made immediately upon telephonic notice to Tenant), and charge Tenant for the actual cost of such repairs, plus interest thereon at the Contract Rate if Tenant fails to pay the invoice within thirty (30) days of Tenant’s receipt thereof.

ARTICLE 11. — BUILDING SERVICES

11.1         Standard Building Services . During the Term of this Lease, Tenant at its sole cost and expense shall furnish the Premises with the standard building services, including, but not limited to, HVAC, electricity, power, gas, oil, water, telephone, sanitary sewer services and all other utilities (collectively, the Services ) which are commonly offered by owners of first-class buildings in the Raleigh, North Carolina commercial real estate market.

11.2         Additional Services . Tenant agrees to pay on or before the date due all costs incurred by Tenant from time to time in providing all Services supplied to or used by the Premises. If Tenant needs services in addition to the Services and same may not be provided by utilization of the existing Building Systems ( Additional Services ), Tenant, at Tenant’s sole cost and expense and conditioned upon the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed (the provisions of Section 7.1 hereof apply as to the procedure and time period for Landlord’s review and approval of the same), may install such additional equipment it needs to obtain such Additional Services, and Landlord shall allow Tenant the right to install such equipment in portions of the Premises that are reasonably necessary for such installation and use, subject, however, to the terms of Article 7 hereof.

11.3         Tenant’s Right to Elect Service Provider . To the extent more than one provider of any given utility or Service or Additional Service is available, and to the extent permitted by Applicable Law, Tenant shall have the absolute right, from time to time during the Term of this Lease, to select the provider(s) of utilities, Services and Additional Services to the Premises. Additionally, provided the technology and physical systems then exist for more than one utility provider to service the Building, Tenant shall have the right to select the provider(s) of utilities to Tenant’s Premises during any Renewal Terms hereof and, so long as Tenant is leasing at least thirty-five (35%) of the Rentable Area of the Building to approve any contracts for provision of utility services to the Project that are longer than one (1) year in duration.

ARTICLE 12. — ASSIGNMENT AND SUBLETTING

12.1         Right to Sublease and Assign .

(a)            Right to Assign . So long as no Event of Default has occurred and is continuing, Tenant may, at Tenant’s sole cost and expense, following written notice to Landlord and satisfaction of all conditions to and restrictions on assignment contained herein and in the Loan Documents, including Section 1.8 of the Mortgage, assign Tenant’s entire interest in this Lease for a period that does not extend beyond the Lease Term, to any Person. Any assignee shall assume in writing any obligations of Tenant arising from and after the effective date of the assignment, provided, however, that no such assignment shall become effective until (i) a fully executed copy of an assignment and assumption agreement, in form and substance reasonably acceptable to Landlord, Lender and Tenant, as assignor (in such capacity, “ Assignor ”) shall have been delivered to Landlord and the Lender and (ii) Assignor and such assignee shall have

 

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executed such instruments and other documents (in the case of Assignor, including but not limited to an unconditional guarantee of all of the assignee’s obligations under this Lease satisfactory to Lender and Landlord in form and content) and provided such further assurances as the Lender shall reasonably request to ensure that such assignment is subject to the Loan Documents (to the extent such documents affect this Lease) and this Lease and is enforceable and to ensure the continuing primary liability of Assignor. Notwithstanding any such assignment, Assignor shall not be released from its primary liability hereunder and shall continue to be obligated for all obligations of “Tenant” in this Lease, which obligations shall continue in full effect as obligations of a principal and not of a guarantor or surety (except as provided in any guaranty executed by Assignor at Lender’s or Landlord’s request) as though no assignment had been made, such liability of Assignor to continue notwithstanding any subsequent modifications or amendments of this Lease as may be agreed upon by Landlord and an assignee, provided, however that (other than with respect to any modifications required by Applicable Law or on account of bankruptcy or insolvency) if any modification or amendment is made without the consent of Assignor, such modification or amendment shall be ineffective as against Assignor to the extent, and only to the extent, that the same increases the rent or other charges payable by Assignor or materially increases the other obligations of Assignor, it being expressly agreed that (even if such modification or amendment increases the likelihood of a default by the assignee under this Lease), Assignor shall remain liable to the full extent of this Lease as if such modification or amendment had not been made. Subsequent to any assignment (a) Landlord will send to Assignor, at the same time sent to the assignee, a duplicate copy of each notice of default sent by Landlord to the assignee and (b) Landlord will accept from Assignor the cure of any default by Assignor or the assignee under this Lease within the same cure period (if any) provided for Tenant to cure hereunder. Assignor’s liability hereunder shall continue notwithstanding the rejection of this Lease by an assignee of this Lease pursuant to Section 365 of the Bankruptcy Code, any other provision of the Bankruptcy Code, or any similar law relating to bankruptcy, insolvency, reorganization or the rights of creditors, which arises subsequent to such assignment. In the event Assignor assigns this Lease and it shall thereafter be rejected in a bankruptcy or similar proceeding, a new lease identical to this Lease shall be reinstituted as between Landlord and Assignor without further act of either party, provided Landlord shall not be obligated to deliver to Assignor possession of the Premises free of any tenancy created or caused by Assignor or any entity holding by or through Assignor. Assignor shall provide written notice to Landlord and the Lender of any proposed assignment of this Lease at least thirty (30) days prior to the effective date thereof and an executed copy of the approved agreement of assignment and assumption within thirty (30) days after the execution thereof. To the extent an assignee of this Lease fails to perform on behalf of Assignor the obligations of Tenant hereunder, and Assignor performs such obligations, then Assignor shall be subrogated to the rights of Landlord as against such assignee in respect of such performance.

(b)            Right to Assign; Profits of Sublease . Except as expressly provided below, Tenant shall have the right to sublet all or any portion of the Premises without Landlord’s consent. Except as otherwise provided herein, Tenant shall have the absolute right to retain all rents, excess rents, and profits received by Tenant by reason of subletting. Such right of Tenant shall extend throughout the Term of this Lease and any Renewals Terms or extensions thereof exercised by Tenant. Any assignment or subletting of all or any part of the Premises (each, a Sublease ) by Tenant shall not relieve Tenant from primary liability hereunder and the

 

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obligations of Tenant hereunder shall continue in full force and effect as obligations of a principal and not as a surety or guarantor.

(c)         Approval of Landlord to Sublease Beyond Term . Except for the Parking Deck Lease, Tenant may not sublease all or any part of the Premises for a term which will extend beyond the Current Term without first obtaining the prior written consent of Landlord as to the extension of such Sublease beyond the Current Term, which consent shall not be unreasonably withheld or delayed by Landlord. (For the avoidance of doubt, Landlord’s consent shall not be required in connection with a subleasing which provides a sublease term coterminous with the Current Term and options to extend such sublease term for periods not in excess of any Renewal Term, so long as such extensions for periods not in excess of any Renewal Term are expressly conditioned upon Tenant having first exercised its rights to invoke a Renewal Term(s) under this Lease which correspond in duration with such extension.) In connection with the request for Landlord’s approval, Tenant shall provide Landlord with a specific written report describing the term of the proposed Sublease. Landlord shall have ten (10) Business Days following the receipt of such report to object to the proposed Sublease, by providing Tenant with specific written notice detailing the Landlord’s objections to the proposed Sublease and/or the proposed Sublease’s noncompliance with this paragraph. If Landlord fails to provide such written notice within the above-described period, Landlord will be deemed to have approved said Sublease, provided that the specific written report delivered to Landlord makes specific reference to the “ten (10) Business Days deemed approved” provision set forth in this Section. Upon approval or deemed approval of any such Sublease, Landlord shall promptly execute a nondisturbance and attornment agreement in favor of such subtenant. Landlord agrees to cooperate in good faith to provide such approvals as may be necessary for Tenant to negotiate and enter into any Sublease(s) permitted under this Lease, all in accordance with such standards as Landlord shall reasonably require, and Landlord agrees to respond promptly to such requests at whatever stage in the subleasing process that Tenant may make such requests.

If Landlord provides Tenant with timely written notice that Landlord withholds its consent of a proposed Sublease for reasons permitted above, then Tenant may either (A) elect not to proceed with the Sublease; (B) proceed with the Sublease for a term which does not exceed the Current Term; or (C) proceed with the Sublease for a term which is co-terminous with the Current Term, including rights during any Renewal Terms which Tenant may have the right to exercise, but with such Renewal Terms on the subtenant’s part being contingent upon the actual exercise of the underlying lease Renewal Terms by Tenant.

(d)         Deemed Renewal as to Certain Sublet Premises . Notwithstanding the limitations set forth in Section 2.3 hereof, in the event Landlord approves or is deemed to have approved a Sublease pursuant to subsection (c) above, Tenant shall be deemed to have elected to exercise its renewal option(s) to extend the Current Term throughout the entire initial term of the Sublease, as to the full floor(s) of all non-Retail Space occupied in whole or in part by such subtenant, if the sublet portion of the Premises are not Retail Space, for the minimum number of Renewal Terms and any extensions thereof that would prevent Tenant’s Lease from expiring sooner than such Sublease. Landlord agrees that it shall not impose upon Tenant any charge or fee for its review and approval or disapproval of any proposed Sublease by Tenant. Notwithstanding anything contained in this Section 12.1, the Landlord acknowledges that the term of the Parking Deck Lease is forty (40) years which is nine (9) years beyond the Basic Term. The Landlord

 

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agrees that the Basic Term is not or will not be extended pursuant to the terms of this Section 12.1(d) with respect to the Parking Deck Lease, and Landlord will assume all obligations under the Parking Deck Lease in accordance with the terms thereof.

(e)         Landlord’s Attornment to Certain Subtenants . In the event of the expiration or earlier termination of this Lease following the entering into one or more Subleases by Tenant, and provided a non-disturbance and attornment agreement shall have been delivered as provided above, Landlord, or any successor-in-interest thereto, shall be obligated to recognize and honor any Subleases entered into between Tenant and any subtenant which comply with the foregoing provisions of this paragraph, except that any Lender shall be obligated only to the extent such Lender has executed a Subordination, Non-disturbance and Attornment agreement in favor of such subtenant(s) in accordance with the terms of the Loan Documents Such attornment shall provide that the rent payable to Landlord by the Subtenant will not be any less than the rent (including reimbursement for operating costs) required to be paid by Tenant to Landlord.

12.2         Affiliates . Tenant may, from time to time and at any time, without the need for the prior consent of Landlord, but with prior written notice to Landlord, sublet all or any part of the Premises to an Affiliate of Tenant, so long as such transaction is not entered into as a subterfuge to avoid the restrictions relating to assignments and sublettings set forth in this Lease. No assignment or subletting permitted under this Section 12.2 shall relieve Tenant of any of Tenant’s obligations under this Lease, and Tenant shall remain fully and primarily liable as a principal and not as a surety or guarantor (except pursuant to any guaranty executed by Tenant at Lender’s or Landlord’s request) for the faithful performance of all covenants, terms and conditions hereof on the Tenant’s part to be performed. Tenant shall have the absolute right to retain all rents, excess rents and profits received by Tenant by reason of such assignment or subletting.

12.3         Merger, Consolidation or Acquisition . Tenant will not merge, consolidate, sell or otherwise transfer any substantial portion of its assets without Landlord’s prior written consent in each instance unless each of the following conditions are met in full: (i) the surviving entity shall be a corporation, partnership or other entity owned by or owning, directly or indirectly, Carolina Power & Light Company (currently doing business as Progress Energy Carolinas, Inc.) or Progress Energy, Inc. (or any of their successors) and organized and validly existing under the laws of the United States, (ii) the surviving, resulting or acquiring entity shall have assumed in writing the past, current and future obligations and liabilities of Tenant relating to this Lease (which may be by a blanket written assumption of liabilities or by operation of law), (iii) at the time of such merger, consolidation, sale or transfer, no Event of Default, shall have occurred and be continuing, and (iv) immediately after giving effect to such consolidation, merger, sale or transfer, no Event of Default shall have occurred and be continuing; provided, that nothing set forth in this paragraph shall prevent Tenant from exercising any option to purchase expressly granted to Tenant pursuant to this Lease.

The transfer of any voting capital stock of Tenant or the voting capital stock of any corporate entity which directly or indirectly controls Tenant or any interest in a non-corporate entity which directly or indirectly controls Tenant, which transfer results in a change in the direct or indirect voting control of Tenant (whether such transfer occurs at one time or in steps so that, in the aggregate, such a transfer shall have occurred) shall be deemed a voluntary assignment of

 

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this Lease and subject to the provisions of this Article 12; provided, further, that Tenant shall not be in default under this Lease, and no consent of Landlord shall be required, with respect to an offering of Tenant’s voting stock to the public pursuant to a registered securities offering or the transfer of Tenant’s voting stock on a national securities exchange or through the NASDAQ national market system.

12.4     Additional Requirements Applicable to Sublease and Assignment.

(a)       Insurance Requirements . Each Sublease or assignment shall contain covenants of the subtenant or assignee to provide insurance and waivers of subrogation consistent with those required of Tenant hereunder, and the permitted uses shall be limited to the uses permitted hereunder.

(b)       Restaurant Subtenant or Assignee . The terms and provisions of any Sublease to a restaurant or food service facility shall fully comply with Section 5.3 of this Lease.

(c)       Secondary and Subordinate . Except as otherwise expressly provided herein, each sublease will be subject, secondary and subordinate to this Lease and to Tenant’s possessory interest in the Premises under this Lease, and in no event will any sublease be construed as a direct lease or other obligation between Landlord and any sublessee except as provided in Section 12.l(c).

(d)       Rent Rolls . At any time that Tenant’s Rating is not Investment Grade, or if an Event of Default has occurred and is continuing, Tenant shall deliver to Landlord and Lender upon request, but no more often than quarterly, a rent roll certified by an officer of Tenant of all subtenants of the Premises, specifying the date of the sublease and all amendments, name of subtenant, size of space, term of sublease, rent, options and such other information as reasonably requested by Landlord or Lender. Tenant will deliver copies of any or all subleases and amendments to Landlord and Lender upon request.

(e)       Landlord’s Rights . Landlord shall be named a third party beneficiary of all subtenants’ obligations under any subleases. Each sublease, shall contain a provision pursuant to which Landlord may elect, in its sole discretion, to cause the subtenant under such sublease to attorn to Landlord following termination of this Lease before the end of the Basic Term or any Renewal Term.

12.5     Landlord’s Right to Assign . Landlord shall have the right to sell, encumber, convey, transfer, and/or assign any of its interest, rights and obligations under the Lease or in the Premises, subject to the further provisions of Section 36.13.

12.6     Occupancy; License By Others . Tenant may allow any person or company which is a client of Tenant or which is providing services to Tenant or one of Tenant’s clients to occupy certain portions of the Premises without Landlord’s consent and without such occupancy being deemed an assignment or Sublease as long as such relationship was not created as a subterfuge to avoid the obligations set forth in this Article 12. Any such occupancy shall not survive the expiration or termination of the Lease. Tenant agrees to require appropriate certificates of insurance from all such occupants related to their personal property located in the Premises and commercial general liability policies covering their subpremises.

 

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12.7     Requirements and Conditions . Each subtenant, assignee, and occupant shall fully observe all covenants of this Lease, including without limitation, the provisions of Article 5 of this Lease, and no consent by Landlord to an assignment or Sublease shall be deemed in any manner to be a consent to a use not permitted under Article 5 or a consent to any further assignment or subletting. Except for subleases surviving the Term of this Lease as set forth in Section 12.1(d) above and then only with respect to the portion of the Sublease term which extends beyond the Term of this Lease, no assignment or subletting by Tenant shall relieve Tenant of any of Tenant’s obligations under this Lease, and Tenant shall remain fully and primarily liable (as a principal and not merely as a surety, except pursuant to any guaranty executed by Tenant at Lender’s or Landlord’s request) for the faithful performance of all covenants, terms and conditions hereof on the Tenant’s part to be performed, including without limitation the payment of Rent as and when due hereunder.

12.8     Event Revenues for Common Areas . For so long as Tenant shall lease all of the rentable area of the Project, Tenant shall have the sole and exclusive right to designate event space within the Common Areas, to approve all events proposed for the Common Areas, and to collect all revenues from same.

ARTICLE 13. — INSURANCE

13.1     Tenant’s Insurance . Tenant shall have the insurance obligations set forth herein and in Exhibit H hereto at all times from and after the Lease Commencement Date and throughout the Term. In the event that any of such provisions of Exhibit H are inconsistent with the provisions of this Article XIII, then such provisions of Exhibit H shall control.

(a)       Liability Insurance . Tenant shall obtain and keep in full force a policy of commercial general liability insurance for personal injury, death and property damage (including but not limited to automobile, personal injury, broad form contractual liability, Tenant’s contractors protective and broad form property damage) under which Landlord and Lender are shown as additional insureds and under which the insurer waives subrogation as to Landlord’s and Tenant’s agents and the Property Manager. The minimum limits of liability shall be a combined single limit with respect to each occurrence of not less than $25,000,000. The policy shall, if such is available on a commercially reasonable basis, contain a cross liability endorsement and shall be primary coverage for Tenant and Landlord for any liability arising out of Landlord’s and its agents use, occupancy or maintenance of the Premises and the Building and all areas appurtenant thereto, and Tenant’s use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall provide that it is primary insurance and not “excess over” or contributory. The policy shall contain a severability of interest clause. Tenant shall have the right to determine appropriate deductibles, in its sole discretion, so long as Tenant (or its permitted successors and assigns) shall retain the insurance obligations under this Lease and shall maintain an Investment Grade Rating.

(b)       Tenant’s Property Insurance . Tenant at its cost shall maintain on all of Tenant’s Property, in, on, or about the Premises, an “all risk” property policy covering not less than one hundred percent (100%) of the full replacement cost valuation, under which Tenant is named as the insured but subject to such deductibles as Tenant shall deem appropriate. The proceeds from any such policy shall be used by Tenant for the replacement of such Tenant’s Property.

 

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(c)     Tenant’s Obligation to Insure Premises . During the Term of the Lease, Tenant shall obtain and maintain in effect at all times fire and hazard “all risk” insurance covering one hundred percent (100%) of the full replacement cost valuation of the Premises in the event of fire, lightning, windstorm, vandalism, malicious mischief and any other risks specified on Exhibit “L” and all other risks normally covered by “all risk” policies carried by landlords of first-class buildings in the Raleigh, North Carolina market area. Tenant shall have the right to determine the appropriate deductible, in its sole discretion (but in no event more than $3,000,000), so long as (a) Tenant or Progress Energy, Inc. (or their successors) shall agree to provide the insurance coverages and obligations required under this Lease in the amount of any deductibles, not to exceed $3,000,000 for any policy of insurance, as a result of either being a Tenant or a surety of the Tenant’s insurance obligations under this Lease and (b) Tenant Rating is Investment Grade. In the event the requirements set forth in the preceding sentence are not satisfied, such policies shall not have any deductible in excess of $500,000. Any policy of insurance required pursuant to this subsection (c) shall provide that all insurance proceeds in respect of any loss or occurrence shall be adjusted with the Landlord and the Tenant, provided that no Event of Default has occurred and is continuing; otherwise, such proceeds shall be adjusted solely with the Landlord, and shall be payable in accordance with Section 14.1 hereof.

(d)     Insurance Criteria . All the insurance required to be maintained by Tenant under this Lease shall:

 (i)     Be issued by insurance companies with a financial rating of at least A-/X for any property insurance and A-/X for any liability insurance as rated in the most recent edition of Best’s Insurance Reports;

 (ii)     Be issued as a primary policy;

 (iii)     Require thirty (30) days’ written notice from the insurance company to Landlord and to Landlord’s lender before cancellation or any material change in the coverage, scope or amount of any policy; and.

 (iv)     Landlord and Lender shall be named as additional insured or loss payees, as their interests may appear, for each insurance policy required to be maintained by Tenant, with all proceeds under any policy to be paid in accordance with the provisions of this Lease.

Notwithstanding the foregoing, all of the insurance requirements set forth herein on the part of Tenant to be observed shall be deemed satisfied if the risk to be insured is covered by a blanket insurance policy insuring all or most of Tenant’s facilities, and provided that the coverage attributable to the Premises and the other properties required to be insured by Tenant under such blanket insurance policy equals or exceeds the applicable requirements set forth in this Lease and the coverage for the Premises is not subject to reduction because of any loss or event relating to any other facility or property.

(e)     Evidence of Coverage. Tenant shall furnish Landlord with a certificate of insurance, prior to the date that Tenant or any of its contractors or agents first enters upon any portion of the Premises in order to commence the Interior Improvements, but in no event later than the Lease Commencement Date, and on renewal of the policy a certificate of insurance

 

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listing the insurance coverages required hereunder or under the Loan Documents and naming Landlord, and any other parties required to be insured under the terms of this Lease, specifically including the Lender, as additional insured and shall deliver such certificate of insurance to Landlord, not less than thirty (30) days before the expiration of the term of the policy.

(f)     Certificates of Insurance. Certificates of such insurance shall be delivered to Landlord and Lender, and any additional insureds upon execution of this Lease and any renewals or extensions of said policies or certificates of insurance shall be delivered to Landlord and Lender at least thirty (30) days prior to the expiration or termination of such policies. Upon request of Landlord or Lender, Tenant shall provide copies (certified as true and correct by Tenant’s risk manager) of those portions of any policy requested covering all aspects of how a claim can or may be made under such policy, within thirty (30) days of request. In the alternative, Tenant may provide a certificate from its insurance broker setting forth all of the foregoing, in form and substance reasonably satisfactory to Landlord and Lender

ARTICLE 14. — LOSS, DAMAGE, DESTRUCTION AND TAKING

14.1   Risk of Loss on Tenant.

(a)     After the Lease Commencement Date, Tenant hereby assumes all risk of loss, damage, theft, taking, destruction, confiscation, requisitions or commandeering, partial or complete, of or to the Project, however caused or occasioned, and whether or not insured, such risk to be borne by Tenant with respect to the entire Project, including the Premises and the Parking Deck. No occurrence specified in the preceding sentence shall impair, in whole or in part, any obligation of Tenant under this Lease to pay Rent, including the Facility Payment, Annual Base Rent, Operating Expenses, Supplemental Rent, Taxes or Personal Property Taxes or any other amounts pursuant to Article 3 hereof as they become due, or to perform any of its other obligations hereunder as and when required except as herein expressly provided.

(b)     Tenant shall give Landlord and Lender prompt written notice of any Casualty or Taking, describing in reasonable detail the circumstances of such Taking or Casualty and the damage to or loss of the Project.

14.2   No Notice of Termination.

(a)     The provisions of this Section 14.2 shall not apply if Tenant delivers a Tenant’s Termination Notice and this Lease is actually terminated pursuant to Section 14.3 hereof.

(b)     In the absence of the occurrence of an Event of Default by Tenant that is continuing beyond any applicable cure periods:

 (i)     Tenant shall be entitled to receive (and Landlord hereby irrevocably assigns to Tenant all of Landlord’s right, title and interest in, and agrees to turn over to Tenant), subject to Tenant’s obligation to restore, any award, compensation, insurance proceeds or other payment to which Tenant may become entitled by reason of its leasehold interest in the Premises, Tenant’s Property, moving expenses, good will, and any separate award made to Tenant as reimbursement for defeasance payments, make whole premiums or other extraordinary costs incurred by Tenant hereunder, (i) if the Project, including the Premises and the Parking Deck, or

 

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any portion thereof, is damaged or destroyed by fire or other casualty or cause in an amount in excess of any applicable deductibles (a Casualty ), or (ii) by reason of any taking by condemnation or by sale or conveyance in lieu of condemnation, of the Project, including the Premises and the Parking Deck, or any portion thereof (a Taking ); provided however that if any such amounts are or would be received at a time when either an Event of Default shall have occurred and be continuing or Tenant’s Rating is not Investment Grade, then all such amounts shall be paid to Lender to be disbursed in accordance with the terms of the Mortgage.

(ii)     Tenant shall be entitled to receive, subject to Tenant’s obligation to restore, all other amounts paid or payable for any Casualty or Taking of all or any portion of the Premises, less any amounts paid or payable for Landlord’s Equipment (if any) (the amounts received for any Casualty, less such amounts as are payable for Landlord’s Equipment, are referred to as the Net Casualty Award and the amounts received for any Taking, less such costs and expenses, are referred to as the Net Taking Award ). No award for any partial or entire Taking shall be apportioned and Landlord assigns to Tenant any Net Taking Award together with all rights of Landlord to such award including, without limitation, any award or compensation for the value of all or any part of the leasehold estate.

(iii)     The Net Casualty Award or the Net Taking Award and any and all other awards received with respect to the Casualty or Taking shall be applied in accordance with the provisions of this Lease for the actual cost of repair, restoration, rebuilding or replacement by Tenant of the Improvements damaged by such Casualty or Taking (collectively, Cost To Repair ) If the Net Casualty Award or the Net Taking Award and any and all other awards received with respect to the Casualty or Taking are not sufficient to complete the repair, restoration, rebuilding or replacement of the Project or any portion of the Project damaged by such Casualty or Taking, the Tenant shall be liable to pay the shortfall.

(iv)     Upon any Taking or Casualty, and regardless of the extent to which such Taking or Casualty is insured, Tenant shall, at its sole cost and expense, within one hundred twenty (120) days of the occurrence of such Casualty or Taking, enter into a contract with an architect and/or engineer (the Restoration Contracts ) to restore, repair, replace and/or rebuild the Project as provided in this Section 14.2. Each Restoration Contract shall include a schedule for completion for all restoration, repair, replacement and/or rebuilding therein provided for. Tenant shall cause the contractors under such Restoration Contracts to proceed with diligence and promptness, and in all cases within time periods set forth in the Restoration Contracts, to carry out any demolition and to restore, repair, replace and/or rebuild the Project, as nearly as practicable, to a configuration, condition and fair market value as existed immediately prior to such Taking or Casualty Upon completion of the restoration, repair, replacement and/or rebuilding of the Project (including any upgrades or redesign as Tenant shall require (subject to Landlord’s reasonable approval and to Lender’s approval if required by the Loan Documents) to bring the Project up to current standards of Tenant and to reflect any changes in use as may be permitted by this Lease and reasonably deemed necessary to Tenant’s efficient occupancy of the Premises), Tenant shall be entitled to retain such portion of the Net Casualty Award or Net Taking Award, if any, which was not used by Tenant in the restoration, repair, replacement and/or rebuilding of the Project; provided that if at the time of receipt thereof an Event of Default shall have occurred and be continuing or Tenant’s Rating is not Investment Grade, such amounts shall be paid to Lender to be applied in accordance with the terms of the Mortgage. Each repair

 

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or restoration pursuant to this Section 14.2(b) shall be undertaken and completed in a good and workmanlike manner and in compliance in all material respects with all Applicable Laws then in effect with respect to the Project and the Restoration Contracts, and in compliance with the provisions of Article 7 hereof.

 (v)     During the Term hereof, Tenant may, at its cost and expense, in its own name or in the name and on behalf of Landlord and Lender, appear in any proceeding or other action relative to a Casualty or Taking to negotiate, accept and prosecute any claim for any award, compensation, insurance proceeds or other payment on account of such Casualty or Taking and to cause any such award, compensation, insurance proceeds or other payment to be paid to Tenant in accordance with the provisions of this Section 14.2. Tenant shall use its commercially reasonable efforts to achieve the maximum award or other recovery obtainable under the circumstances. Any negotiated awards, settlements or recoveries shall be subject to Landlord’s and Lender’s prior approval, which approvals shall not be unreasonably withheld, conditioned or delayed. Landlord and Lender may appear in any such proceeding or other action, in a manner consistent with the foregoing, and the reasonable costs and expenses of any such appearance shall be borne by Tenant.

(c)     If an Event of Default by Tenant has occurred and is continuing beyond applicable cure periods or Tenant’s Rating drops below Investment Grade:

 (i)     Landlord and Lender shall have the right (but not the obligation) to appear, at Tenant’s expense, in any proceeding or other action relative to a Casualty or Taking, and to negotiate, accept and prosecute in their sole discretion any claim for any award, compensation, insurance proceeds or other payment on account of such Casualty or Taking without the approval of Tenant. Tenant shall be deemed to have assigned to Landlord and Lender any award, compensation, insurance proceeds or other payments to which Tenant would otherwise be entitled hereunder.

 (ii)     The Net Casualty Award or the Net Taking Award and any and all other awards received with respect to the Casualty or Taking then or thereafter made shall be paid to the Lender, if the Loan has not been paid in full and the Mortgage discharged as of the date such awards are received, or the Landlord and Lender may, but shall not be obligated to apply such award in accordance with the provisions of this Lease for the actual cost of repair, restoration, rebuilding or replacement of the portion of the Project damaged by such Casualty or Taking. If the Net Casualty Award or the Net Taking Award and any and all other awards received with respect to the Casualty or Taking are not sufficient to complete the repair, restoration, rebuilding or replacement of the portion of the Project damaged by such Casualty or Taking, the Tenant shall be liable to pay the shortfall.

(d)     Notwithstanding the provisions of Sections 14.2(a)-(c) or any other provisions of this Lease, the provisions of the Mortgage and the other Loan Documents with respect to the payment and disbursal of any insurance proceeds, Net Casualty Award and Net Taking Award shall govern the receipt and disbursement thereof.

14.3     Tenant’s Termination Notice .

 

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(a)    If an Event of Loss occurs, Tenant may elect to give Landlord and Lender a written notice (“ Tenant’s Termination Notice ”) within ninety (90) days of the occurrence of such Event of Loss (but in no event thereafter) setting forth Tenant’s intention to terminate the Lease and Tenant’s irrevocable and unconditional offer (“ Offer ”) to buy the Project from Landlord for the Purchase Price as defined in Section 14.3(c)(vi). Any Tenant’s Termination Notice that fails to explicitly set forth such Offer shall be deemed to include such Offer. An Event of Loss shall be deemed to occur if (i) with respect to a Casualty, the Project is totally or partially damaged or destroyed from such Casualty and the cost to restore the same exceeds $35,000,000; or (ii) with respect to a Taking, at least 30% of the Rentable Area of the Building is taken or is rendered permanently inaccessible for its intended purposes or (iii) with respect to a Casualty or Taking, the Project cannot be restored or repaired as required by the provisions of this Lease within two (2) years from the occurrence of the Casualty or Taking or in any event prior to the end of the Basic Term or any then exercised Renewal Term. If Tenant does not deliver a Tenant’s Termination Notice as described above, this Lease shall not terminate by reason of the Event of Loss, the provisions of this Section 14.3 shall not apply, and the other provisions of this Article 14 shall govern. Except as expressly provided in this Section 14.3, Tenant shall have no right to terminate this Lease upon a Casualty or Taking, and no right to abatement or reduction of Rent or any other modification or reduction of its obligations (regardless of loss of all or any portion of the Premises through Taking or Casualty) and Tenant waives the provisions of any present or future Applicable Law to the contrary.

(b)     If Landlord elects to reject Tenant’s Offer, Landlord shall give notice thereof to Tenant within thirty (30) days after receipt of Tenant’s Termination Notice. No election to reject by the Landlord at a time when any amounts or obligations remain outstanding under the Loan Documents shall be effective unless accompanied by the written consent of the Lender. If Landlord fails to so reject an Offer or purports to reject an Offer without Lender’s consent such Offer shall be deemed accepted. If an Offer is rejected by Landlord with Lender’s written consent, the Lease shall terminate on the Closing Date (as defined below) as if that date were the natural expiration date of this Lease, and the entire Net Casualty Award or Net Taking Award and any and all other awards received with respect to the Event of Loss then or thereafter made shall be paid to Landlord. Notwithstanding anything to the contrary herein, If the Loan has not been paid in full and the Mortgage discharged at the time Landlord elects to reject an Offer, such rejection shall be effective only if it is consented to in writing by the Lender.

(c)     If Landlord accepts or is deemed to accept Tenant’s Offer:

(i)     The Purchase Price shall be paid as hereinafter provided and Tenant shall be entitled to and shall receive the Net Casualty Award or the Net Taking Award and any and all other awards with respect to the Event of Loss then or thereafter made and Landlord shall assign without recourse (or in case of any award previously made, deliver to Tenant on the Closing Date) all such awards as may be made with respect to the Event of Loss.

(ii)     The purchase and sale of the Project shall close on the Closing Date at 12:00 noon local time at the local office of Landlord’s counsel (as set forth in the notice provision of this Lease unless Tenant notifies Landlord to the contrary), or at such other time and place as the parties hereto may agree.

 

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  (iii)     The Term shall be extended to and including the Closing Date and shall end on the Closing Date as if that date were the natural expiration date of this Lease.

  (iv)     Tenant shall pay the Purchase Price (without deduction, setoff or counterclaim) by transferring immediately available funds in the amount of such Purchase Price to such account or accounts in such bank or banks as Landlord shall designate, upon delivery of a special warranty deed conveying the Project (or the remainder thereof, if any) and all other required documents including an assignment, without recourse, of the Net Casualty Award or the Net Taking Award and all other awards with respect to the Event of Loss.

  (v)     The Closing Date shall be the first Business Day of any calendar month that occurs at least thirty (30) days and no more than within sixty-one (61) days after the date Tenant’s Termination Notice is given.

  (vi)     The Purchase Price shall be equal to the sum of (i) the Stipulated Loss Value as of the Closing Date, plus (ii) all other amounts which may be due and owing to Landlord or Lender as of the Closing Date by reason of any Event of Default by Tenant, plus (iii) all Rent payable by Tenant with respect to the period through and including the Closing Date, plus (iv) all costs of closing. During the Basic Term, “ Stipulated Loss Value ” shall mean, as of the first Business Day of any calendar month, the amount so designated set forth opposite such month in Exhibit I to this Lease, plus the Make-Whole Premium and any other amounts due Lender under the Loan Documents

  (vii)     The Premises shall be sold “AS IS” in its then present condition, subject to (a) the state of the title thereto existing as of the Closing Date (other than defects in, or exceptions to, title, if any, created by Landlord, but including liens created by the Loan Documents and any Permitted Liens), (b) any state of facts which an accurate survey or physical inspection might show, (c) all Applicable Laws, (d) any violations of Applicable Laws which may exist as of the Closing Date, (e) the presence of any Hazardous Materials at or under the Premises or at or under any property in the vicinity of the Site, or (f) any other conditions or state of facts that may affect the Project, including without limitation those described in clauses (a) through (s) of Section 36.12.

14.4     Reaffirmation of Lease . Upon the occurrence of any Casualty to or Taking of all or any portion of the Project and provided that either Tenant does not have the right hereunder to terminate this Lease as a result of such Casualty or Taking or Tenant does have the right hereunder to terminate this Lease but has elected not to (or has failed to) terminate this Lease as provided and within the time frame granted herein, either Landlord or Tenant shall thereafter, within ten (10) days after receipt by such party of a written request therefor from the other party, provide such other party with a written reaffirmation of this Lease, including an acknowledgment that Tenant does not have the right to terminate this Lease as a result of such Casualty or Taking or that Tenant had the right to terminate this Lease but has elected not to (or has failed to) terminate this Lease as herein provided.

 

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ARTICLE 15. — LANDLORD AND TENANT REPRESENTATIONS AND COVENANTS

15.1     Representations and Warranties of Tenant . Tenant represents and warrants to Landlord that the following are true and correct as of the Effective Date:

(a)       Due Organization . Carolina Power & Light Company d/b/a Progress Energy Carolinas, Inc. is a corporation duly organized, validly existing and in good standing in the State of North Carolina. Tenant has the corporate power and authority to conduct its business as now conducted, to own or hold under lease its property, to lease the Premises and to enter into and perform its obligations under the Lease Operative Documents to which it is or is to become a party.

(b)       Due Authorization; No Conflict . Each of the Lease Operative Documents to which Tenant is a party has been duly authorized by all necessary corporate action on the part of Tenant and has been duly executed and delivered by Tenant, and the execution, delivery and performance thereof by Tenant will not, (i) require any approval of the stockholders of Tenant or any approval or consent of any trustee or holder of any indebtedness or obligation of Tenant, or of any other third party, other than such consents and approvals as have been obtained, (ii) contravene any Applicable Law binding on Tenant or (iii) contravene or result in any breach of or constitute any default under Tenant’s charter or by-laws or other organizational documents, or any indenture, judgment, order, decree, mortgage, loan agreement, contract, partnership or joint venture agreement, lease or other agreement or instrument to which Tenant is a party or by which Tenant is bound, or result in the creation of any Lien (other than pursuant to the Lease Operative Documents) upon any of the property of Tenant.

(c)       Governmental Approvals . All governmental approvals required in connection with the execution, delivery and performance by Tenant of the Lease Operative Documents to which it is a party, have been or will have been obtained, given or made, including, without limitation, obtaining all approvals from any federal or state regulatory authorities.

(d)       Investment Company . Tenant is not an “investment company” or a company “controlled” by an “investment company” within the meaning of the Investment Company Act of 1940, as amended.

(e)       Securities Act . Tenant has not offered any interest in the Site, the Project or the Lease, or any similar securities of Tenant to, or solicited any offer to acquire any of the same from, any Person, in violation of Section 5 of the Securities Act of 1933, nor has it authorized any Person to take any such action, and Tenant has not taken any action that would subject any interest in the Site, the Project, the Loan, or the Lease to the registration requirements of Section 5 of the Securities Act of 1933. Nothing herein is intended to imply or shall be construed to suggest that the interests in Landlord constitute securities.

(f)       Bankruptcy . No bankruptcy, reorganization, arrangement or insolvency proceedings are pending, threatened or contemplated by Tenant, and Tenant has not made a general assignment for the benefit of creditors.

(g)       Tax Filings . All tax returns and reports of Tenant required by law to be filed with respect to the Site have been duly filed, and all taxes, interests and penalties assessed by any

 

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Governmental Authority upon the Site or Tenant (with respect to the Site), which are due and payable, have been paid, except to the extent being contested in good faith by the Tenant.

(h)         Solvency . Taking into account the transfers to occur on the Effective Date, Tenant shall be solvent and shall not be rendered Insolvent as a result of this transaction.

(i)          Debts and Liabilities . The Tenant is able to realize upon its property and pay its debts and other liabilities (including contingent and unliquidated liabilities) as they mature in the normal course of business; the Tenant does not intend to, and does not believe that it will incur debts or liabilities beyond the Tenant’s ability to pay as such debts and liabilities become due; and Tenant is not engaged in business or a transaction, and is not about to engage in business or a transaction, for which the Tenant’s remaining assets are unreasonably small in relation to such business or transaction.

(j)          ERISA . The Tenant is not an “employee benefit plan” as defined in Section 3(3) of ERISA or a “plan” as defined in Section 4975(e)(i) of the Code. No part of the funds to be used by Tenant in satisfaction of its obligations under any of the Lease Operative Documents are the assets of any such “employee benefit plan” (or its related trust).

15.2       Representation and Warranties of Landlord :

(a)         Due Organization . Landlord is a national banking association duly organized, validly existing and in good standing. Landlord has the trust power to conduct its business as now conducted, to own or hold under lease its property as Trustee under the Trust Agreement, to lease the Project and to enter into and perform its obligations under the Lease Operative Documents to which it is or is to become a party in its capacity as such Trustee.

(b)         Due Authorization; No Conflict . Each of the Lease Operative Documents to which Landlord is a party has been duly authorized by all necessary trust action on the part of Landlord and has been duly executed and delivered by Landlord, and the execution, delivery and performance thereof by Landlord will not (i) contravene any Applicable Law binding on Landlord, or (ii) contravene or result in any breach of or constitute any default under Landlord’s trust agreement or other organizational documents, or any indenture, judgment, order, mortgage, loan agreement, contract, partnership or joint venture agreement, lease or other agreement or instrument to which Landlord is a party or by which Landlord is bound, or result in the creation of any Lien (other than pursuant to the Lease Operative Documents) upon any of the property of Landlord.

ARTICLE 16. — DEFAULTS

16.1       Default by Tenant . Each of the following shall be an Event of Default by Tenant and a material breach of the Lease, entitling Landlord to exercise all remedies which may be available to Landlord hereunder, in equity or at law, including, without limitation, those remedies set forth in Section 17.1 hereof:

(a)        Tenant shall fail to pay the Facility Payment as and when required under Section 3.3(b) hereof or any monthly installment of Annual Base Rent or Supplemental Rent on or before

 

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the time set forth in Section 3.1, and any such failure continues uncured for a period of fifteen (15) days.

(b)        Tenant shall fail to make any other payment owed by Tenant under this Lease within ten (10) days after written notice from Landlord notifying Tenant of its failure to pay.

(c)        Tenant or any surety of this Lease shall make a general assignment for the benefit of creditors, or shall admit in writing its inability to pay its debts as they become due, or shall file a petition in bankruptcy, or shall be adjudicated as bankrupt or insolvent, or shall file a petition in any proceeding seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, or shall file an answer admitting or fail timely to contest the material allegations of a petition filed against it in any such proceeding.

(d)        A proceeding is commenced against Tenant seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, and such proceeding shall not have been withdrawn or dismissed within sixty (60) days after the commencement thereof.

(e)        A receiver or trustee shall be appointed for the Premises or for all or substantially all of the assets of Tenant, and such receivership or trusteeship shall not be withdrawn or dismissed within sixty (60) days following such appointment.

(f)        Tenant shall fail to observe, keep or perform any of the terms, covenants, agreements or conditions under the Lease that Tenant is obligated to observe or perform, other than those described in subparagraphs (a) and (b) of this Section 16.1, for a period of thirty (30) days after notice to Tenant of said failure; provided however, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default under the Lease if Tenant shall commence the cure of such default so specified within said thirty (30) day period and shall diligently prosecute the same to completion.

ARTICLE 17. — LANDLORD’S REMEDIES AND RIGHTS

17.1       Remedies. Upon the occurrence and during the continuance of any Event of Default, Landlord shall have the option to pursue any one or more of the following remedies without any further notice or demand whatsoever:

(a)        the Landlord may, by written notice to the Tenant, and subject to the Lender’s consent if required by the Loan Documents, terminate this Lease as of the date specified in such notice ( Termination Date ), 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 said Premises or any part thereof, by legal force, if necessary, without being liable for prosecution or any claim of damages therefor, Tenant hereby agreeing to pay to Landlord on demand the amount of all loss and damage which Landlord may suffer by reason of Tenant’s breach or default and/or Landlord’s termination, whether through inability to relet the Premises on

 

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satisfactory terms or otherwise, including reasonable attorney’s fees and court costs. As liquidated and agreed damages for the period beyond the Termination Date (it being agreed that it would be impracticable or extremely difficult to fix the actual damages), Tenant shall pay Landlord, on demand, an amount equal to the excess, if any, of (i) the aggregate of all Annual Base Rent, Supplemental Rent and all other Rent and charges which would be payable under this Lease, in each case from the Termination Date for what is or would have been, in the absence of such termination, the then unexpired Lease Term, discounted at a per annum rate equal to the TCMP, over (ii) the amount of such rental loss as Tenant proves could be reasonably avoided, discounted at a per annum rate equal to the TCMP. In no event will Landlord be obligated to pay any amount to Tenant or otherwise account to Tenant if the amount specified in clause (ii) of the preceding sentence exceeds the amount specified in clause (i) of the preceding sentence. Notwithstanding anything to the contrary herein , (i) no reletting, reentry or taking of possession of the Premises by the Landlord will be construed as an election on the Landlord’s part to terminate this Lease unless a written notice of such intention is given to the Tenant, (ii) notwithstanding any reletting, reentry or taking of possession, the Landlord may at any time thereafter elect to terminate this Lease for a continuing Event of Default, and (iii) no act or thing done by the Landlord or any of its agents, representatives or employees and no agreement accepting a surrender of the Premises shall be valid unless the same be made in writing and executed by the Landlord;

(b)        the Landlord may terminate Tenant’s right of possession (but not this Lease) and enter upon and take possession of the Premises and expel or remove Tenant and any other Person who may be occupying said Premises or any part thereof, by entry (including the use of legal force, if necessary), dispossessory suit or otherwise, without thereby releasing Tenant from any liability hereunder, without terminating this Lease, and without being liable for prosecution or any claim of damages therefor and, if Landlord so elects, make such commercially reasonable alterations, redecorations and repairs as, in Landlord’s judgment, may be necessary to relet the Premises, and Landlord may relet the Premises or any portion thereof in Landlord’s or Tenant’s name, but for the account of Tenant, for such term or terms (which may be for a term less than or extending beyond the Term) and at such rental or rentals and upon such other terms as Landlord reasonably may deem advisable, with or without advertisement, and by private negotiations, and receive the rent therefor, Tenant hereby agreeing to pay to Landlord at any time and from time to time, upon Landlord’s demand, the deficiency, if any, between all Rent reserved hereunder for the period covered by Landlord’s demand and rentals actually received by Landlord from reletting for the period covered by Landlord’s demand (or, if Landlord has not relet for such period, the amount of such rental loss Tenant proves could be reasonably avoided). Tenant shall be liable for Landlord’s reasonable expenses in redecorating and restoring the Premises and all reasonable costs incident to such re-letting or attempts to relet, including broker’s commissions and lease assumptions, and in no event shall Tenant be entitled to any rentals received by Landlord for any period in excess of the amounts due by Tenant hereunder for such period. The provisions of this Section 17.1(b) shall operate as a notice to quit and shall be deemed to satisfy any other requirement or provisions of Applicable Laws which may require the Landlord to provide a notice to quit or of the Landlord’s intention to re-enter the Premises and any such requirements or provisions are hereby waived by the Tenant;

(c)        Landlord may enter upon the Premises without being liable for prosecution or any claim of damages therefor, and do whatever Tenant is obligated to do under the terms of this

 

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Lease other than pay Rent on an accelerated basis; and Tenant agrees to reimburse Landlord on demand for any expenses including, without limitation, reasonable attorneys’ fees which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease (including interest at the Contract Rate computed from the date incurred by Landlord), and Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from such action, unless caused by the gross negligence or willful misconduct of Landlord, its agents, contractors or employees. Any performance by Landlord of Tenant’s obligations shall not waive or cure such default.

(d)        the Landlord may exercise any other right or remedy that may be available to it under this Lease, Applicable Laws or in equity, or proceed by appropriate court action (legal or equitable) to enforce the terms hereof or to recover damages for the breach hereof. Separate suits may be brought to collect any such damages for any period of this Lease, and such suits shall not in any manner prejudice the Landlord’s right to collect any such damages for any subsequent period of this Lease, or the Landlord may defer any such suit until after the expiration of the Term or the then-current Renewal Term, in which event such suit shall be deemed not to have accrued until the expiration of the Term, or the then-current Renewal Term.

(e)        the Landlord may retain and apply against the Landlord’s damages, all sums which the Landlord would, absent such Event of Default, be required to pay to, or turn over to, the Tenant pursuant to the terms of the Lease.

(f)        At any time after the occurrence of an Event of Default, whether or not Landlord shall have collected any damages pursuant to this Section 17.1, Landlord (subject to the provisions of the last sentence of this Section 17.1(f)) shall have the right to sell to Tenant, and Tenant shall be obligated to purchase from Landlord, all of Landlord’s interest in the Premises for a purchase price ( Default Sale Purchase Price ) equal to the sum of (i) the outstanding principal balance of the Loan and all accrued interest thereon, together with the Make-Whole Premium and all other amounts payable to Lender as of the Default Sale Closing Date (defined below), plus (ii) all other amounts which may be due and owing to Landlord or Lender as of the Default Sale Default Sale Closing Date by reason of any Event of Default by Tenant, plus (iii) all Rent payable by Tenant with respect to the period through and including the Default Sale Closing Date, plus (iv) all costs of closing. Landlord may exercise its right under this Section 17.1(f) by giving Tenant written notice thereof (a Default Sale Option Notice ). The purchase and sale of the Project shall close on the date ( Default Sale Closing Date ) specified by Landlord in the Default Sale Option Notice (which Default Sale Closing Date may be extended from time to time by Landlord in its sole discretion) at 12:00 noon local time at the local office of Landlord’s counsel (as set forth in the notice provision of this Lease unless Landlord notifies Tenant to the contrary), or at such other time and place as Landlord may specify in writing. The Term shall be extended to and including the Default Sale Closing Date and shall end on the Default Sale Closing Date. Tenant shall pay the Purchase Price (without deduction, set-off or counterclaim) by transferring immediately available funds in the amount of such Default Sale Purchase Price to such account or accounts in such bank or banks as Landlord shall designate, upon delivery of a special warranty deed conveying the Project to Tenant. The Premises shall be sold “AS IS” in its then present condition, subject to (a) the rights of any parties in possession thereof (other than rights, if any, granted by Landlord), (b) the state of the title thereto existing as of the Default Sale Closing Date (other than defects in, or exceptions to, title, if any, created by

 

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Landlord but including liens created by the Loan Documents and any other Permitted Liens), (c) any state of facts which an accurate survey or physical inspection might show, (d) all Applicable Laws, (e) any violations of Applicable Laws which may exist as of the Default Sale Closing Date, (f) the presence of any Hazardous Materials at or under the Premises or at or under any property in the vicinity of the Site, or (g) any other conditions or state of facts that may affect the Project, including without limitation those described in clauses (a) through (s) of Section 36.12. Without limiting any of Landlord’s other rights and remedies hereunder, Landlord will be entitled to specific performance to enforce its rights under this Section 17.1(f). Notwithstanding anything to the contrary herein, the rights of Landlord under this Section 17.1(f) may only be exercised after the Project has been transferred to Lender or an Affiliate of Lender through foreclosure under the Loan Documents or by deed in lieu of foreclosure.

17.2       Remedies Not Exclusive . The rights and remedies of Landlord set forth herein are not exclusive, and Landlord may exercise any other right or remedy available to it under this Lease, at law or in equity, including, without limitation, injunctive relief of all varieties, except as otherwise expressly set forth herein. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or construed to constitute a waiver of such default or an election of remedies.

17.3       Enforceability . The provisions of this Article 17 shall be enforceable to the maximum extent not prohibited by applicable law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion. To the extent any provision of applicable law requires some action by Landlord to evidence or effect the termination of this Lease or to evidence the termination of Tenant’s right of occupancy, Tenant and Landlord hereby agree that only unequivocal written notice of such termination, delivered in accordance with Article 31 herein, shall be sufficient to evidence and effect the termination therein provided for.

ARTICLE 18. — INDEMNITIES AND ATTORNEYS’ FEES

18.1       Attorney Fees . If either Landlord or Tenant commences or engages in any action or litigation or arbitration against the other party arising out of or in connection with this Lease, the Premises or the Project, including but not limited to, any action for recovery of any payment owed by either party under the Lease, or to recover possession of the Premises, or for damages for breach of the Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys’ fees and other costs incurred in connection with the action and in preparation for said action.

18.2       General Indemnification .

(a)        Tenant hereby assumes liability for, and indemnifies, and agrees to protect, defend (by counsel reasonably satisfactory to the Indemnitee), save and keep harmless each Indemnitee, from and against any and all claims, liabilities, losses, damages, costs and expenses (including reasonable attorney’s fees), whenever they may be suffered or incurred by, imposed on or asserted against any Indemnitee, arising out of or relating to any of the following after the Lease Commencement Date: (i) the acquisition, ownership, construction, operation, maintenance, use, possession, lease, sublease, condition, maintenance, repair, replacement,

 

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alteration or reconstruction of the Project whether before or after the Effective Date of this Lease (including, without limitation, latent and other defects, whether or not discoverable by any Indemnitee or by Tenant and any claim arising under the strict liability theory in tort), (ii) injury to or death of any person, or damage to or loss of property, on or about the Project or any adjoining sidewalks, streets or ways, or connected with the use, condition or occupancy thereof; (iii) any act or omission of Tenant or its agents, employees, contractors, assignee, subtenants, licensees, or invitees, (iv) any representation or warranty made by Tenant in any of the Lease Operative Documents shall be materially false as of the date made, (v) the non-compliance of the Project with Applicable Laws (including Environmental Laws), (vi) any Remedial Action, assessment, containment, monitoring, treatment and/or removal of any and all Hazardous Materials from all or any portion of the Project or any surrounding areas over which Tenant has responsibility or to which Hazardous Materials may migrate from the Project, the cost of any actions taken in response to a Release or threat of release of any Hazardous Materials on, in, under, relating to or affecting any portion of the Project or any surrounding areas over which Tenant has responsibility or to which Hazardous Materials may migrate from the Project to prevent or minimize such Release or threat of release so that it does not migrate or otherwise cause or threaten danger to present or future public health, safety, welfare or the environment, and costs incurred to comply with Environmental Laws in connection with all or any portion of the Project or any surrounding areas over which Tenant has responsibility or to which Hazardous Materials may migrate from the Project, (vii) an Event of Default or any breach or violation of this Lease by Tenant or anyone by, through or under Tenant, (viii) any litigation, suit, cause of action, writ, decree, injunction, order, judgment, proceeding or claim now or hereafter asserted against the Project, Landlord (by virtue of its ownership of or leasing the Project), or Tenant with respect to the Project or this Lease and (ix) all Taxes for which Tenant is responsible under Section 4.2. Tenant acknowledges that the foregoing includes any costs incurred by Landlord or the Lender in performing any inspections of the Project if such inspection reveals a violation by Tenant of this Lease. Tenant shall not be required to indemnify any Indemnitee under this Section 18.2 for any claim to the extent resulting from (A) the willful misconduct or gross negligence such Indemnitee, and (B) any amounts payable under the Loan Documents unless such amounts are payable by Tenant under this Lease as Supplemental Rent or any other Lease Operative Documents. Tenant shall be entitled to credit against any payments due under this Section 18.2 any insurance recoveries or other reimbursements if, as, when and to the extent actually received by the Indemnitee to be indemnified in respect of the related claim under or from insurance paid for, directly, by Tenant or assigned to Landlord by Tenant, to the extent such insurance recoveries exceed such Indemnitee’s costs and expenses incurred in recouping such insurance recovery.

(b)        In case any claim shall be made or brought against any Indemnitee, such Indemnitee shall give prompt notice thereof to Tenant; provided that failure to so notify Tenant shall not reduce Tenant’s obligations to indemnify any Indemnitee hereunder unless and only to the extent such failure results in additional liability on Tenant’s part. Such Indemnitee shall be entitled, acting through counsel selected by Tenant (and reasonably satisfactory to such Indemnitee), to participate in, and, to the extent that such Indemnitee desires to assume and control, in consultation with Tenant, the negotiation, litigation and/or settlement of any such claim (subject to the provisions of the last sentence of subparagraph (c) of this Section 18.2). Such Indemnitee may (but shall not be obligated to) participate in a reasonable manner at its own expense and with its own counsel in any proceeding conducted by Tenant in accordance with the

 

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foregoing. Notwithstanding anything to the contrary herein, if such Indemnitee shall determine (in its reasonable discretion) that a conflict of interest exists between Tenant and such Indemnitee, or that by using counsel selected by Tenant Indemnitee would incur a material risk of impairing, eliminating or being deemed to have waived any privilege it otherwise would have with respect to any communication, information or document, or that Tenant’s defense is inadequate or inappropriate to protect the interests of such Indemnitee, such Indemnitee may assume the defense of its own interest using its own counsel, at Tenant’s expense. The preceding sentence shall apply to all indemnification obligations of Tenant under this Lease.

(c)        Each Indemnitee shall at Tenant’s expense supply Tenant with such information and documents reasonably requested by Tenant in connection with any claim for which Tenant may be required to indemnify any Indemnitee under this Section 18.2. Unless an Event of Default is continuing, no Indemnitee shall enter into any settlement or other compromise with respect to any claim for which indemnification is required under this Section 18.2 without the prior written consent of Tenant, which shall not be unreasonably withheld. Tenant shall have the authority to settle or compromise any claim against an Indemnitee hereunder; provided that no admission of wrongdoing, shall be required of such Indemnitee, and such settlement or compromise does not involve any finding of criminality or impose any injunctive or other equitable relief affecting any Indemnitee or the Project, and such Indemnitee shall be released of all liability in connection with any such claim.

(d)        Upon payment in full of any claim by Tenant pursuant to this Section 18.2 to or on behalf of an Indemnitee, Tenant, without any further action, shall be subrogated to any and all claims that such Indemnitee may have relating thereto (other than claims in respect of insurance policies maintained by such Indemnitee at its own expense), and such Indemnitee shall execute such instruments of assignment and conveyance, evidence of claims and payment and such other documents, instruments and agreements as may be necessary to preserve any such claims and otherwise reasonably cooperate (at Tenant’s expense) with Tenant to enable Tenant to pursue such claims.

(e)        Prior to paying any amount otherwise payable to an Indemnitee pursuant to this Section 18.2, Tenant shall be entitled to receive from such Indemnitee (i) a written statement describing the amount so payable, and (ii) such additional information as Tenant may reasonably request and which is reasonably available to such Indemnitee to properly substantiate the requested payment.

(f)        Subject to the penultimate sentence of Section 18.2(a) above, Tenant’s liability hereunder shall in no way be limited or impaired by any act, including, without limitation, (i) any amendment or modification to any of the Lease Operative Documents, (ii) any waiver of any Event of Default, default, or extension of time or any failure to enforce any remedies or rights of either Landlord or Lender under the Lease Operative Documents, (iii) any sale or transfer of all or any portion of the Project, or (iv) any assignment of the Lease or the Loan Documents.

(g)        All indemnities provided for in this Lease are cumulative; all such indemnities shall survive without limitation the expiration or termination of this Lease for a period of five years even if liability does not accrue or any claim with respect thereto is not made until after the effective date of such expiration or termination; all such indemnities shall continue to run in

 

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favor of and be enforceable by each person or entity that shall be a Landlord, Lender or other secured lender from time to time, and their respective partners, shareholders, members, officers, directors, etc., notwithstanding the assignment of this Lease by such Landlord and the release of such Landlord hereunder, or the assignment or release of any mortgage or deed of trust or the payment of any debt owed to a Lender or other secured lender. Tenant’s indemnity obligations shall not be limited by insurance maintained or required to be maintained by Tenant hereunder.

(h)        The indemnities and obligations of Tenant to defend contained in this Article 18 and elsewhere in this Lease (including, without limitation, Sections 4.2, 6.3(b), 8.1 and 8.2) shall extend with regard to all actions against the Indemnitees, and to all liabilities, losses, damages, costs, expenses (including reasonable attorney’s fees), causes of action, suits, claims, demands or judgments, arising in whole or in part from the negligence of the Indemnitees. It is the express intent of the parties that the indemnities and obligations of Tenant to defend are extended by Tenant to indemnify, defend and protect the Indemnitees even if such indemnities and obligations to protect and defend arise from, relate to, or result from or are caused in whole or in part by, the sole or concurrent negligence of any Indemnitee or Indemnitees. Notwithstanding the foregoing, this Section 18.2(h) shall not be construed to expand the coverage or time periods of any indemnity provided for in this Lease.

ARTICLE 19. — SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE

19.1       Obligations of Tenant . Subject to the provisions of Section 19.4 hereof, the Lease and the rights granted to Tenant by the Lease shall be subject and subordinate to all deeds of trust or mortgages affecting or encumbering all or any part of the Project; provided however, that if Landlord elects at any time to have Tenant’s interest in the Lease be or become superior, senior or prior to any such instrument, then upon receipt by Tenant of written notice of such election, Tenant shall promptly execute all necessary and reasonable subordination instruments or other documents confirming the subordination of such mortgage or deed of trust.

19.2       Landlord’s Right to Assign . Landlord’s interest in the Lease may be assigned to any mortgagee or trust deed beneficiary as additional security. Nothing in this Lease shall empower Tenant to do any act without Landlord’s prior consent which can, shall or may encumber the title of the Landlord of all or any part of the Project. Nothing in this Lease shall prohibit Tenant from encumbering Tenant’s leasehold estate in and to the Premises; provided however, that any transfer upon or in lieu of foreclosure of such encumbrance shall be subject to the conditions to and restrictions on assignment in Article 12 hereof, and any failure to comply with such conditions or restrictions will constitute an Event of Default hereunder.

19.3       Tenant’s Consent to Assignment for Indebtedness . Tenant acknowledges that in order to secure Landlord’s obligations under the loan in favor of the Lender as reflected in the Loan Documents relating to the Mortgage, Landlord has agreed to the assignment (to the extent provided therein) to the Lender, of Landlord’s right, title and interest to this Lease. While the Loan Documents or any replacements, renewals, extensions or modifications thereof are in effect, Tenant hereby:

(a)        consents to such assignment in this Lease;

 

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(b)    agrees:

(i)        to deliver to the Lender all notices and other communications which Tenant is required to deliver to the Landlord pursuant to this Lease concurrently with delivery to Landlord;

(ii)        that all matters requiring the consent, approval, waiver and the like of the Landlord pursuant to this Lease shall require such consent, approval, waiver or the like of both Landlord and Lender, and no such consent, approval, waiver and the like delivered by Landlord shall be of any force or effect unless also delivered by Lender;

(iii)        to deliver to the Lender, concurrently with Tenant’s delivery to Landlord, duplicate originals of all notices and other communications delivered to Landlord pursuant to this Lease, in accordance with this Lease, of (A) the occurrence of any Event of Default, (B) the making of any election, (C) the exercise of any right expressly granted to Tenant in this Lease to terminate all or any portion of this Lease, and (D) the exercise of any option;

(iv)        that it shall not, except as expressly provided in this Lease, seek to recover from the Lender any moneys paid to the Landlord or the Lender by virtue of the assignment of lease and the foregoing provisions; provided, however, that neither the assignment of lease nor the foregoing provisions shall limit Tenant’s right to recover (A) any duplicate payment made to the Lender, whether due to computational or administrative error or otherwise, if the Lender has received such payment, and (B) any amounts that have been paid to or are actually held by the Lender that are expressly required to be refunded to, repaid, or otherwise released to or for the benefit of Tenant under this Lease;

(v)         that Tenant shall not pay any Rent more than thirty (30) days prior to such payment’s scheduled due date except as provided in this Lease;

(vi)        that Tenant shall not enter into any agreement subordinating or (except as expressly permitted by the terms of this Lease as in effect on the date hereof) surrendering, canceling, or terminating this Lease without the prior written consent of the Lender, and any such attempted subordination, surrender, cancellation or termination without such consent shall be void;

(vii)        that Tenant shall not enter into any amendment or modification of this Lease without the prior written consent of the Lender;

(viii)       that if this Lease shall be amended, it shall continue to constitute collateral under the Mortgage without the necessity of any further act by Landlord, Tenant or the Lender; and

(ix)          that except as expressly provided in this Lease, Tenant shall not take any action to terminate, rescind or avoid this Lease, notwithstanding, the bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution or other proceeding affecting Landlord or any assignee of Landlord and notwithstanding any action with respect to the Lease which may be taken by an assignee, Lender or receiver of Landlord or of any such assignee or by any court in any such proceedings.

 

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19.4       Attornment by Tenant . In the event of any foreclosure of any or all mortgages or deeds of trust encumbering the Project or the Site by trustee’s sale, voluntary agreement, deed in lieu of foreclosure, or by the commencement of any judicial action seeking foreclosure, Tenant, at the request of the then landlord under this Lease, shall attorn to and recognize the beneficiary or purchaser at the foreclosure sale, as Tenant’s landlord under this Lease. Tenant further agrees that the beneficiary or purchaser at the foreclosure sale shall not be (i) bound by any payment of Rent for more than one (1) month in advance, except prepayments in the nature of security for the performance by Tenant of its obligations under this Lease (and then only if such prepayments have been deposited with and are under the control of such beneficiary or purchaser); (ii) bound by any amendment or modification of this Lease made without the express written consent of Landlord’s lender of record (i.e., the holder of record of such mortgage or deed of trust) at the time such amendment or modification is made; (iii) liable for any act or omission of any prior landlord (including Landlord) except to the extent such act or omission continues after such time as such beneficiary or purchaser acquires the Project; (iv) subject to any offsets or defenses which Tenant might have against any prior landlord (including Landlord), except to the extent the circumstances giving rise to such offsets or defenses continues to exist or not exist, as the case may be, after such time as such beneficiary or purchaser acquires the Project; or (v) subject to any obligation to cure any default by a prior Landlord except for defaults of a continuing nature. Tenant agrees to execute and deliver at any time upon request of such beneficiary, purchaser, or their successors, any instrument to further evidence such attornment. Tenant hereby waives its right, if any, to elect to terminate this Lease or to surrender possession of the Premises in the event of any such termination of mortgage or deed of trust foreclosure.

19.5       Non-Disturbance. Tenant’s rights (if any) under this Lease following a foreclosure of the Mortgage or deed in lieu of such foreclosure are covered in the Specific Assignment, Subordination, Nondisturbance and Attornment agreement by and among Landlord, Tenant and Lender dated April 10, 2003. Notwithstanding any of the provisions of this Article 19 to the contrary, unless an Event of Default has occurred and is continuing, Tenant’s right to occupy the Premises under this Lease shall not terminate because of a foreclosure of any other deed of trust or mortgage (other than the Mortgage), which right shall continue, subject to the conditions of this Lease, and this Lease shall remain in effect, until an Event of Default occurs, or until Tenant’s rights are modified because of an applicable eminent domain proceeding pursuant to Article 14, or because of the occurrence of applicable damage and destruction pursuant to Article 14. To the extent of any inconsistency the terms and conditions of the Loan Documents shall control over this Section 19.5. Tenant’s obligation under this Article 19 hereof to subordinate this Lease to any other holder of any mortgage or deed of trust other than Lender is expressly conditioned upon Tenant receiving from such holder a non-disturbance agreement in commercially reasonable form, and Landlord covenants to use good faith efforts to obtain the same on behalf of Tenant from such holder.

ARTICLE 20. — SURRENDER OF PREMISES

Upon the expiration of the Term or earlier termination of this Lease, Tenant shall quit and surrender to Landlord the Premises, broom clean and with the Base Building Improvements in substantially the same condition as at the completion thereof and with the Interior Improvements in substantially in the same condition as at the completion thereof, except for (a) those Alterations which Tenant is required to remove and/or restore in accordance with Article 7

 

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hereof, (b) reasonable wear and tear, (c) removal by Tenant, at Tenant’s sole discretion, of Tenant’s Property from the Premises (subject to Tenant’s obligation to repair any damage caused by such removal) and (d) portions of the Property subject to a Taking or Casualty (except to the extent required to be restored under this Lease). The covenants and conditions of this Article 20 shall survive any expiration or termination of this Lease.

ARTICLE 21. — HOLDING OVER

21.1       Holdover Provision . Tenant shall surrender, subject to the provisions of Article 20 and Section 21.2 below, possession of the Premises immediately upon the expiration of the Term or earlier termination of this Lease. If Tenant shall continue to occupy or possess the Premises after such expiration or termination without the consent of Landlord, then unless Landlord and Tenant have otherwise agreed in writing, Tenant shall be a tenant from month-to-month. All the terms, provisions and conditions of this Lease shall apply to this month-to-month tenancy, including but not limited to the obligation to pay monthly installments during the holdover period of rent equal to one-twelfth of the Annual Base Rent for the first year of the Basic Term or the immediately preceding Renewal Term, as the case may be. This month-to-month tenancy may be terminated by Landlord or Tenant upon thirty (30) days’ prior notice to the non-terminating party. In the event that Tenant fails to surrender the Premises immediately upon the expiration of the Term or earlier termination of the Lease, then, subject to the provisions of Section 21.2 below, Tenant shall indemnify and hold Landlord harmless against all damages, loss or liability resulting from or arising out of Tenant’s failure to surrender the Premises, including, but not limited to, any amounts required to be paid to any tenant or prospective tenant who was to have occupied the Premises after said termination or expiration and any related reasonable attorneys’ fees and brokerage commissions.

21.2       Tenant’s Right to Hold Over With Notice . Notwithstanding anything to the contrary set forth above, provided that Tenant shall give eighteen months (18) months prior written notice to Landlord of its election to do so, Tenant shall have the right, upon the expiration of the original Term of this Lease or any extension thereof, to hold over in the Premises for a fixed period specifically designated in Tenant’s notice, but not to exceed six (6) months, upon the same terms and conditions that were applicable to the Premises during the Term, including but not limited to the obligation to pay monthly installments during the holdover period of rent equal to one-twelfth of the Annual Base Rent for the first year of the Basic Term or the immediately preceding Renewal Term, as the case may be, by giving written notice of such election (the Holdover Election Notice ”).

ARTICLE 22. — INSPECTIONS AND ACCESS

22.1       Entry by Landlord . Upon reasonable prior notice (which shall not be required in case of emergency or upon the requirement of any applicable governmental authority (e.g., surprise inspection) in any of which events no such notice shall be required), Landlord, or its agents, may enter the Premises at all reasonable hours for any reasonable purpose when accompanied by an authorized representative of Tenant. Any such entry shall be accomplished as expeditiously as reasonably possible and in a manner so as to cause as little interference to Tenant as reasonably possible.

 

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22.2       Secured Areas . Notwithstanding anything to the contrary set forth above, Tenant may designate certain areas of the Premises as Secured Areas should Tenant require such areas for the purpose of securing certain valuable property or confidential information. Landlord may not enter such Secured Areas except in the case of emergency or in the event of a Landlord inspection, in which case Landlord shall provide Tenant with ten (10) days’ prior written notice of the specific date and time of such Landlord inspection.

ARTICLE 23. — NAME OF PROJECT

For so long as Tenant continues to lease and possess not less than thirty-five percent (35%) of the Rentable Area in the Building, Tenant shall have the sole and exclusive right, from time to time, to name the Building. Landlord reserves the right, subject to the provisions of Article 33, at any time to change the street address of the Building to comply with applicable governmental regulations. Upon the expiration or termination of this Lease, if Tenant so requests, Landlord shall have the obligation, at Tenant’s expense, to remove from the Building and/or the Project any name which refers to Tenant or by which Tenant is known. The preceding sentence shall not be deemed or construed to relieve Tenant of any obligation to remove Tenant’s Property upon the expiration or termination of this Lease, including Tenant’s Property comprised of any name or sign which refers to Tenant or by which Tenant is known.

In the event that Tenant’s right to name the Building has expired due to contraction of the Tenant’s Premises in any Renewal Term below thirty-five percent (35%) of the Rentable Area in the Building, and provided that Tenant’s Premises includes at least twenty percent (20%) of the Rentable Area of the Building, the following restrictions shall apply to any name or identity of the Building and/or the Project selected by Landlord: (i) the Building shall not be named, designated or commonly referred to by the name of, or by reference to any utility companies other than Tenant; and (ii) No Person engaged in a use described in Article 33 hereof as being violative of Tenant’s Exclusive Use rights, other than Tenant, shall be permitted to locate any signage or advertising of any type on any portion of the Building that can be viewed from the exterior of the Building or from the external Common Areas.

ARTICLE 24. — MERGER OF ESTATES; SURRENDER OF LEASE

No voluntary or other surrender of the Lease by Tenant, no acquisition by Landlord of Tenant’s estate in the Lease, no acquisition by Tenant of Landlord’s estate in the Lease or the Project, and no ownership by any one Person of both the Landlord’s estate under the Lease and the Tenant’s estate under the Lease shall result in the merger of this Lease or the respective estates of the Landlord and Tenant created hereunder. No such merger shall occur unless and until all persons, corporations, firms and other entities (including any mortgagee) having any interest in (x) this Lease or the leasehold estate created by this Lease, and (y) the fee estate in or ownership of the Premises sought to be merged shall join in a written instrument expressly effecting such merger and shall duly record the same. Any termination or surrender of the Lease by Tenant or a mutual cancellation of the Lease shall, at the option of Landlord, terminate all or any existing subleases or subtenancies, or may, at the option of Landlord, operate as an assignment to it of Tenant’s interest in any or all such subleases or subtenancies; provided, however, that any sublease consented to by Landlord or deemed consented to by Landlord or otherwise permitted under Article 12 hereof and for which Landlord has provided a

 

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subordination, non-disturbance and attornment agreement shall survive and be automatically assigned to Landlord as the prime Landlord thereunder.

ARTICLE 25. — WAIVER

The waiver by Landlord or Tenant of any term, covenant, agreement or condition contained in this Lease shall not (i) be effective unless in writing and signed by the party against whom enforcement is sought, or (ii) be deemed to be a waiver of any subsequent breach of the same or of any other term, covenant, agreement, condition or provision of this Lease, nor shall any custom or practice which may develop between the parties in the administration of the Lease be construed to waive or lessen the right of Landlord or Tenant to insist upon the performance by the other in strict accordance with all of the terms, covenants, agreements, conditions, and provisions of the Lease. The subsequent acceptance by Landlord of any payment owed by Tenant to Landlord under the Lease, or the payment of Rent by Tenant, shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant, agreement, condition or provision of the Lease, other than the failure of Tenant to make the specific payment so accepted by Landlord, regardless of Landlord’s or Tenant’s knowledge of such preceding breach at the time of the making or acceptance of such payment.

ARTICLE 26. — SALE BY LANDLORD

In the event Landlord shall sell, assign, convey or transfer all of its interest in the Project and/or the Site, Tenant agrees to attorn to such transferee, assignee or new Landlord, subject however to the provisions of Section 19.4 hereof, and upon consummation of such sale, conveyance or transfer, Landlord shall automatically be freed and relieved from all liability and obligations accruing or to be performed from and after the date of such sale, transfer, or conveyance.

ARTICLE 27. — ESTOPPEL CERTIFICATES

Each party shall, at any time and from time to time upon request of the other party or Lender within fifteen (15) days following notice of such request from the requesting party, execute, acknowledge and deliver to the requesting party a certificate (the Estoppel Certificate ”) in writing in the form of the attached Exhibit “K”. For purposes of this Article 27, an Estoppel Certificate shall not be deemed to be commercially reasonable if it amends or modifies any of the provisions of this Lease. If the certifying party fails to deliver the Estoppel Certificate within such fifteen (15) day period, the requesting party shall so notify the certifying party and, if the certifying party does not deliver the Estoppel Certificate within five (5) Business Days thereafter, the certifying party’s failure to do so shall be an Event of Default under this Lease and, in addition, be deemed to establish conclusively that this Lease is in full force and effect and has not been modified except as may be represented by the requesting party, but shall not be deemed to have cured any default under this Lease by the party failing to provide the Estoppel Certificate.

 

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ARTICLE 28. — RIGHT TO PERFORMANCE

Except as otherwise provided in this Lease, all covenants and agreements to be performed by Landlord or Tenant under the Lease shall be performed by such party at such party’s sole cost and expense.

ARTICLE 29. — RIGHTS UNDER THE JOINT AND RECIPROCAL EASEMENT

During the Term, all of the rights and obligations of the Landlord under the Joint and Reciprocal Easement are hereby assigned to Tenant and the Tenant hereby assumes such obligations and agrees to comply with the provisions thereof at Tenant’s sole cost and expense.

ARTICLE 30. — SECURITY SERVICES

30.1     Tenant’s Obligation to Furnish Security Services . Tenant shall provide, at Tenant’s sole cost and expense, twenty-four (24) hours per day, seven (7) days per week, every day of the year, on-site Building security equipment, personnel, procedures and systems which are not less than security services provided at other first-class buildings in the Raleigh, North Carolina market area and which are in full conformance with Tenant’s standards and requirements as the same may be altered from time to time.

30.2     Tenant’s Right to Install Security System . Tenant may, at Tenant’s cost (which may include use of funds provided under the Loan Documents for such purposes), establish or install any automated and/or nonautomated security system or security personnel in, on or about the Premises in lieu of or in addition to Landlord’s Base Building Improvements security equipment.

ARTICLE 31. — NOTICES

All notices, requests, consents, approvals, payments in connection with this Lease, or communications that either party desires or is required or permitted to give or make to the other party under this Lease shall only be deemed to have been given, made and delivered, when made or given in writing and personally served, or deposited in the United States mail, certified or registered mail, return receipt requested, postage prepaid, or sent by reputable overnight courier (e.g. Federal Express) and addressed to the parties as follows: If to Tenant, at Tenant’s Address for Notices set forth in Section A of this Lease, or to such other place as Tenant may from time to time designate in a notice to Landlord given in the manner set forth in this Article 31; if to Landlord, at Landlord’s Address for Notices set forth in Section A of this Lease, or to such other places as Landlord may from time to time designate in a notice to Tenant given in the manner set forth in this Article 31. Tenant agrees to send copies of all notices required or permitted to be given to Landlord to any holder or beneficiary under a mortgage or deed of trust that notifies Tenant in writing of its interest and the address to which notices are to be sent.

ARTICLE 32. — SIGNAGE AND BUILDING IDENTITY

In addition to Building/Project identity signage which is included in the Base Building Improvements budget, Tenant, at Tenant’s sole cost and expense (but Tenant may use a portion of the Interior Improvements Allowance for the same), and subject to Tenant obtaining all

 

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applicable governmental approvals regarding same, shall be entitled to install appropriate signage, including Tenant’s or any subtenant’s or occupant’s corporate name and logo, on and in the Building, including (a) exterior signage and (b) signage on or adjacent to the entrance doors to Tenant’s Premises, and (c) on the directory board located in the main entrance to the Building or anywhere else Tenant deems appropriate (collectively, the Signage Rights ”).

During any Renewal Term and subject to the provisions of Article 23 hereof, if Tenant is then leasing less than one hundred percent (100%) of the Rentable Area of the Building, exterior signage shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or delayed. The standard for Landlord to withhold approval shall be limited to (1) signage which interferes with or downgrades the first-class nature of the Building, and (2) provision of fair, pro rata external signage for ground floor retail tenants. In no event shall Landlord ever have the right to deny Tenant the use of its national or regional logos or selected colors in such signage. In the event that Tenant is then leasing less than one hundred percent (100%) of the Rentable Area of the Building, Landlord may elect to allow other tenants of the Building to place graphics upon exterior monument signs within the external Common Areas of the Building. In the event Tenant is then leasing less than thirty-five percent (35%) of the Rentable Area of the Building, Landlord may elect to cause Tenant to remove any exterior signage from the external Common Areas of the Building or Landlord may elect to allow Tenant and other tenants of the Building to place their signs and graphics on exterior signage approved by Landlord as provided above, in which case Landlord shall have the right to determine the position and relative size of such signs and graphics on such exterior signage, and Landlord agrees that no other tenant occupying less Rentable Area of the Building than Tenant shall be entitled to signs and graphics on such exterior signage which will be larger or placed in a more prominent position than the signs and graphics of Tenant. If Tenant is at any time leasing less than thirty-five percent (35%) of the Rentable Area of the Building, Landlord may elect to cause Tenant to remove its exterior signage from the exterior of such Building, and in the event any tenant of such Building shall lease more Rentable Area of such Building than the Rentable Area in such Building leased by Tenant, Landlord may grant such other tenant the right to place signage on the exterior of such Building.

Landlord shall, if so requested by Tenant, execute any applications reasonably required to assist Tenant in obtaining the proper governmental approvals and permits for the requested signage. Any such signage installed by Tenant need not be consistent or compatible with the Building’s design, signage and graphics program, except as provided in the preceding paragraph.

At any time when Tenant is leasing at least thirty-five percent (35%). of the Rentable Area of the Building, Landlord shall not permit any other tenant of such Building or the Project to install external signage which references the words “energy” or “power” or “utility” or contains any other reference to a business utilizing its premises as a power company or for the business of manufacturing, selling or trading energy or energy-related products or activities, or any other trade name of a tenant or occupant whose use is in conflict with the Exclusive Use granted to Tenant in Article 33 hereof.

 

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ARTICLE 33. — EXCLUSIVE USE

If, pursuant to any right of Tenant to reduce the size of the Tenant’s Premises during any Renewal Terms, the Tenant’s Premises shall be at least thirty-five percent (35%) of the Rentable Area of the Building, Landlord shall not use, lease or permit any area within the Building or the Project to be used by anyone other than Tenant for the business of manufacturing, selling or trading energy or energy-related products or activities related to any of the foregoing (the Exclusive Use” ).

ARTICLE 34. — ROOF RIGHTS

Except as hereinafter provided, during the Term of the Lease (as it may be extended), Tenant shall have the sole and exclusive right at no additional cost to install and maintain, on the roof of the Building and elsewhere on the Project, satellite dishes, television or communications antennas or facilities, related receiving or transmitting equipment, related cable connections and any and all other related equipment (collectively, Communications Equipment ”) required in connection with Tenant’s communications and data transmission network. Tenant may license, assign or sublet without Landlord’s consent the right to use any of such Communications Equipment or roof space, whether or not in conjunction with any sublease or assignment regarding the Premises. Tenant shall have the right to use “risers” in the Building over and above those provided in the Base Building Improvements (and to install additional risers if necessary) as long as there is no adverse affect on the Building Structure or Building Systems. In addition to the foregoing, Tenant shall, at its option, have the right to use additional space on the roof of the Building for Tenant’s additional HVAC equipment and any and all related equipment to accommodate Tenant’s excess HVAC requirements (collectively, HVAC Unit ”). All such Communications Equipment and HVAC Units shall be screened from view of pedestrians. Furthermore, the exact location, construction method and installation of any such Communications Equipment or HVAC Unit shall be mutually and reasonably acceptable to Landlord and Tenant and Tenant shall have secured, at Tenant’s sole cost and expense, the approval of all governmental authorities and all permits required by governmental authorities having jurisdiction over such approvals and permits for the Communications Equipment and the HVAC Unit, and shall provide copies of such approvals and permits to Landlord prior to commencing any work with respect to such Communications Equipment and the HVAC Unit. Landlord shall have the right to place reasonable conditions upon the method of installation as reasonably necessary to preserve Landlord’s roof warranty. Tenant shall be permitted to alter its Communications Equipment in connection with technological upgrades from time to time. Tenant shall pay for any and all costs and expenses in connection with the installation, maintenance, use and removal of the Communications Equipment and the HVAC Unit, including without limitation any and all costs related to ensuring that Landlord’s roof warranties related to the Building or any portion thereof are not terminated, negated in any way by any of such installations or by Tenant’s applicable repair and maintenance of such facilities, but in no event shall Tenant be obligated to pay Landlord any rental or license fees for any area(s) on which the Communications Equipment and the HVAC Unit shall be located. The contractor selected by Tenant to install and to maintain and repair any such Communications Equipment and HVAC Units shall be reputable and licensed in the jurisdiction where the Building is located. Furthermore, Tenant shall, at its sole and absolute discretion when it deems it as necessary or

 

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appropriate to do so, repair and maintain the Communications Equipment and the HVAC Unit. No portion of the roof space shall be included in or designated as rentable area.

Upon termination or expiration of this Lease, Tenant shall remove the Communications Equipment installed by it pursuant to this Article 34, at Tenant’s expense, and shall repair and restore any damage to the Building and Project caused by such removal to a condition comparable to that existing prior to such installation, normal wear and tear excepted.

ARTICLE 35. — SECURITY DEPOSIT

Tenant, in recognition of its financial standing and reputation, shall not be obligated to provide a security deposit.

ARTICLE 36. — MISCELLANEOUS

36.1     Authorization to Sign Lease . If Tenant or Landlord is a corporation, each individual executing the Lease on behalf of such party represents and warrants that he/she is duly authorized to execute and deliver the Lease on behalf of such party. If such party is a partnership or trust, each individual executing the Lease on behalf of such party represents and warrants that he/she is duly authorized to execute and deliver the Lease on behalf of such party in accordance with the terms of such entity’s partnership agreement or trust agreement, respectively. If such party is a limited liability company, each individual executing the Lease on behalf of such party represents and warrants that he/she is duly authorized to execute and deliver the Lease on behalf of such party in accordance with the terms of such entity’s operating agreement.

36.2     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 the exhibits and schedules attached hereto, 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 and shall be considered to be the only agreements between the parties hereto and their representatives and agents. 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 and with Lender’s prior written consent. 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.

36.3     Severability . The illegality, invalidity or unenforceability of any term, condition, or provision of the Lease shall in no way impair or invalidate any other term, provision or condition of the Lease, and all such other terms, provisions and conditions shall remain in full force and effect.

36.4     Gender and Headings . The words “Landlord” and “Tenant” as used herein shall include the plural as well as the singular and, when appropriate, shall refer to action taken by or on behalf of Landlord or Tenant by their respective employees, agents, or authorized

 

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representatives. Words in masculine gender include the feminine and neuter. If there be more than one Tenant, the obligations hereunder imposed upon Tenant shall be joint and several. The section and article headings of the Lease are not a part of the Lease and shall have no effect upon the construction or interpretation of any part hereof. Subject to the provisions of Articles 12 and 26, and except as otherwise provided to the contrary in this Lease, the terms, conditions and agreements of this Lease shall apply to and bind the heirs, successors, legal representatives and permitted assigns of the parties hereto. The Lease shall be governed by and construed pursuant to the laws of the State of North Carolina.

36.5     Exhibits . The Exhibits attached to this Lease, are hereby incorporated by this reference and made a part of this Lease.

36.6     Quiet Enjoyment . Landlord covenants and agrees that so long as Tenant makes all of Tenant’s payments as and when due under this Lease, and upon fully performing, observing and keeping the covenants, agreements and conditions of this Lease on its part to be kept, Landlord or anyone claiming through Landlord shall do no act nor authorize any act to disturb the peaceful and quiet enjoyment of the Premises by Tenant during the Term of this Lease, subject to the terms and provisions of this Lease.

36.7     No Recordation . Landlord and Tenant agree that in no event and under no circumstances shall the Lease be recorded by Landlord or Tenant, but at Tenant’s or Landlord’s election, a Memorandum of Lease may be recorded, and Tenant shall also have the right to grant to its subtenants or assignees the right to record a Memorandum referencing such sublease or assignment. The granting to any subtenants or assignees of the right to record a Memorandum referencing such sublease or assignment shall not be deemed an acceptance or approval of such sublease or assignment by Landlord except to the extent otherwise provided in Article 12 hereof with respect to Subleases not requiring Landlord’s approval. Upon the request of Landlord following the expiration or termination of this Lease, Tenant shall promptly execute and deliver to Landlord an appropriate release and/or cancellation instrument acknowledging the expiration or termination of the Lease and releasing any and all right, title and interest of Tenant in and to the Premises under this Lease. Also, upon the request of Landlord following the exercise of an option to extend the Term with respect to less than all of the Premises as provided in Section 2.3 of this Lease, Tenant shall promptly execute and deliver to Landlord an appropriate release instrument acknowledging the exercise of the option to extend the Term with respect to less than all of the Premises and releasing any and all right, title and interest of Tenant in and to the portion of the Premises which are no longer subject to the terms of this Lease as a result of the exercise of the option to extend the Term with respect to less than all of the Premises as provided in Section 2.3 of this Lease. The release and/or cancellation instruments contemplated herein shall be executed in proper form for recordation in the real estate records of Wake County, North Carolina.

36.8     Cumulative Remedies . No remedy or election provided, allowed or given to Landlord by any provision of this Lease shall be deemed exclusive unless so indicated, but shall, whenever possible, be cumulative with all other remedies under this Lease, in law or equity.

36.9     Brokers . Each party represents and warrants that it has not dealt with any real estate broker or agent in connection with this Lease. Each party shall indemnify the other and

 

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hold it harmless from any cost, expense, or liability (including costs of suit and reasonable attorneys’ fees) for any compensation, commission or fees claimed by any real estate broker or agent, in connection with this Lease or its negotiation by reason of any act or statement of the indemnifying party.

36.10     Advertising and Marketing of Project . Tenant shall have the right to cause promotional materials and press releases prepared, at Tenant’s cost, and to distribute the same, advertising, promoting or marketing the Project. If Landlord desires to market, advertise or promote the Project or Landlord’s role therein, Landlord may do so at Landlord’s cost, provided that Tenant shall have the right to approve or reject the content of any such advertising, marketing or promotion during any time that Tenant retains naming rights pursuant to Article 23 hereof, provided no Event of Default has occurred and is continuing.

36.11     Consent/Duty to Act Reasonably . Except for any references to the terms “sole” or “absolute”, any time the consent of Landlord or Tenant is required, such consent shall not be unreasonably withheld, conditioned or delayed. Whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make allocations or other determinations (other than decisions to exercise expansion, contraction, cancellation, termination or renewal options), unless another standard is expressly set forth in this Lease limiting any such rights (or unless Landlord is bound by another standard in the Loan Documents in consenting to the exercise of such rights), Landlord and Tenant shall act reasonably and in good faith and take no action which might result in the frustration of the reasonable expectations of a sophisticated tenant or landlord concerning the benefits to be enjoyed under this Lease in consenting to or withholding consent to the exercise of such rights.

36.12     Net Lease, No Setoff, Etc . It is the intention and agreement of the parties hereto that the obligations of Tenant hereunder shall be separate and independent covenants and agreements, and that the Facility Payment, Annual Base Rent, Supplemental Rent and all other sums payable by Tenant hereunder shall continue to be payable in all events, and that the obligations of Tenant hereunder shall continue unaffected for any reason, unless the requirement to pay or perform the same shall have been terminated pursuant to an express provision of this Lease. This Lease is an absolutely net lease and it is agreed and intended that the Facility Payment, Annual Base Rent, Supplemental Rent and any other amounts payable hereunder by Tenant shall be paid without notice, demand, counterclaim, setoff, recoupment, deduction or defense and without abatement, suspension, deferment, diminution or reduction and that Tenant’s obligation to pay all such amounts, throughout the Term and all applicable Renewal Terms is absolute and unconditional and free from any charges, assessments, impositions, expenses or deductions of any and every kind or nature. Under no circumstances shall Landlord be obligated to repay Tenant, refund to Tenant, or return to Tenant, any Facility Payment, Annual Base Rent, Supplemental Rent, or any other Rent or any portion thereof. All costs, expenses and obligations of every kind and nature whatsoever relating to the Premises and the appurtenances thereto or otherwise payable by Tenant pursuant to the terms and conditions of this Lease and the use and occupancy thereof that may arise or become due and payable prior to or with respect to the Term (whether or not the same shall become payable during the Term or thereafter) shall be paid by Tenant. Tenant assumes the sole responsibility for the condition, use, operation, maintenance, repair, replacement, underletting and management of the Premises and the Landlord shall have no responsibility in respect thereof and shall have no liability for damage

 

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to the Premises of Tenant or any subtenant of Tenant on any account for any reason whatsoever, other than by reason of such Landlord’s gross negligence. It is the purpose and intention of the parties to this Lease that the Facility Payment, Annual Base Rent, Supplemental Rent and all other Rent due hereunder shall be absolutely net to the Landlord and that this Lease shall yield, net to the Landlord, the Facility Payment, Annual Base Rent, Supplemental Rent and all other payments hereunder required to be made by Tenant as provided in this Lease.

Tenant acknowledges that it accepts full risk of its being unable to occupy the Premises, by virtue of Event of Loss, early termination or Event of Default, or by any other reason, despite having paid the Facility Payment, Annual Base Rent, Supplemental Rent and any other amount payable hereunder with respect to such period.

This Lease shall not terminate and Tenant shall not have any rights to terminate this Lease, during the Basic Term and any Renewal Terms (except as otherwise expressly provided in this Lease). Without limiting the generality of the foregoing, except as elsewhere expressly provided in this Lease, this Lease shall not terminate and Tenant shall not take any action to terminate, rescind or void this Lease and the obligations and liabilities of Tenant hereunder shall in no way be released, discharged or otherwise affected for any reason, including without limitation: (a) any latent or other defect in the condition, merchantability, design, quality or fitness for use of the Premises or any part thereof, or the failure of the Premises to comply with all Applicable Laws, including any inability to occupy or use the Premises by reason of such noncompliance; (b) any damage to, removal, abandonment, salvage, loss, condemnation (except as set forth in this Lease), theft, scrapping or destruction of or any requisition or taking of the Premises or any part thereof, or any environmental conditions on the Premises or any property in the vicinity of the Premises; (c) any restriction, deprivation, prevention, prohibition, or curtailment of or interference with any use of, access to or occupancy of the Premises or any part thereof including eviction; (d) any defect in title to or rights to the Premises or any Lien on such title or rights to the Premises or any inadequacy or failure of the description of the Premises to demise and let to Tenant the Premises intended to be leased hereunder; (e) any change, waiver, extension, indulgence or other action or omission or breach in respect of any obligation or liability of or by any Person; (f) any bankruptcy, insolvency, reorganization, composition, adjustment, dissolution, liquidation or other like proceedings relating to Tenant, Landlord or any other Person, or any action taken with respect to this Lease by any trustee or receiver of Tenant or any other Person, or by any court, in any such proceeding; (g) any right or claim that Tenant has or might have against any Person, including without limitation Landlord, the Lender, or any vendor, manufacturer, contractor of or for the Premises; (h) any action, omission, breach or failure on the part of Landlord or any other Person to perform or comply with any of the terms of this Lease, any other Operative Document or of any other agreement; (i) any invalidity, unenforceability, rejection or disaffirmance of this Lease, any of the Operative Documents, or any provision hereof or thereof, by operation of law or otherwise against or by Tenant or Landlord or any provision hereof; (j) the impossibility or illegality of performance by Tenant or Landlord, or both; (k) any action by any court, administrative agency or other Governmental Authority; (1) any interference, interruption or cessation or delay in the use, possession or quiet enjoyment of the Premises; (m) the exercise of any remedy, including foreclosure, under the Mortgage, (n) any action with respect to this Lease (including the disaffirmance or rejection hereof) which may be taken by Landlord or Tenant under the Federal Bankruptcy Code or by any trustee, receiver or liquidator of Landlord or Tenant or by any court under the Federal

 

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Bankruptcy Code or otherwise, (o) the prohibition or restriction of Tenant’s use of the Premises under any Applicable Laws or otherwise, (p) the eviction of Tenant from possession of the Premises by paramount title or otherwise, (q) any breach or default by Landlord hereunder or under any other agreement between Landlord and Tenant, (provided, that this provision shall not prohibit the Tenant from exercising any remedy it may have at law or in equity to collect damages or obtain specific performance; provided, further that damages to which Tenant may be entitled may in no event whatsoever be set off against or deducted from Rent), (r) any sale or other disposition of the Premises; or (s) any other occurrence whatsoever, whether similar or dissimilar to the foregoing, whether foreseeable or unforeseeable, and whether or not Tenant shall have notice or knowledge of any of the foregoing, any present or future law to the contrary notwithstanding. Except as specifically set forth in this Lease, this Lease shall be noncancellable by Tenant for any reason whatsoever and, except as expressly provided in this Lease, Tenant, to the extent now or hereafter permitted by Applicable Laws, waives all rights now or hereafter conferred by statute or otherwise to quit, terminate or surrender this Lease or to any diminution, abatement or reduction of Rent payable hereunder. Except as otherwise expressly provided in Section 14.2(b)(iv) this Lease, under no circumstances or conditions shall Landlord be expected or required to make any payment of any kind hereunder or have any obligations with respect to the use, possession, control, maintenance, alteration, rebuilding, replacing, repair, restoration or operation of all or any part of the Premises, so long as the Premises or any part thereof is subject to this Lease, and Tenant expressly waives the right to perform any such action at the expense of Landlord whether hereunder or pursuant to any law. Tenant waives all rights which are not expressly stated herein but which may now or hereafter otherwise be conferred by law (i) to quit, terminate or surrender this Lease or any of the Premises; (ii) to have any setoff, counterclaim, recoupment, abatement, suspension, deferment, diminution, deduction, reduction or defense of or to the Facility Payment, Annual Base Rent, Supplemental Rent, or any other sums payable under this Lease, except as otherwise expressly provided herein; and (iii) to have any statutory Lien or offset right against Landlord or its Premises.

Notwithstanding anything to the contrary in this Lease, it is specifically understood and agreed that there is and shall be absolutely no personal liability on the part of Landlord or any partner, shareholder, member or beneficiary of Landlord or its successors or permitted assigns with respect to any of the terms, covenants and conditions of this Lease, and any liability on the part of Landlord or its successors or assigns is and shall be limited to solely to its interest in the Premises and in any Net Taking Award or Net Casualty Award. Upon Landlord’s sale or transfer of the Project to a transferee that is not an Affiliate of Landlord, provided such transferee has assumed all of Landlord’s prospective obligations under this Lease, Landlord shall have no further liability of any kind whatsoever under this Lease for any liability accruing subsequent to such transfer, and Tenant shall look solely to such transferee for any recourse to the extent any recourse against the Landlord is provided for herein

36.13     Right of First Offer to Purchase The terms, covenants and agreements contained in this Section 36.13 shall be applicable only if (i) no Event of Default under this Lease has occurred and is continuing, (ii) upon any exercise of the Right of First Offer to Purchase by Tenant hereunder, Tenant shall either repay the Loan in full and all other amounts owing under the Loan Documents or assume the Loan and all obligations under the Loan Documents pursuant to an agreement in form and substance satisfactory to Lender, (iii) any sale or transfer pursuant to the terms of this Section 36.13 does not occur prior to the first day of the seventh calendar

 

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month of the eighth Permanent Loan Year (as defined in the Note) following the Permanent Loan Commencement Date (as defined in the Note referred to in the Loan Agreement). This Section 36.13 shall not apply to any transfer pursuant to foreclosure or deed in lieu of foreclosure under the Mortgage, or to any Taking or transfer in lieu of a Taking. The terms, covenants and agreements contained in this Section 36.13 shall be applicable during the Renewal Terms only if Tenant’s Premises shall include more than fifty percent (50%) of the Rentable Area of the Building.

(a)     Landlord shall have the right from time to time to submit to Tenant one or more names of prospective purchasers or transferees of an interest in the Project or any portion thereof and to request Tenant to approve or reject the identity of such proposed purchaser or transferee. Tenant agrees to respond to Landlord within twenty (20) Business Days after receipt of such request from Landlord, and Tenant agrees that its approval shall not be unreasonably withheld. In the event Tenant fails to so respond within such twenty (20) Business Day period, Tenant shall be deemed to have approved the identity of such prospective purchaser and/or transferee. The rejection or disapproval by Tenant of the identity of such prospective purchaser and/or transferee shall not disqualify such purchaser and/or transferee from acquiring an interest in the Project, but such rejection or disapproval shall renew and/or trigger Tenant’s right to acquire the Project (or the applicable portion thereof) as provided in subsection (c) below. Any approval (or deemed approval) by Tenant of any particular prospective purchaser or transferee shall be effective only for a period of twelve (12) months after such approval or deemed approval by Tenant.

(b)     If at any time Landlord desires to sell or transfer Landlord’s interest in the Project or any portion thereof, Landlord shall notify Tenant in writing of the terms of such sale or transfer which would be acceptable to Landlord, including whether the purchase price must be paid in full at closing and, if not, the terms relating to the payment of the deferred portion of the purchase price (including interest rate, maturity date and method of securing such deferred portion of the purchase price), and Tenant shall have the right to purchase such interest for the purchase price and other terms stated in Landlord’s notice (“ Right of First Offer to Purchase ”). Tenant shall exercise such right, if at all, within thirty (30) Business Days after receipt of the aforesaid notice from Landlord. Should Tenant fail to exercise this right, Landlord shall, upon the expiration of such thirty (30) day period and subject to the right of Tenant to reject the purchaser or transferee and purchase the Project (or the applicable portion thereof) as provided in subsection (a) above and subsection (c) below, be thereafter free for a period of twelve (12) months to consummate a sale or transfer of Landlord’s interest in the Project (or applicable portion thereof), subject to this Lease, to any party or for any purchase price and upon any terms, so long as (i) such purchase price shall be equal to or more than the purchase price set forth in Landlord’s notice, (ii) such purchase price is paid in full at closing if Landlord’s notice specified that the purchase price must be paid in full at closing, and (iii) if Landlord’s notice specified that the payment of the purchase price may be deferred, the terms for such deferred payment of the purchase price are no less favorable to Landlord than those set forth in Landlord’s notice. To the extent this Section 36.13 is applicable, Landlord shall not consummate a sale or transfer of Landlord’s interest in the Project or any portion thereof which does not comply with the conditions set forth in this subsection (b). If any sale or transfer is not consummated by Landlord within such twelve (12) month period after following the procedure set forth in this subsection (b), the Right of First Offer to Purchase granted to Tenant herein shall

 

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remain in effect. If Landlord shall sell or transfer such interest in the Project (or applicable portion thereof) after a failure by Tenant to exercise its rights hereunder, such new owner and landlord shall be automatically subject to the terms of this Right of First Offer to Purchase set forth in this Section 36.13 for any subsequent sale of the Project.

(c)     Prior to such sale or transfer, if the identity of the prospective purchaser or transferee has not previously been approved or deemed approved by Tenant, Landlord shall notify Tenant of the identity of the purchaser or transferee, the amount of the consideration and the other terms of the sale or transfer. Unless Tenant has previously rejected or disapproved the identity of the prospective purchaser or transferee pursuant to subsection (a) above, Tenant shall have ten (10) Business Days after Tenant’s receipt of the notice given by Landlord under this subsection (c) to either approve or reject the identity of such proposed purchaser or transferee. Whether Tenant approves or rejects the proposed purchaser or transferee, if the terms of the sale do not comply with the conditions of subsection (b) above, Tenant shall have the right to purchase the Project (or the applicable portion thereof) for the consideration and other terms stated in the Landlord’s notice. Tenant must exercise such right to purchase the Project (or the applicable portion thereof) under this subparagraph (c), if at all, within sixty (60) days after receipt of the notice from Landlord given pursuant to this subsection (c). If Tenant approves the identity of the prospective purchaser or transferee, and if the terms of the sale comply with the conditions of subsection (b) above, Tenant shall have no right to acquire the Project (or the applicable portion thereof). If Tenant rejects the identity of the proposed purchaser or transferee, and if the terms of the sale comply with the conditions of subsection (b) above, Tenant shall have the right to purchase the Project (or the applicable portion thereof) for the consideration and other terms set forth in the notice given by Landlord to Tenant under this subsection (c). Tenant shall exercise such right under the preceding sentence, if at all, by giving Landlord written notice of such exercise within sixty (60) days after receipt of the notice from Landlord given pursuant to this subsection (c). If Tenant shall fail to exercise such right, Landlord shall, upon the expiration of such sixty (60) day period, be thereafter free to consummate such sale or transfer to such party.

Notwithstanding anything to the contrary in this Section 36.13, neither the beneficiaries of the CA Raleigh Owner Trust, nor any person who has any interest in any beneficiary in the CA Raleigh Owner Trust shall be subject to any of the provisions of this Section 36.13, and Tenant acknowledges that such interests may be freely transferred without any notice to or consent of the Tenant; provided, however, no beneficial interest in the CA Raleigh Owner Trust may be sold or conveyed nor may JPMorgan Trust Company, National Association, as owner trustee, sell or convey any part of the Project to any Person or entity that is a competitor of Tenant or its Affiliates, without first obtaining the written consent of Tenant, such consent to be given or withheld in Tenant’s sole discretion; provided further, however, that the provisions of this sentence shall not apply to any foreclosure under the Mortgage or deed in lieu of such foreclosure.

36.14     Survivability . The parties agree that the appropriate provisions of this Lease will be deemed to survive and continue to remain in effect to the extent necessary to allow Landlord and/or Tenant to enforce rights accruing prior to, and attributable to the period of time, prior to the expiration or termination of this Lease; provided, however, that all indemnification obligations of Tenant shall survive for a period of five (5) years after termination of this Lease.

 

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36.15     Covenants and Agreements . The failure of Landlord or Tenant to insist in any instance on the strict keeping, observance or performance of any covenant or agreement contained in the Lease, or the exercise of any election contained in the Lease, shall not be construed as a waiver or relinquishment for the future of such covenant or agreement, but the same shall continue and remain in full force and effect.

36.16     Interest on Past Due Obligations . Except with respect to the late payment of Rent (which shall be governed by the provisions of Section 3.7), whenever one party is obligated pursuant to this Lease to make a payment to the other party, if such payment is not paid when due, then the party who does not make such payment when due shall pay interest at the Contract Rate to the party on the unpaid amount from the date such amount was due until the date such amount is paid.

36.17     When Payment Is Due . Except with respect to payment of the Facility Payment, Annual Base Rent, late fees or penalties accruing due to a late payment of the Facility Payment or Annual Base Rent, whenever in this Lease a payment is required to be made by one party to the other, but a specific date for payment is not set forth or a specific number of days within which payment is to be made is not set forth, or the words “immediately”, “promptly” and/or “on demand”, or the equivalent, are used to specify when such payment is due, then such payment shall be due thirty (30) days after the party which is entitled to such payment sends written notice to the other party demanding payment.

36.18     Time is of the Essence . The time for the performance of all of the covenants, conditions and agreements of this Lease is of the essence of this Lease.

36.19     Recharacterization as Capital Lease . Except as provided in Section 3.8(a) with respect to the Parking Deck Lease, Landlord and Tenant intend for this Lease to qualify as an operating lease for GAAP accounting purposes under all applicable financial accounting standard bulletins. If at any time Tenant determines that an event has occurred which could result in reclassification of this Lease as a capital lease under GAAP, or Tenant’s independent auditors advise Tenant of such a risk of recharacterization, Landlord shall agree, subject only to the approval of the secured parties and/or their designee which have retained approval rights pursuant to the Loan Documents, to such amendments as are reasonably requested by Tenant in order to avoid a recharacterization of this Lease as a capital lease, provided that Landlord’s costs and obligations hereunder shall not increase thereby, and Tenant’s obligations hereunder shall not decrease thereby.

36.20     Sales . Landlord shall not voluntarily sell or transfer the Project to any Person prior to the first day of the seventh calendar month of the eighth Permanent Loan Year (as defined in the Note) following the Permanent Loan Commencement Date (as defined in the Note); provided that this Section shall not prohibit a sale to the Tenant if the Tenant agrees in writing, in form and substance satisfactory to Lender, to assume the Loan and all obligations under the Loan Documents; provided, however, that this Section 36.20 shall not apply to any transfer by foreclosure of the Mortgage, any deed in lieu of foreclosure, any Taking or Casualty, or any transfer to an Affiliate of Landlord.

 

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36.21     Meaning of Payment of Loan . For all purposes of this Lease, all references to the Loan being “paid in full” (or similar phrases) means that the entire principal balance plus all accrued interest, Make-Whole Premium and other amounts payable to Lender under the Loan Documents have actually been paid in full, but excluding any Excluded Borrower Costs and Expenses. A foreclosure of the Mortgage or deed in lieu of foreclosure shall not be deemed for purposes of this Lease to reduce the amount of the Loan or any other amounts owing to Lender under the Loan Documents or to be a payment on account of any such amount, regardless of the amount bid at the foreclosure sale or the agreed-upon consideration for the deed in lieu of foreclosure, it being the intent of Landlord and Tenant that the Loan shall be deemed paid in full only after all payments of Base Rent, and all Supplemental Rent attributable to amounts owing to Lender under any of the Loan Documents, including, without limitation, any Make-Whole Premium, has been paid, or the payment in full in cash or immediately available funds of the greater of the amounts owing under this Lease or the amount of the Loan, all accrued interest thereon and all other amounts owing under the Loan Documents upon the permitted termination of this Lease by Tenant.

[SIGNATURES APPEAR ON FOLLOWING PAGE]

 

73


IN WITNESS WHEREOF, the parties have executed the Lease as of the last date set forth below, acknowledged that each party has carefully read each and every provision of the Lease, that each party has freely entered into the Lease of its own free will and volition, and that the terms, conditions and provisions of the Lease are commercially reasonable as of the date of execution.

 

“LANDLORD”
JPMORGAN TRUST COMPANY, NATIONAL ASSOCIATION, a national banking corporation, not in its individual capacity, but solely as Trustee of CA Raleigh Owner Trust under a Trust Agreement dated as of April 1, 2003.
By:    /s/ Mitch Gardner
Name:   Mitch Gardner
Title:   Vice President
Date of Execution: April 10, 2003

 

“TENANT”
PROGRESS ENERGY CAROLINAS, INC.
By:    /s/ Robert G. Cutlip
Name:   Robert G. Cutlip
Title:   Vice President
Date of Execution: April 10, 2003

 

74


Exhibits

 

“A”

 

-

 

Legal Description

“B”

 

-

 

Plans and Specifications

“C”

 

-

 

Memorandum of Acceptance

“D”

 

-

 

Construction Schedule for Base Building Improvements

“E”

 

-

 

Project Management Agreement

“F”

 

-

 

Rentable Area

“G”

 

-

 

Certificate Pursuant to Section 6.1(c)

“H”

 

-

 

Insurance

“I”

 

-

 

Stipulated Loss Value

“J”

 

-

 

[Omitted]

“K”

 

-

 

Estoppel Certificate


Exhibit “A”

LEGAL DESCRIPTION

Progress Energy Downtown Development—Office Property

Lying and being in Raleigh Township, Wake County, North Carolina and more particularly described as follows:

BEGINNING at NCGS Monument “PERNEW”, NC Grid Coordinates (NAD: 83) of N: 225264.996 Meters and E: 642617.839 Meters; thence South 19°42’47” West 1815.4296 feet to an existing P.K. nail in the Western right-of-way of S. Blount Street, and the Southern right-of­ way of E. Davie Street; Thence with the Western right-of-way of S. Blount Street, S 02°13’57” W 210.00 feet to a P.K Set; Thence with The City of Raleigh property as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, North 87°46’03” West 164.08 feet to a Survey Nail Set the POINT AND PLACE OF BEGINNING.

Thence from the POINT OF .BEGINNING, with The City of Raleigh property line as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, the next three calls, North 87°46’03” West 45.92 feet to a 1/2” Iron Pipe Found; Thence North 02°13’57” East 15.00 feet to a Nail; Thence North 87°46’03” West, 210.00 feet to a Nail in the Eastern right-of-way line of S. Wilmington Street; Thence with said right-of-way, North 02°13’57” East 195.00 feet to a Point in the Southern right-of-way line of E. Davie Street; Thence with said E. Davie Street right-of-way line, South 87°46’03” East 384.00 feet to a Lead Plug and Tack, Set; Thence a new line, running parallel to S. Blount Street, South 02°13’57” West 188.93 feet to a Survey Nail Set; Thence a new line North 87°46’03 West 128.08 feet to a Survey Nail Set; Thence a new line, South 02°13’57” West 21.07 feet to a Survey Nail Set in the Northern property line of The City of Raleigh, the POINT AND PLACE OF BEGINNING.

CONTAINING: 74,791 square feet or 1.71697 acres of land, more or less.

TOGETHER WITH: A Temporary Construction Easement, said easement being described as follows; from said POINT OF BEGINNING, with The City of Raleigh property line as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, North 87°46’03” West 164.08 feet to a point in the new residential/ office line as described above, the new point of beginning; thence continuing with said property line North 87°46’03”West 20.00 feet to a point; Thence running parallel to S. Blount Street North 02°13’57” East 41.07 feet to a point; Thence South 87°46’03” East 128.08 feet to a point; Thence North 02°13’57” East 168.93 feet, to the South right-of-way of E. Davie Street; Thence with the right-of-way of E. Davie Street South 87°46’03” East 20.00 feet to a point; thence running with the line dividing the office space from the residential area, for the next three calls, a new line South 02°13’57” East 188.93 feet to a point; thence North 87°46’03” West 128.08 feet to a point; Thence South 02°13’57” West 21.07 feet to the new point of beginning: containing 6,761 square feet or 0.15521 acres of land, more or less.


Exhibit “B”

PLANS AND SPECIFICATIONS

 

PROJECT INFORMATION:

02/12/03

  

A0.0

  

TITLE SHEET

02/12/03

  

A0.l

  

GLOSSARY, SYMBOL KEY & SHEET INDEX

02/12/03

  

A0.2

  

BUILDING CODE SUMMARY

02/12/03

  

A0.3

  

PARKING DECK OPEN AREA CALCULATIONS

LIFE SAFETY:

02/12/03

  

LS-1_0

  

EXISTING DECK EGRESS DIAGRAM

02/12/03

  

LS-1_1

  

GROUND LEVEL EGRESS DIAGRAM

02/12/03

  

LS-1_2

  

PARKING LEVEL-2 EGRESS DIAGRAM

02/12/03

  

LS-1_3

  

PARKING LEVELS P3-P7 EGRESS DIAGRAM

02/12/03

  

LS-1_4

  

OFFICE LEVELS 01-02 EGRESS DIAGRAM

02/12/03

  

LS-1_5

  

OFFICE LEVEL 03 EGRESS DIAGRAM

02/12/03

  

LS-1_6

  

OFFICE LEVELS 04-012 EGRESS DIAGRAM

CIVIL:

02/12/03

  

C-1

  

LEGEND

02/12/03

  

C-2

  

PARKING AND FLOOR CHARTS

02/12/03

  

C-3

  

EXISTING CONDITIONS

02/12/03

  

C-4

  

INTERIM GRADING & EROSION CONTROL

02/12/03

  

C-5

  

TRAFFIC CONTROL

02/12/03

  

C-6

  

FINAL GRADING

02/12/03

  

C-7

  

UTILITY PLAN

02/12/03

  

C-8

  

UTILITY PLAN & PROFILE

02/12/03

  

C-9

  

UTILITY PLAN & PROFILE

02/12/03

  

C-10

  

SEWER DETAILS

02/12/03

  

C-11

  

WATER DETAILS

02/12/03

  

C-12

  

MISC. DETAILS

02/12/03

  

C-13

  

MISC. DETAILS

LANDSCAPE:

  

02/12/03

  

L-401

  

LANDSCAPE PLAN

02/12/03

  

L-501

  

DETAILS

DEMOLITION:

  

02/12/03

  

APD1. 0

  

OVERALL EXISTING PARKING DECK PLAN/DEMO PLAN P-2

02/12/03

  

APD1. 1

  

EXISTING PARKING DECK – ENLARGED FLOOR PLANS

02/12/03

  

APD1.2

  

EXISTING PARKING DECK – ENLARGED FLOOR PLANS

02/12/03

  

APD1.3

  

EXISTING PARKING DECK – TEMPORARY STAIR PLANS

02/12/03

  

APD1.4

  

PARTIAL INTERIOR ELEVATIONS

ARCHITECTURAL:

02/12/03

  

A1.1

  

SITE/ROOF PLAN

02/12/03

  

A1.2

  

SITE PLAN

03/27/03

  

A1.3

  

HARDSCAPE PLAN

03/27/03

  

A1.4

  

HARDSCAPE PLAN

03/27/03

  

A1.5

  

HARDSCAPE PLAN

02/12/03

  

A2.1

  

GROUND LEVEL

02/12/03

  

A2.2

  

PARKING LEVEL P2


02/12/03

  

A2.2A

  

PARKING LEVELS P2 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.3

  

PARKING LEVEL P3

02/12/03

  

A2.3A

  

PARKING LEVELS P3 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.4

  

PARKING LEVEL P4

02/12/03

  

A2.4A

  

PARKING LEVELS P4 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.5

  

PARKING LEVEL P5

02/12/03

  

A2.5A

  

PARKING LEVELS P5 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.6

  

PARKING LEVEL P6

02/12/03

  

A2.6A

  

PARKING LEVELS P6 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.7

  

PARKING LEVEL P7

02/12/03

  

A2.7A

  

PARKING LEVELS P7 CABLE RAIL & CURB LAYOUT

02/12/03

  

A2.8

  

LARGE OFFICE LEVEL 1

02/12/03

  

A2.9

  

TRADING FLOOR OFFICE LEVEL 2

02/12/03

  

A2.10

  

PARTIAL OFFICE LEVEL 3

02/12/03

  

A2.11

  

TYPICAL OFFICE LFOOR LEVELS 4-10/TRADING FLOOR ROOF

02/12/03

  

A2.12

  

OFFICE FLOOR LEVELS 11-12

02/12/03

  

A2.13

  

ROOF PLAN

02/12/03

  

A3.1

  

ENLARGED CORE PLANS

02/12/03

  

A3.2

  

ENLARGED CORE PLANS

02/12/03

  

A3.3

  

ENLARGED CORE PLANS

02/12/03

  

A3.4

  

ENLARGED CORE PLANS

02/12/03

  

A3.5

  

ENLARGED CORE PLANS

02/12/03

  

A3.6

  

ENLARGED CORE PLANS

02/12/03

  

A3.7

  

ENLARGED CORE PLANS

02/12/03

  

A3.8

  

ENLARGED CORE PLANS

02/12/03

  

A3.9

  

ENLARGED CORE PLANS

02/12/03

  

A3.10

  

ENLARGED CORE PLANS

03/27/03

  

A3.11

  

ENLARGED CORE PLANS

02/12/03

  

A4.1

  

NORTH ELEVATION

02/12/03

  

A4.2

  

EAST ELEVATION

02/12/03

  

A4.3

  

SOUTH ELEVATION

02/12/03

  

A4.4

  

WEST ELEVATION

02/12/03

  

A5.1

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.2

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.3

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.4

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.5

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.6

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.7

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.8

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.9

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.10

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.11

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.12

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.13

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.14

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.15

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.16

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.17

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.18

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.19

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.20

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.21

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS


02/12/03

  

A5.22

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.23

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.24

  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

02/12/03

  

A5.25

  

ROOF SCREEN SECTIONS AND ELEVATIONS

03/27/03

  

A5.26

  

PARTIAL EXTERIOR WALL SECTIONS AND ELEVATIONS

02/12/03

  

A6.1

  

PLAN DETAILS

02/12/03

  

A6.2

  

PLAN DETAILS

02/12/03

  

A6.3

  

PLAN DETAILS

02/12/03

  

A6.4

  

PLAN DETAILS

02/12/03

  

A6.5

  

PLAN DETAILS

02/12/03

  

A6.6

  

PLAN DETAILS

02/12/03

  

A6.7

  

PLAN DETAILS

02/12/03

  

A6.8

  

PLAN DETAILS

02/12/03

  

A6.9

  

PLAN DETAILS

02/12/03

  

A6.10

  

PLAN DETAILS

02/12/03

  

A6.11

  

PLAN DETAILS

02/12/03

  

A6.12

  

PLAN DETAILS

03/27/03

  

A6.13

  

PLAN DETAILS

02/12/03

  

A6.14

  

SECTION DETAILS

02/12/03

  

A6.15

  

SECTION DETAILS

02/12/03

  

A6.16

  

SECTION DETAILS

02/12/03

  

A6.17

  

SECTION DETAILS

02/12/03

  

A6.18

  

SECTION DETAILS

02/12/03

  

A6.19

  

SECTION DETAILS

02/12/03

  

A6.20

  

SECTION DETAILS

02/12/03

  

A6.21

  

SECTION DETAILS

02/12/03

  

A6.22

  

SECTION DETAILS

02/12/03

  

A6.23

  

SECTION DETAILS

02/12/03

  

A6.24

  

SECTION DETAILS

02/12/03

  

A6.25

  

SECTION DETAILS

02/12/03

  

A6.26

  

SECTION DETAILS

02/12/03

  

A6.27

  

CUSTOM LIGHT FIXTURES

02/12/03

  

A6.28

  

METAL BAS RELIEF PANELS

02/12/03

  

A6.29

  

PARTIAL NORTH ELEVATION DETAILS

02/12/03

  

A6.30

  

PARITAL WEST ELEVATION DETAILS

02/12/03

  

A6.31

  

PARTIAL WEST ELEVATION DETAILS

02/12/03

  

A6.32

  

ROOF SCREEN DETAILS

03/27/03

  

A6.33

  

ROOF SCREEN DETAILS

03/27/03

  

A6.34

  

SECTION DETAILS

03/27/03

  

A6.35

  

SECTION DETAILS

03/27/03

  

A6.36

  

SECTION DETAILS

02/12/03

  

A7.1

  

STAIR SP-1 SECTIONS

02/12/03

  

A7.2

  

STAIR SP-2 SECTIONS

02/12/03

  

A7.3

  

STAIR SP-3 PLANS & SECTIONS

02/12/03

  

A7.4

  

STAIR SP-4 PLANS & SECTIONS

02/12/03

  

A7.11

  

STAIR SP-1 PLANS

02/12/03

  

A7.12

  

STAIR SP-2 PLANS

02/12/03

  

A7.20

  

STAIR DETAILS

02/12/03

  

A8.1

  

ELEVATOR DIAGRAM

03/27/03

  

A8.2

  

TOWER ELEVATOR PLAN, ELEVATIONS, AND RCP

03/27/03

  

A8.3

  

MAIN LOBBY PARKING SHUTTLE PLAN, ELEV’S, AND RCP

03/27/03

  

A8.4

  

PARKING SHUTTLE AT DAVIE PLAN, ELEV’S, AND RCP


02/12/03

  

A9.1

  

ROOM FINISH SCHEDULE

02/12/03

  

A9.2

  

DOOR SCHEDULE & DETAILS

02/12/03

  

A9.3

  

PARTITION SCHEDULE

02/12/03

  

A9.4

  

PARTITION SCHEDULE

02/12/03

  

A9.5

  

UL PARTITION DESCRIPTIONS

02/12/03

  

A9.6

  

UL PARTITION DESCRIPTIONS

03/27/03

  

A10.1

  

GROUND FLOOR LOBBY FLOOR PLAN

03/27/03

  

A10.2

  

GROUND FLOOR LOBBY PAVING PLAN

03/27/03

  

A10.3

  

GROUND FLOOR LOBBY RELECTED CEILING PLAN

03/27/03

  

A10.4

  

LOBBY ELEVATIONS

03/27/03

  

A10.5

  

LOBBY ELEVATIONS

02/12/03

  

A10.6

  

GROUND FLOOR RESTROOM PLANS AND ELEVATIONS

02/12/03

  

A10.7

  

OFFICE LEVEL 1 RESTROOM PLANS AND ELEVATIONS

02/12/03

  

A10.8

  

OFFICE LEVEL 2 RESTROOM PLANS AND ELEVATIONS

02/12/03

  

A10.9

  

TYPICAL RESTROOM PLANS AND ELEVATIONS

03/27/03

  

A10.10

  

LOBBY DETAILS

03/27/03

  

A10.11

  

LOBBY DETAILS

03/27/03

  

A10.12

  

WALL SECTIONS

03/27/03

  

A10.13

  

WALL SECTIONS

03/27/03

  

A10.14

  

WALL SECTIONS

03/27/03

  

A10.15

  

SECTION DETAILS

03/27/03

  

A10.16

  

SECTION DETAILS

03/27/03

  

A10.17

  

SECTION DETAILS

02/12/03

  

A11.1

  

GROUND FLOOR RCP

02/12/03

  

A11.2

  

PARKING LEVEL P2 RCP

02/12/03

  

A11.3

  

PARKING LEVEL P3 RCP

02/12/03

  

A11.4

  

PARKING LEVEL P4 RCP

02/12/03

  

A11.5

  

PARKING LEVEL P5 RCP

02/12/03

  

A11.6

  

PARKING LEVEL P6 RCP

02/12/03

  

A11.7

  

PARKING LEVEL P7 RCP

02/12/03

  

A11.8

  

LARGE OFFICE FLOOR PLAN 1 RCP

02/12/03

  

A11.9

  

TRADING FLOOR OFFICE LEVEL 2 RCP

02/12/03

  

A11.10

  

PARTIAL FLOOR OFFICE LEVEL 3 RCP

02/12/03

  

A11.11

  

TYPICAL OFFICE FLOOR LEVELS 4-10 RCP

02/12/03

  

A11.12

  

OFFICE FLOOR LEVELS 11-12 RCP

STRUCTURAL:

02/12/03

  

S0.1

  

GENERAL NOTES

02/12/03

  

S0.2

  

COMPONENTS AND GRADING DESIGN WIND PRESSURES

02/12/03

  

S.1.1

  

FOUNDATION PLAN

02/12/03

  

S1.lA

  

SLAB-ON-GRADE PLAN

02/12/03

  

S1.2

  

PARKING DECK LEVEL P2 FRAMING PLAN

02/12/03

  

S1.2T

  

PARKING DECK LEVEL P2 TOPPING PLAN

02/12/03

  

S1.3

  

PARKING DECK LEVEL P3 FRAMING PLAN

02/12/03

  

S1.3T

  

PARKING DECK LEVEL P3 TOPPING PLAN

02/12/03

  

S1.4

  

PARKING DECK TYPICAL LEVEL FRAMING PLAN

02/12/03

  

S1.5

  

PARKING LEVEL P7 FRAMING PLAN

02/12/03

  

S1.6

  

OFFICE FLOOR LEVEL 1 FRAMING PLAN

02/12/03

  

S1.7

  

TRADING FLOOR / OFFICE FLOOR LEVEL 2 FRAMING PLAN

02/12/03

  

S1.8

  

MEZZANINE / OFFICE FLOOR LEVEL 3 FRAMING PLAN

02/12/03

  

S1.9

  

LOW ROOF / OFFICE FLOOR LEVEL 4 FRAMING PLAN

02/12/03

  

S1.l0

  

OFFICE FLOOR LEVELS 5 TO 12 FRAMING PLANS

02/12/03

  

S1.11

  

ROOF / PENTHOUSE SCREENWALL FRAMING PLANS

02/12/03

  

S2.1

  

TYPICAL SECTIONS AND DETAILS

02/12/03

  

S3.1

  

FOUNDATION SECTIONS AND DETAILS


02/12/03

  

S3.2

  

FOUNDATION DECTIONS AND DETAILS

02/12/03

  

S3.3

  

TRANSFORMER VAULT PLANS, SECTIONS, AND DETAILS

02/12/03

  

S4.1

  

COLUMN SCHEDULE AND DETAILS

02/12/03

  

S4.2

  

COLUMN SCHEDULE

02/12/03

  

S4.3

  

FOUNDATION SCHEDULE

02/12/03

  

S5.1

  

OFFICE BEAM SCHEDULES, SLAB DIAGRAMS & DETAILS

02/12/03

  

S5.2

  

OFFICE BEAM SCHEDULES AND DETAILS

02/12/03

  

S5.3

  

PARKING BEAM SCHEDULES

02/12/03

  

S5.4

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.5

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.6

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.7

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.8

  

TYPICAL PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.9

  

TYPICAL PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.10

  

TYPICAL PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.11

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.12

  

PARKING DECK BEAM DIAGRAMS

02/12/03

  

S5.13

  

OFFICE LEVEL BEAM DIAGRAMS

02/12/03

  

S5.14

  

OFFICE LEVEL BEAM DIAGRAMS

02/12/03

  

S5.15

  

OFFICE LEVEL BEAM DIAGRAMS

02/12/03

  

S5.16

  

OFFICE LEVEL BEAM DIAGRAMS

02/12/03

  

S5.17

  

TYPICAL OFFICE LEVEL BEAM DIAGRAMS

02/12/03

  

S5.18

  

ROOF BEAM DIAGRAMS

02/12/03

  

S6.1

  

PARKING DECK SLAB DIAGRAMS

02/12/03

  

S6.2

  

PARKING DECK SLAB DIAGRAMS

02/12/03

  

S7.1

  

SECTIONS AND DETAILS

02/12/03

  

S7.2

  

SECTIONS AND DETAILS

02/12/03

  

S7.3

  

SECTIONS AND DETAILS

02/12/03

  

S7.4

  

FRAME ELEVATIONS, SECTIONS AND DETAILS

02/12/03

  

S7.5

  

SECTIONS AND DETAILS

02/12/03

  

S7.6

  

SECTIONS AND DETAILS

02/12/03

  

S7.7

  

SECTIONS AND DETAILS

02/12/03

  

S7.8

  

SECTIONS AND DETAILS

02/12/03

  

S7.9

  

SECTIONS AND DETAILS

03/27/03

  

S7.10

  

SECTIONS AND DETAILS

MECHANICAL:

02/12/03

  

M0.1

  

LEGENDS, NOTES & CODES COMPLIANCE

02/12/03

  

M1.1A

  

LOBBY LEVEL FLOOR PLAN – PART A – MECHANICAL

02/12/03

  

M1.1B

  

LOBBY LEVEL FLOOR PLAN – PART B – MECHANICAL

02/12/03

  

M1.2A

  

UPPER LOBBY FLOOR PLAN – PART A – MECHANICAL

02/12/03

  

M1.2B

  

PARKING LEVEL 2 – PART B – MECHANICAL

02/12/03

  

M1.3A

  

PARKING LEVEL 3 – PART A – MECHANICAL

02/12/03

  

M1.3B

  

PARKING LEVEL 3 – PART B – MECHANICAL

02/12/03

  

M1.4A

  

PARKING LEVEL 4 – 5 PART A – MECHANICAL

02/12/03

  

M1.4B

  

PARKING LEVEL 4 – 5 PART B – MECHANICAL

02/12/03

  

M1.5A

  

PARKING LEVEL 6 PART A – MECHANICAL

02/12/03

  

M1.5B

  

PARKING LEVEL 6 PART B – MECHANICAL

02/12/03

  

M1.6A

  

PARKING LEVEL 7 PART A – MECHANICAL

02/12/03

  

M1.6B

  

PARKING LEVEL 7 PART B – MECHANICAL

02/12/03

  

M1.7A

  

OFFICE LEVEL 1 FLOOR PLAN – PART A – MECHANICAL

02/12/03

  

M1.7B

  

OFFICE LEVEL 1 FLOOR PLAN – PART B – MECHANICAL

02/12/03

  

M1.8A

  

OFFICE LEVEL 2 FLOOR PLAN – PART A – MECHANICAL

02/12/03

  

M1.8B

  

OFFICE LEVEL 2 FLOOR PLAN – PART B – MECHANICAL

02/12/03

  

M1.9A

  

OFFICE LEVEL 3 FLOOR PLAN – PART A – MECHANICAL

02/12/03

  

M1.9B

  

OFFICE LEVEL 3 FLOOR PLAN – PART B – MECHANICAL


02/12/03

  

M1.10

  

TYPICAL FLOORS (5 TH – 10 TH ) MECHANICAL

02/12/03

  

M1.11

  

ELEVENTH FLOOR PLAN – MECHANICAL

02/12/03

  

M1.12

  

FLOOR PLAN – MECHANICAL

02/12/03

  

M1.13

  

ROOF LEVEL PLAN – MECHANICAL

02/12/03

  

M2.1

  

CENTRAL PLAN MECHANICAL

02/12/03

  

M2.2

  

FIRST OFFICE FLOOR CORE PLAN – MECHANICAL

02/12/03

  

M2.3

  

SECOND OFFICE FLOOR CORE PLAN – MECHANICAL

02/12/03

  

M2.4

  

THIRD OFFICE FLOOR CORE PLAN – MECHANICAL

02/12/03

  

M2.5

  

TYPICAL OFFICE FLOOR CORE PLAN – MECHANICAL

03/27/03

  

M2.6

  

 1 / 4 ” SCALE ROOF PLAN – MECHANICAL

02/12/03

  

M3.1

  

DETAILS & DIAGRAMS – MECHANICAL

02/12/03

  

M3.2

  

DETAILS & DIAGRAMS – MECHANICAL

02/12/03

  

M4.1

  

RISERS – MECHANICAL

02/12/03

  

M4.2

  

RISERS – MECHANICAL

02/12/03

  

M5.1

  

SCHEDULES – MECHANICAL

02/12/03

  

M5.2

  

SCHEDULES – MECHANICAL

02/12/03

  

M5.3

  

SCHEDULES – MECHANICAL

02/12/03

  

M5.4

  

SCHEDULES – MECHANICAL

ELECTRICAL:

  

02/12/03

  

E0.1

  

SITE PLAN – ELECTRICAL

02/12/03

  

E1.1A

  

LOBBY LEVEL FLOOR PLAN – PART A – ELECTRICAL

02/12/03

  

E1.1B

  

LOBBY LEVEL FLOOR PLAN – PART B – ELECTRICAL

02/12/03

  

E1.1C

  

LOBBY LEVEL FLOOR PLAN – PART C-ELECTRICAL

02/12/03

  

E1.2A

  

PARKING LEVEL 2 – PART – A – ELECTRICAL

02/12/03

  

E1.2B

  

PARKING LEVEL 2 – PART– B – ELECTRICAL

02/12/03

  

E1.3A

  

PARKING LEVEL 3 FLOOR PLAN – PART A – ELECTRICAL

02/12/03

  

E1.3B

  

PARKING LEVEL 3 FLOOR PLAN – PART B – ELECTRICAL

02/12/03

  

E1.4A

  

PARKING LEVELS 3 – 6 PART – A – ELECTRICAL

02/12/03

  

E1.4B

  

PARKING LEVELS 3 – 6 PART – B – ELECTRICAL

02/12/03

  

E1.5A

  

PARKING LEVEL 6 FLOOR PLAN – PART A – ELECTRICAL

02/12/03

  

E1.5B

  

PARKING LEVEL 6 FLOOR PLAN – PART B – ELECTRICAL

02/12/03

  

E1.6A

  

PARKING LEVEL 7 – PART A – ELECTRICAL

02/12/03

  

E1.6B

  

PARKING LEVEL 7 – PART B – ELECTRICAL

02/12/03

  

E1.7A

  

OFFICE LEVEL 1 – PART A

02/12/03

  

E1.7B

  

OFFICE LEVEL 1 – PART B

02/12/03

  

E1.8A

  

OFFICE LEVEL 2 – PART A

02/12/03

  

E1.8B

  

OFFICE LEVEL 2 – PART B

02/12/03

  

E1.9A

  

OFFICE LEVEL 3 – PART A

02/12/03

  

E1.9B

  

OFFICE LEVEL 3 – PART B

02/12/03

  

E1.10

  

TYPICAL (4-10) OFFICE FLOOR PLAN – ELECTRICAL

02/12/03

  

E1.11

  

OFFICE LEVEL 11 – FLOOR PLAN – ELECTRICAL

02/12/03

  

E1.12

  

OFFICE LEVEL 12 – FLOOR PLAN – ELECTRICAL

02/12/03

  

E1.13

  

ROOF PLAN – ELECTRICAL

02/12/03

  

E2.1A

  

LOBBY LEVEL FLOOR PLAN – PART A – LIGHTING

02/12/03

  

E2.1B

  

LOBBY LEVEL FLOOR PLAN – PART B – LIGHTING

02/12/03

  

E2.2A

  

OFFICE LEVEL 1 – FLOOR PLAN – PART A – LIGHTING

02/12/03

  

E2.2B

  

OFFICE LEVEL 1 – FLOOR PLAN – PART B – LIGHTING

02/12/03

  

E2.3

  

CORE LIGHTING PLANS – OFFICE LEVELS 2 & 3

02/12/03

  

E2.4

  

CORE LIGHTING PLANS – OFFICE LEVELS 4 – 12

02/12/03

  

E4.1

  

POWER RISER DIAGRAM

02/12/03

  

E4.2

  

ONE LINE DIAGRAM

02/12/03

  

E4.3

  

TELECOM RISER DIAGRAM

02/12/03

  

E5.1

  

LIGHTING FIXTURE SCHEDULE

02/12/03

  

E5.2

  

PANELBOARD SCHEDULE

02/12/03

  

E5.3A

  

PANELBOARD SCHEDULE


02/12/03

  

E5.3B

  

PANELBOARD SCHEDULE

02/12/03

  

E5.4

  

LOBBY LEVEL & P2-P5 MECH EQUIP SCHEDULES

02/12/03

  

E5.5

  

OFFICE–1 & P6–P7 MECH EQUIP SCHEDULES

02/12/03

  

E5.6

  

OFFICE–2 & 3 MECH EQUIP SCHEDULES

02/12/03

  

E6.1

  

ELECTICAL LEGEND & DETAILS

PLUMBING:

02/12/03

  

P1.1A

  

LOBBY LEVEL FLOOR PLAN – PART A – PLUMBING

02/12/03

  

P1.1B

  

LOBBY LEVEL FLOOR PLAN – PART B – PLUMBING

02/12/03

  

P1.2A

  

PARKING LEVEL 2 PLAN – PART A – PLUMBING

02/12/03

  

P1.2B

  

PARKING LEVEL 2 PLAN – PART B – PLUMBING

02/12/03

  

P1.3A

  

TYPICAL PARKING LEVEL PLAN – PART A – PLUMBING

02/12/03

  

P1.3B

  

TYPICAL PARKING LEVEL PLAN – PART B – PLUMBING

02/12/03

  

P1.4A

  

PARKING LEVEL 7 PLAN – PART A – PLUMBING

02/12/03

  

P1.4B

  

PARKING LEVEL 7 PLAN – PART B – PLUMBING

02/12/03

  

P1.5A

  

FIRST OFFICE LEVEL PLAN – PART A – PLUMBING

02/12/03

  

P1.5B

  

FIRST OFFICE LEVEL PLAN – PART B – PLUMBING

02/12/03

  

P1.6A

  

SECOND OFFICE LEVEL PLAN – PART A – PLUMBING

02/12/03

  

P1.6B

  

SECOND OFFICE LEVEL PLAN – PART B – PLUMBING

02/12/03

  

P1.7A

  

THIRD OFFICE LEVEL PLAN – PART A – PLUMBING

02/12/03

  

P1.7B

  

THIRD OFFICE LEVEL PLAN – PART B – PLUMBING

02/12/03

  

P1.8

  

OFFICE LEVEL 4 THRU 6 FLOOR PLAN – PLUMBING

02/12/03

  

P1.9

  

NOT USED

02/12/03

  

P1.l0

  

OFFICE LEVEL 12 FLOOR PLAN – PLUMBING

02/12/03

  

P1.11

  

ROOF AND PENTHOUSE PLAN – PLUMBING

02/12/03

  

P2.01

  

ENLARGED TOILET PLANS – PLUMBING

02/12/03

  

P2.02

  

ENLARGED TOILET PLANS – PLUMBING

02/12/03

  

P2.3

  

ENLARGED TOILET PLANS – PLUMBING

02/12/03

  

P3.1

  

WATER RISER DIAGRAMS – PLUMBING

02/12/03

  

P3.2

  

WATER RISER DIAGRAMS – PLUMBING

02/12/03

  

P3.3

  

STORM WATER RISERS – PLUMBING

02/12/03

  

P4.1

  

SCHEDULES AND DETAILS – PLUMBING

02/12/03

  

P4.2

  

SCHEDULES AND DETAILS – FIRE PROTECTION

02/12/03

  

P4.3

  

UL DETAILS & DIAGRAMS – PLUMBING

FIRE PROTECTION:

02/12/03

  

FP-1.1

  

SITE PLAN/PROJECT NOTES

02/12/03

  

FP-1.2

  

STANDPIPE PLAN

02/12/03

  

FP-1.3

  

GROUND FLOOR WEST – STANDPIPE

02/12/03

  

FP-1.4

  

GROUND FLOOR EAST – STANPIPE

02/12/03

  

FP-1.5

  

PARKING LEVEL 2 WEST – STANDPIPE

02/12/03

  

FP-1.6

  

PARKING LEVEL 2 EAST – STANDPIPE

02/12/03

  

FP-1.7

  

PARKING LEVEL 3 – 7 WEST – STANDPIPE

02/12/03

  

FP-1.8

  

PARKING LEVELS 3 – 7 EAST – STANDPIPE

02/12/03

  

FP-1.9

  

1 ST FLOOR SANDPIPE

02/12/03

  

FP-1.10

  

2 ND FLOOR STANDPIPE

02/12/03

  

FP-1.11

  

3 RD FLOOR STANDPIPE

02/12/03

  

FP-1.12

  

4 TH – 12 TH STANDPIPE

02/12/03

  

FP-1.13

  

ROOF STANDPIPE

02/12/03

  

FP-1.14

  

STANDPIPE SCHEMATIC

02/12/03

  

FP-1.15

  

FIRE PUMP PLAN

02/12/03

  

FP-1.16

  

FIRE PUMP SECTIONS AND DETAILS

02/12/03

  

FP-1.17

  

STANDPIPE RISER SCHEMATIC

02/12/03

  

FP-1.18

  

STANDPIPE SECTIONS & DETAILS

02/12/03

  

FP-1.19

  

STANDPIPE SECTIONS & DETAILS

02/12/03

  

FP-1.20

  

STANDPIPE SECTIONS & DETAILS


02/12/03

  

FP-2.1

  

GROUND FLOOR NW– SPRINKLER

02/12/03

  

FP-2.2

  

GROUND FLOOR NE – SPRINKLER

02/12/03

  

FP-2.3

  

GROUND FLOOR SW – SPRINKLER

02/12/03

  

FP-2.4

  

GROUND FLOOR SE – SPRINKLER

02/12/03

  

FP-2.5

  

OFFICE LEVEL 1 – SPRINKLER

02/12/03

  

FP-2.6

  

OFFICE LEVEL 2 – SPRINKELR

02/12/03

  

FP-2.7

  

OFFICE LEVEL 3 – SPRINKLER

02/12/03

  

FP-2.8

  

OFFICE LEVEL 4 THROUGH 11 – SPRINKLER

02/12/03

  

FP-2.9

  

OFFICE LEVEL 12 – SPRINKLER

02/12/03

  

FP-2.10

  

ROOF LEVEL – ELEVATOR MACHINE ROOM – SPRINKLER

02/12/03

  

FP-3.1

  

GROUND FLOOR NW – REFLECTED CEILING PLAN

02/12/03

  

FP-3.2

  

GROUND FLOOR NE – REFLECTED CEILING PLAN

02/12/03

  

FP-3.3

  

GROUND FLOOR SW – REFLECTED CEILING PLAN

02/12/03

  

FP-3.4

  

GROUND FLOOR SE – REFLECTED CEILING PLAN

02/12/03

  

FP-3.5

  

OFFICE LEVEL 1 – REFLECTED CEILING PLAN

02/12/03

  

FP-3.6

  

OFFICE LEVEL 2 – REFLECTED CEILING PLAN

02/12/03

  

FP-3.7

  

OFFICE LEVEL 3 – REFLECTED CEILING PLAN

02/12/03

  

FP-3.8

  

OFFICE LEVEL 4 – 11 – REFLECTED CEILING PLAN

02/12/03

  

FP-3.9

  

OFFICE LEVEL 12 – REFLECTED CEILING PLAN

02/12/03

  

FP-3.10

  

ROOF LEVEL – ELEVATOR MACHINE ROOM – RCP

02/12/03

  

FP-4.1

  

FULL HEIGHT BUILDING SECTION

02/12/03

  

FP-4.2

  

FIRE PROTECTION DETAILS


Exhibit “C”

MEMORANDUM OF ACCEPTANCE

This Memorandum of Acceptance is an amendment to the Lease Agreement, having an effective date of                          , between JPMorgan Trust Company, National Association, as Owner Trustee, as Landlord, and Progress Energy Carolinas, Inc., as Tenant. Landlord and Tenant acknowledge and agree that:

1.         The Premises (as defined in the Lease) are tenantable and accepted by Tenant as suitable for the purpose for which they were let.

2.         The Rent Commencement Date is agreed to be                                      .

3.         The expiration date of the Term of the Lease is agreed to be                                      . Tenant shall have the option to extend the Lease for up to four (4) consecutive, additional five (5) year Renewal Terms (as defined in the Lease).

4.         The Total Project Costs are agreed to be $                                      .

5.         The Annual Base Rent shall be shown on Exhibit C-1.

6.         All other terms and conditions of the Lease are ratified and acknowledged to be unchanged.

Executed and delivered                                      .

Tenant:

PROGRESS ENERGY CAROLINAS, INC.
By:    
Name:    
Title:    

Landlord:

JPMORGAN TRUST COMPANY, NATIONAL ASSOCIATION, as

Owner Trustee

By:    
Name:    
Title:    


Exhibit “D”

CONSTRUCTION SCHEDULE FOR BASE BUILDING IMPROVEMENTS

 

Milestone Activity

 

  

Required Date

 

Construction Documents released

 

   March 27, 2003

Closing Date

 

   April 11, 2003

Notice to Proceed issued to Brasfield & Gorrie for Base Building Improvements

 

   April 12, 2003

Substantial Completion Date of the Base Building Improvements

 

   August 24, 2004

Substantial Completion Date for the Parking Deck

 

   August 24, 2004


Exhibit “E”

PROJECT MANAGEMENT AGREEMENT


PROJECT MANAGEMENT AGREEMENT

This PROJECT MANAGEMENT AGREEMENT (“ Agreement ”) is made and entered into as of this 10 day of April 2003, between PROGRESS ENERGY SERVICE COMPANY, LLC (“ Manager ”) and JPMORGAN TRUST COMPANY , NATIONAL ASSOClATlON ., not in its individual capacity, but solely as Owner Trustee of the Owner Trust under Trust Agreement dated as of April 1, 2003 (“ Owner ”).

RECITALS

 

A . Owner and Manager, as agent for Owner, have entered into a Development Agreement dated as of April 10, 2003 (“ Development Agreement ”) with Carter & Associates, L.L.C. (“Carter”), pursuant to which Carter agrees to provide, among other services, development services through completion of construction for an administrative office building, parking deck, and retail component in Raleigh, North Carolina (the “ Project ”).

 

B. Owner desires to engage the services of Manager as its agent to facilitate the design and construction of the Base Building Improvements (as defined herein). Manager desires to provide such services and to have the rights set forth herein with respect to supervision and control of the design and construction of the Base Building Improvements.

 

C. Owner has entered into an Agreement of Purchase and Sale with Progress Energy Carolinas, Inc. (“ Progress Energy ”) dated as of April 10, 2003, to purchase the land on which the Project is to be constructed and all of Manager’s right, title and interest in the plans, permits and other rights related to the development of the Project (the “ Purchase Agreemen t ”).

 

D. Carter has entered into a Construction Agreement dated as of April 10, 2003 with Brasfield & Gorrie, LLC (the “ Construction Agreement ”), pursuant to which Carter has engaged the services of Brasfield & Gorrie to construct the entire Project other than certain interior improvements (the “ Base Building Improvements ”).

 

E. Owner has entered into a Lease dated as of April 10, 2003 (the “ Lease ”) with Progress Energy, pursuant to which Progress Energy will lease the Project from Owner for an initial term of thirty-one (3l) years, commencing upon Substantial Completion of the Base Building Improvements.

 

F. Owner has entered into a Building Loan Agreement dated as of April 10, 2003 (the “ Loan Agreement ”) with Pacific Life Insurance Company (“ Lender ”), pursuant to which Lender has agreed to provide certain funding for the Project (the “Loan”).

TERMS AND CONDITIONS

NOW, THEREFORE , in consideration of the mutual covenants and promises hereinafter set forth and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties mutually covenant and agree as follows:

 

A-1


1.

Definitions

1.1.       When used in this Agreement, capitalized terms shall have the meanings set forth in the Lease or, if not defined therein, in the Development Agreement unless otherwise defined in this Agreement.

1.2.       The following terms shall have the following meanings when capitalized in this Agreement:

“Tenant Improvement Line Item” shall have the meaning set forth in Section 2.3.

“Total Cost” shall have the meaning set forth in the Lease.

 

2. Scope of Services . Manager shall facilitate the completion of the Project in a timely and cost efficient manner without material deviation from the Approved Project Budget or the Approved Project Schedule and in compliance with the requirements of the Loan Agreement by performing the following services:

2.1.       Manager shall perform all services necessary to manage, as agent for Owner, the design, development and completion of construction of the Project as set forth in the Development Agreement. For so long as the Development Agreement is in effect, Manager shall accomplish such matters by (a) administering the Development Agreement as agent of Owner, and (b) performing Owner’s duties and exercising Owner’s rights under the Development Agreement. In this regard, Manager shall attend all Project meetings, establish and monitor schedules and budgets (making and approving such changes as Manager deems appropriate from time to time), approve change orders and amendments, approve all changes to the Approved Project Budget and the Approved Project Schedule, approve, all payment requests and otherwise receive all notices and make all decisions that Owner is entitled to make under the Development Agreement, subject only to the limitation in Section 2.2 below and the provisions of the Loan Agreement.

2.2.       Manager shall perform, as agent for Owner, all acts necessary or appropriate under the Loan Agreement, including the preparation and submission of all draw requests. For so long as the Loan Agreement is in effect, Manager shall accomplish such matters by performing, as agent for Owner, Owner’s duties and exercising Owner’s rights under the Loan Agreement. Notwithstanding any other provision of this Agreement, Manager shall not take, consent to or approve any action to increase the Approved Project Budget or extend the Approved Project Schedule that is not in accordance with the Loan Agreement. Within the Approved Project Budget and within the Approved Project Schedule, Manager shall have full authority (subject to the limitations in the Loan Agreement and Section 2.3 below) to make decisions regarding expenditures to be made in connection with the Project and to approve disbursements in accordance with the terms of this Agreement and the Loan Agreement.

2.3.       The Approved Project Budget includes three Line Items relating to tenant improvements (“Headquarters TI’s (Within C&A)”, “Headquarters TI’s (Outside C&A)”,


and “Retail TI’s and Leasing Commissions”) (collectively the “Tenant Improvement Line Item.” No portion of the Tenant Improvement Line Item shall be disbursed prior to Substantial Completion of the Base Building Improvements, except (i) that up to $1,000,000.00 of the Tenant Improvement Line Item may be disbursed prior to such time in accordance with Section 3.2( l ) of the Loan Agreement and (ii) up to $2,000,000.00 of the Tenant Improvement Line Item may be disbursed in the 90 days prior to such time in accordance with Section 3.4(i) of the Loan Agreement.

2.4.       The Approved Project Budget includes a Telecom Fund Line Item. Up to $2,900,000.00 of the Telecom Fund Line Item may be approved for disbursement during the Base Building Improvements in accordance with Section 32.(m) of the Loan Agreement.

2.5.       Except as set forth in this Section 2.5, in no event shall Manager be obligated to pay any costs associated with the Project. Manager agrees to assume liability for, and to indemnify and hold harmless Owner and the employees, officers, directors, members and successors and assigns of Owner (individually each an “Owner Indemnitee” and collectively the “ Owner Indemnitees ”) from and against any and all liabilities, obligations, losses, damages, taxes, claims, actions, suits, costs, expenses and disbursements (including reasonable legal fees and expenses) of any kind and nature whatsoever which may be imposed on, incurred by or asserted at any time against any Owner Indemnitee in any way relating to or arising out of any act or omission by Manager and any agent or employee of Manager constituting a failure (a) to act within the scope of authority set forth in Sections 2.1 or 2.2 hereof or any other provision of this Agreement, (b) to fully and completely fulfill Manager’s fiduciary obligation as Owner’s agent hereunder, or (c) to act at all times in Owner’s best interests consistent with the relationship of trust and confidence established under this Agreement.

2.6.       Manager shall act as Owner’s agent hereunder, solely as Owner’s agent and not personally, and shall be vested with full control over Carter and all other professionals, contractors and subcontractors relative to the Project. Manager accepts the relationship of trust and confidence established between it and Owner and the fiduciary obligations owed to Owner hereunder. In the performance of this Agreement, Manager and Owner each will be acting in an individual capacity and not as employees, partners, joint venturers, agents or associates of one another, except as provided in this Subsection 2.5. The employees, agents, contractors and subcontractors of one party shall not be deemed or construed to be the employees, agents, contractors and subcontractors of the other party for any purpose whatsoever, and each is and shall at all times be an independent contractor. Except as otherwise expressly provided herein, no party will assume any liability for any injury (including death) to any persons, or any damage to any property, arising out of the acts or omissions of the agents, employees, contractors or subcontractors of any other party

2.7.       Manager shall appoint two employees as the persons to act for Manager under this Agreement, and either of them shall have the complete authority to transmit instructions, receive information, interpret and define Manager’s policies and decisions with respect to this Agreement. Either of the two representatives, or both of them, are authorized and


empowered to execute in the name of and on behalf of Manager for any and all contracts, documents and other instruments in connection with the construction and development of the Project.

 

3. Owner Obligations . Owner shall (a) lease the Project to Progress Energy in accordance with the terms of the Lease, (b) reimburse Progress Energy in accordance with the terms of the Purchase Agreement for those expenses previously incurred by Progress Energy in connection with the Project, and (c) perform its obligation under the Lease and Loan Agreement. If Owner fails to perform its obligations, neither Manager nor Progress Energy shall be liable for any costs resulting therefrom. In order to evidence Manager’s authority, Owner shall, Upon request from Manager, execute and deliver to Manager, or such other party as Manager may designate, a letter of authorization evidencing the authority of Manger set forth herein.

 

4. Advances and Expense Reimbursement . In its sole and absolute discretion, Manager may from time to time elect to advance funds, or to otherwise pay or incur costs or expenses on behalf of Owner, provided, however , that such costs or expenses are properly included as part of the costs of the Project. Manager shall not be obligated to make any such advances or to pay or incur any such costs or expenses. However, if Manager does make any such advances or pay any such costs or expenses, Manager shall be entitled to be reimbursed for such advances or payments as are available within the Approved Project Budget.

 

5. Nature of Relation ship

5.1.        No Financial Responsibility. Manager is not acting as a guarantor or surety of any of the financial obligations of Owner or the Project.

5.2.       Standard of Care/No Guarantees . Manager does not warrant or guarantee estimates and schedules relating to the Project. Manager’ only obligation with respect to establishing such estimates and schedules, and with respect to performing other services hereunder, is to use the same standard of care as agents providing similar services in the Raleigh metropolitan area.

5.3.       No Professional Services Provided . Manager shall not be required to provide and shall not provide professional services constituting the practice of architecture, engineering, contracting, accounting or law.

5.4.       Appointment of Manager . Owner hereby engages Manager, as a disclosed agent for Owner, to be the Manager for the Project and Manager hereby accepts such engagement as agent. Manager shall at all times be an independent contractor. In

performing its obligations under this Agreement, Manager shall: act as Owner’s general representative with respect to all matters related to the development of the Project, including contracting, solely as Owner’s agent and not personally, consistent with applicable laws.

5.5.       No Assumed Duties or Obligations . Owner acknowledges and agrees, however, that notwithstanding anything contained in this Agreement to the contrary, (a) Manager


shall not be deemed to have assumed any of the duties, obligations or liabilities or guaranteed or warranted the materials or work of any engineer, architect or contractor or other party (or any subcontractor thereof) performing work or services in connection with the development or construction of the Project, and (b) under no circumstance shall Manager be required to expend its own funds with respect to the cost of constructing or otherwise developing the Project.

5.6.       No Restriction on Other Activities . Owner hereby acknowledges that Manager is engaged in the development, ownership, leasing and management of commercial properties other than the Project, and Owner hereby agrees that Manager shall in no way be restricted from or have any liability to account to Owner with respect to such activities, notwithstanding that such activities may compete with or be enhanced by Manager’s activities under this Agreement or Owner’s ownership of the Project.

5.7.       Authority of Manager . Owner hereby acknowledges and agrees that subject to and in accordance with the terms of this Agreement, Manager is Owner’s duly authorized agent and representative for all purposes of the Project and this Agreement, the Development Agreement, other Project documents and such other documents as Owner may approve for Manager and Manager may agree to enter into. ln order to evidence. Manager’s authority, Owner shall, upon request from Manager, execute and deliver to Manager, or such other party as Manager may designate, a letter of authorization evidencing the authority of Manager set forth herein.

 

6. Term and Termination

6.1.       Term of Agreement . Unless earlier terminated as hereinafter provided, the term of this Agreement shall be from the date first above written (“Effective Date”) through the Lease Commencement Date set forth in the Lease.

6.2.       Termination of Lease . If the Lease shall terminate on a date that is prior to the Lease Commencement Date, then this Agreement shall terminate on such date as well.

6.3.       Termination on Default . Upon the occurrence of a material default under this Agreement by one party, the other party may, at its option and in addition to any other remedies which it may have, terminate this Agreement by giving the defaulting party thirty (30) days written notice of the default. Unless the default is cured within the thirty-day period, this Agreement will be deemed terminated without further action by either party, except that all claims or defenses by either party against the other party for material breach or other default in performance of this Agreement that arose prior to the effective date of termination shall survive the termination of this Agreement.

 

7. Miscellaneous

7.1.        Notices. Any notice or report required or permitted under this Agreement shall be in writing and shall validly given when hand-delivered or sent by courier or express service guaranteeing overnight delivery or by facsimile, with the original being sent promptly as otherwise provided above to the following addresses or such different addresses as the parties may designate by notice given in accordance with this Section:


If to Manager:

               Progress Energy Service Company, LLC
               410 S. Wilmington Street
               Raleigh, NC 27601
               Attention: Robert Cutlip
               Facsimile: 919-546-3202

With a copy to:

               Hunton & Williams
               421 Fayetteville Street Mall
               One Hanover Square, Suite 1400
               Raleigh, NC 27601
               Attention: David R. Fricke
               Facsimile: 919-899-3160

If to Owner:

               JPMorgan Trust Company, National Association.
               560 Mission Street, 13th Floor
               San Francisco, CA 94105
               Attention: Hank Helley
               Facsimile: 415-315-7585

With copies to:

               CA Partners, LLC
               30101 Agoura Court, Suite 234
               Agoura Hills, CA 9l30l
               Attention: Neal Smaler
               Facsimile: 818-706-3966

and to:

               Kaye Scholer LLP
               1999 Avenue of the Stars
               17th Floor
               Los Angeles, CA 90067
               Attention: B.J. Yankowitz
               Facsimile: 310-229-1975

A notice given by any means described herein shall be deemed delivered on the day after such notice is sent.

7.2.     Assignment . The rights of the parties under this Agreement are personal to the parties and may not be assigned without the prior written consent of the other party. This Agreement shall be binding upon and enforceable against, and shall inure to the benefit of, the parties hereto and their respective legal representatives, successors and permitted assigns.

7.3.     Applicable Law . This Agreement shall be governed by, construed under and interpreted and enforced in accordance with the laws of the State of North Carolina, without regard to its conflicts of laws provisions.

7.4.     Entire Agreement . This Agreement contains the entire agreement of the parties with respect to the engagement of Manager by Owner relative to the development of the


Project, and all representations, warranties, inducements, promises or agreements, oral or otherwise, between the parties not embodied in this Agreement shall be of no force or effect.

7.5.     Headings. The use of headings, captions and numbers in this Agreement is solely for the convenience of identifying and indexing the various provisions in this Agreement and shall in no event be considered otherwise in construing or interpreting any provision in this Agreement.

7.6.     Exhibits . Each and every exhibit referred to or otherwise mentioned in this Agreement is attached to this Agreement and is and shall be construed to be made a part of this Agreement by such reference or other mention at each point at which such reference or other mention occurs, in the same manner and with the same effect as if each exhibit were set forth in full and at length every time it is referred to or otherwise mentioned.

7.7.     Pronouns . Wherever appropriate in this Agreement, personal pronouns shall be deemed to include the other genders and the singular to include the plural.

7.8.     Severability. If any term, covenant, condition or provision of this Agreement, or the application thereof to any person or circumstance, shall ever be held to be invalid or unenforceable, then in each such event the remainder of this Agreement or the application of such term, covenant, condition or provision to any other person or any other circumstance (other than those as to which it shall be invalid or unenforceable) shall not be thereby affected, and each term, covenant, condition and provision hereof shall remain valid and enforceable to the fullest extent permitted by law.

7.9.     Non-Waiver . Failure by either party to complain of any action, non-action or default of the other party shall not constitute a waiver of any aggrieved party’s rights hereunder. Waiver by either party of any right arising from any default of the other party shall not constitute a waiver of any other right arising from a subsequent default of the same obligation or for any other default, past, present or future.

7.10.     Rights Cumulative. All rights, remedies, powers and privileges conferred under this Agreement on the parties shall be cumulative of and in addition to, but not restrictive of or in lieu of, those conferred by law or equity.

7.11.     Time of Essence; Prompt Responses. Time is of the essence of this Agreement. Anywhere a day certain is stated for payment or for performance of any obligation, the day certain so stated enters into and becomes a part of the consideration for this Agreement. The parties recognize and agree that the time limits and time periods provided herein are of the essence of this Agreement. The parties mutually agree to exercise their mutual and separate good faith, reasonable efforts to consider and respond promptly and as expeditiously as is reasonably possible notwithstanding any time period provided in this Agreement.


7.12.     Modifications. This Agreement shall not be modified or amended in any respect except by a written agreement executed by both parties in the same manner as this Agreement is executed.

7.13.     Counterparts . This Agreement may be executed in several counterparts, each of which shall be deemed an original, and all of such counterparts together shall constitute one and the same instrument.

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]


IN WITNESS WHEREOF , this Agreement is entered into as of the day and the year first written above.

 

PROGRESS ENERGY SERVICE

COMPANY, LLC , a North Carolina limited

liability company (“Manager”)

   

JPMORGAN TRUST COMPANY,

NATIONAL ASSOIATlON,

a National Banking corporation, not in its

individual capacity, but solely as Trustee of

the Owner Trust under Trust Agreement

dated as of April 1, 2003 (“Owner”)

By:           By:      
Name:           Name:      
Title:         Title:    


Exhibit “F”

RENTABLE AREA


Progress Energy      Page 1   
Project No. 201094      7/1/2003   
Preliminary Area Calculations   
April 7, 2003   

 

FLR TO
FLR
   .LEVEL      CONSTR
....AREA
    

.GROSS. INT
AREA

A..

  

VERT
PENET

B.

  

BOMA

RENT
C=(A-B)

   EFF.
C/A
   FLOOR
COMMON
D
  

BLDG
COMMON

E

   USABLE
SGL TNT
F=C-(D+E)
   FACTOR
(SINGLE)
G=C/F
   CORR
ELEV.LOB
I
   USABLE
MULTI
J=(F-I)
   FACTOR
(MULTI).
K=C/J
  

LEASABLE

(SINGLE)

L=FACTOR

   LEASABLE
(MULTI)
M=FACTOR
14.68      1         34,358       34,626    1,007    33,619    97.1%    4975         28,744    117.0%    1125    27,599    121.8%    33,619    33,619
14.68      2         35,118       34,898    1,043    33,855    97.0%    2502         31,253    108.3%    1222    30,031    112.7%    33,855    33,855
13.00      3         23,494       22,835    1,015    21,820    95.6%    2213         19,607    111.3%    1222    18,385    118.7%    21,820    21,820
13.00      4         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      5         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      6         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      7         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      8         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      9         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1222    23,867    114.4%    27,302    27,302
13.00      10         28,532       28,317    1,015    27,302    96.4%    2213         25,089    108.8%    1232    23,867    114.4%    27,302    27,302
13.00      11         28,428       28,205    1,015    27,190    96.4%    2213         24,977    108.9%    1232    23,755    114.6%    27,190    27,190
13.00      12         28,428       28,205    1,015    27,190    96.4%    2213         24,977    108.9%    1,222    23,755    114.5%    27,190    27,190

Sub-Total

  

     349,550       346,988    12,200    334,788    96.5%    29,607    0    305,181    109.7%    14,587    290,594    115.2%    334,788    334,788
Ground Components                             Breakdown                                                               
                         Allocation    Retail    Parking    Office
GS
   Office RSF                                                        

Leasable Retail I

     8,915         8,826       R    8,826                                                       

Leasable Retail II

     1,176         1,161       R    1,161                                                       

Leasable Retail III

     2,827         2,789       R    2,789                                                       

Leasable Retail IV

     1,382         1,359       R    1,359                                                       

Leasable Retail V

     3,042         3,011       R    3,011                                                       

Leasable Retail VI

     1,591         1,576       R    1,576                                                       

Lobby

     4,161         3,377       O              3,377    3,377                                        

Arcade

     1,716         1,716       O              1,716                                             

Lobby Elevators

     605         605       O              605    0                                        

Service Elevator

     116         116       O              118    0                                        

Restrooms (Men/Wom)

     238         238       O              238    238                                        

Housekeeping

     188         188       O              188    188                                        

UPS & Gen. Room

     832         832       O              832    832                                        

Fire Control

     214         214       O              214    214                                        

Facilities

     608         608       O              608    608                                        

Lobby Supply Duct

     12         12                      12    12                                        

Main Parking Electrical

     56         56       P         56                                                  

Emergency Parking E

     44         44       P         44                                                  

Main Electrical

     578         578       O              578    578                                        

Emergency Electrical

     225         225       O              225    225                                        

Telephone

     497         497       O              497    497                                        

Chillers

     1,832         1,832       O              1,832    1,832                                        

Retail Electrical

     248         248       R    248                                                       

Tenant Corridor

     1,172         1,172       R    1,172                                                       

Egress Corridor 1

     102         102       O              102    102                                        

Egress Corridor 2

     280         280       O              280    280                                        

Egress Corridor 3

     1,257         1,257       P         1,257                                                  

Telecomm. Storage

     9,594         9,594       O              9,594    9,594                                        

Telecomm. Mech.

     167         167                      167    167                                        

LDC I

     7,485         7,485       O              7,485    7,485                                        

Future Retail VII/Res

     6,555         6,555       O              6,555    6,555                                        

Stair Shafts (Deck)

     232         232       P         232                                                  

Public Lobby (Deck)

     216         216       P         216                                                  

Elevators (Deck)

     102         102       P         102                                                  

Deck Entry Ramp

     6,797         6,797       P         6,797                                                  

Loading Dock

     10,954         10,954       O              10,954                                             

Service Drive

     20,410         20,410       O              20,410                                             

Tenant Generator

     1,414         1,414       O              1,414    1,414                                        

Building Generator

     504         504                      504    504                                        

Pump Room

     406         406       O              406    406                                        

Ground Total

     98,750         97,755            20,142    8,704    68,909    35,108                                        

Ground + office Total

     448,300         444,743                      415,897    369,896                                        

 

The following is the general criteria for the previously listed area calculations

  

for Progress Energy Mixed Use Building.

  

1.

 

Construction area is the area enclosed by the extreme exterior face of the building skin.

  

2.

 

Gross interior area is the floor area enclosed by the building perimeter curtain wall measured to the inside face of the glass.

  

3.

 

Vertical penetrations include elevator shafts, stairs, mechanical duct enclosures, and is measured to the outside of their enclosing partitions.

  

4.

 

Net rentable area is derived arithmatically by subtracting vertical penetrations from the gross interior area.

  

5.

 

Building Common Area - These are the areas which are designed to benefit all building tenants without being used exclusively by any one tenant.

Included without limitation are the main building lobby, mail room all building mechanical and electrical rooms, fire command center, building service areas, etc., and their enclosing walls. This area will be prorated on a consistent ratio to each floor.

  
    
    

6.

 

Floor Common Area (Single-tenant floors) - These are the areas within the core that are not ‘usable’, less all penetrations, and include toilets, mechanical rooms, electrical rooms, telephone closets, janitor’s closet, service elevator vestibule, etc;

Including there enclosing walls.

  
    
    

7.

 

Useable Area - The space actually available for the discretionary use of the tenant(s).

  
 

A. Single Tenant Floor - The gross interior area less entire core and its enclosing walls, except the elevator lobby and any crossover corridors.

  
 

B. Multi-tenant Floor - The gross interior area less entire core, and its enclosing walls, and the 5’0” clear minimum corridor, measured to the tenant side of the wall, needed to gain access to stairs, toilets, service elevator, and any common service areas.

  
8.  

Leasable - The usable area multiplied by the appropriate building factor.

  
 

Vertical Penetrations:

  
 

Stair “A” & encl

  
 

Exhaust “A”:

  
 

Toilet Exhaust:

  
 

Elevator Shaft “A”

  
 

Elevator Shaft “B”

  
 

Supply Shaft

  
 

Stair “B” & Encl.

  
 

Exhaust “B”

  
 

Total

   0
 

Floor Common:

  
 

Gross MEP, toilets, etc:

  
 

less shafts

  
 

Min “Z” Corridor & Elev. Lobby

  
 

Elevator Lobby:

  
 

Corridor Min.:

  
 

Total

   0
 


Exhibit “G”

Certificate Pursuant to Section 6.1(c)

TENANT’S CERTIFICATE

 

JPMorgan Trust Company, National

 

Pacific Life Insurance Company

Association

 

700 Newport Center Drive

560 Mission Street, 13 th Floor

 

Newport Beach, California 92660

San Francisco, CA 94105

 

Attention: Real Estate Division

Attention: Corporate Trust Department

   

RE:     Application for Progress Payment

Pursuant to that certain Lease, dated April 10, 2003 (the “Lease”) between Progress Energy Carolinas, Inc. (“Tenant”) and JPMorgan Trust Company, National Association, not in its individual capacity, but solely as Landlord Trustee of the CA Raleigh Landlord Trust under a Trust Agreement dated as of April 1, 2003 (“Landlord”), Landlord is requesting a progress payment in the amount of $                      , as indicated on the Borrower’s Certificate to which this Tenant’s Certificate is attached. All capitalized terms used herein and not otherwise defined shall have the meaning ascribed to them in the Loan Agreement.

Certification and Agreement

1.         Tenant hereby (i) acknowledges and agrees that the amounts of the loan funds requested in the Draw Request to which this Tenant’s Certificate is attached (including, without limitation, any loan funds disbursed in connection with any Change Orders referred to in such Draw Request or for any Line Items for which there have been reallocations from or to other Line Items within the Budget) will, when disbursed by Lender pursuant to the Loan Agreement, become part of the Total Cost, as defined in the Lease, and (ii) certifies, represents and warrants that, as of the date of such Draw Request, nothing has come to the attention of Tenant’s Representative which would prevent Tenant from accepting the Premises as of the Lease Commencement Date, as required by Section 6.2 of the Lease, and (iii) Tenant’s Representative has been and is the person most knowledgeable at Tenant about the Premises and the construction activities being conducted thereon or in connection therewith. Tenant further acknowledges and agrees that Lender is disbursing loan funds pursuant to the Draw Request in reliance on this Tenant’s Certificate and would not do so in the absence thereof.

2.         Tenant, or authorized signer, certifies that the statements made in this Tenant’s Certificate are true and has duly caused this Tenant’s Certificate to be signed on its behalf by the undersigned, thereunto duly authorized.

 

DATE:         “Tenant”  
      By:      


Exhibit “H”

Insurance Policies.

Tenant shall comply with the following insurance requirements:

(a) Insurance Policies During the Term . During the Term, Tenant, at its sole cost and expense, shall procure and maintain the insurance required pursuant to this Lease, including, without limitation, Article 13 hereof (“Tenant’s Insurance”), provided that all such insurance shall comply with the provisions of this Lease, including this Exhibit H. All policies of Tenant’s Insurance that are liability insurance policies shall name Lender as an additional insured and all policies of Tenant’s Insurance that are property insurance policies shall name Lender loss payee and shall contain such endorsements as Lender may require. None of the policies required in this Exhibit H shall contain a deductible, self-insured retention, retrospective premium or any other provision, which requires the payment of a sum in excess of Three Million Dollars ($3,000,000.00) so long as Tenant is Investment Grade, and Five Hundred Thousand Dollars $500,000.00) if and so as Tenant is less than Investment Grade. The property insurance coverage required under this Lease, including this Exhibit H may be effected under a blanket policy or policies covering the Premises and other property of Tenant, provided that Tenant shall provide Landlord and Lender either with a written officer’s certificate setting forth the premises address of each building covered by such blanket policy (provided that Lender and Tenant shall agree in writing to keep any such information confidential), and any sublimit in such blanket policy applicable to the Premises, or with a written officer’s certificate that the blanket property insurance coverage limits affording coverage for the Premises are sufficient to cover the combined replacement costs of any properties on the blanket policy that are located within a two (2) mile radius of the Premises and that in any case the blanket policy will provide the same protection as would a separate policy insuring only the Premises and otherwise comply with all other respects with the requirements of this Lease, including this Exhibit H.

(b) Form of Policy . All insurance required under this Exhibit H shall be fully paid for and be nonassessable, and the policies therefore shall contain such other provisions, endorsements and expiration dates, as Lender shall from time to time reasonably request, and shall be in such form, content and amounts, and be issued by such insurance companies having an A.M. Best rating of “ A-X ” or better and doing business in North Carolina (“State”), all as are satisfactory to Lender, or as otherwise provided and required by law. Without limiting the foregoing, each such policy shall contain a waiver of subrogation to all claims against Landlord, Tenant or Lender, and shall provide that the policy shall not be canceled, amended or materially altered (including by reduction in the scope or limits of coverage) without at least thirty (30) days prior written notice to Lender. All policies of insurance required by this Exhibit H shall contain an endorsement or agreement of the insurer that any loss payable to Lender in accordance with the terms thereof shall not be adversely affected by any act or negligence of Landlord or Tenant, which might otherwise result in the forfeiture of such insurance. Further, no such policy shall contain an exclusion for suits or other proceedings as between or among insured’s covered thereunder. All insurance required pursuant to this Exhibit H (other than liability insurance) shall contain a noncontributory standard mortgagee clause in favor of Lender.


(c) Duplicate Originals or Certificates . Tenant shall deposit with Lender duplicate original policies or other evidence of insurance satisfactory to Lender evidencing the insurance required under this Exhibit H and any additional insurance which shall be taken out on the Premises by Tenant, together with a certificate signed by each insurance company issuing same to the effect that the policies so delivered are true and accurate duplicates of the originals thereof. In addition, Tenant will deliver to Lender: (i) receipts evidencing payment of all premiums thereon; and, (ii) duplicate original renewal policies, a binder thereof or a property insurance certificate, with evidence reasonably satisfactory to Lender of payment of all premiums thereon prior to the time that any such payment would become delinquent. In lieu of the duplicate original policies provided herein to be delivered to Lender or other evidence of insurance as provided above, Grantor may deliver an underlyer of any blanket policy together with signed certificates from the issuing insurance company certifying that such underlyer truly and accurately reflects the insurance in place, and that such insurance is in full force and effect. In addition, such underlyer shall contain sufficient information to allow Lender to determine whether such policy complies with the requirements of this Exhibit H. Tenant acknowledges that its failure to provide a certificate or certificates of insurance evidencing all of the insurance requirements set forth in the Lease including this Exhibit H have been met shall not constitute a waiver by Lender of any of the requirements of Lender relating to insurance.

(d) No Separate Insurance . Tenant shall not carry separate or additional insurance concurrent in form or contributing in the event of loss with that required under this Exhibit H unless endorsed in favor of Lender in accordance with the requirements of this Exhibit H and otherwise approved by Lender in all respects.

(e) Transfer of Title . In connection with any foreclosure of the Deed of Trust or other transfer of title or assignment of the Premises by Lender or Trustee (as defined in the Deed of Trust) pursuant to their rights under the Deed of Trust, Tenant hereby authorizes Lender (if Lender shall so elect), without the consent of Tenant, to assign any and all insurance policies to the purchaser (which may be Lender) at the sale, and take such further or other action as Lender may deem necessary or advisable to cause the interests of said purchaser to be protected under any such insurance policies.

(f) Replacement Cost . For purposes of this Section, the term “full insurable value” shall mean the actual cost of replacing the property in question, without allowance for depreciation, as determined from time to time by Lender.


Exhibit “I”

STIPULATED LOSS VALUE


Exhibit I

Stipulated Loss Value Schedule

The Stipulated Loss Value Schedule shall be determined by Owner on the Rent Commencement Date as the sum of:

  A.

An amount equal to the initial loan balance for the Pacific Life Permanent Loan on the Rent Commencement Date, and thereafter on the first day of each succeeding month as the Permanent Loan is amortized in accordance with the terms of the Note and Building Loan Agreement; plus

  B.

An initial amount of $8,000,000 on the Rent Commencement Date and thereafter as accreted at 6% per annum, compounded monthly; plus

  C.

The Make-Whole Premium as required in the Note.

  D.

During the last 10 years of the Basic Lease Term the Stipulated Loss Amount shall not exceed $35,000,000

The Schedule below is an exemplar based upon an assumed initial Permanent Loan in the amount of $73,000,000 and an annual rate of 6.20% on the financing. The only variations in computing the final and actual Stipulated Loss Schedule are to replace:

(i)   the initial loan amount assumed to be $73,000,000 with the actual loan amount for the Permanent Loan; and

(ii)  the assumed monthly payment of $623,931 with the actual monthly payment

Exemplar of Stipulated Loss Value Schedule: Actual will vary based upon Actual Permanent Loan Amount and the Actual Annual Rate on Financing

 

1. Assumed annual rate on financing:

     6.20%   

10 Year Treasury Rate

     3.95%   

Spread to Determine Rate

     2.25%   

2. Assumed Initial Amount of Permanent Loan

   $ 73,000,000   

3. Annual Payments

   $ 7,487,173   

 4. The Stipulated Loss Value as shown below does not include the Lender’s Make-Whole Premium.

NOTE: THE TABLE BELOW IS ONLY FOR EXAMPLE PURPOSES

 

Exemplar of  Pacific Life Loan Amortization Schedule (not actual)           Owner Coverage         Stipulated Loss

First Day

of Month

     Beginning
Balance
    

Interest

on Prior
Balance at
6.20%

     Monthly
Payment
    Ending
Balance
          Beginning
Balance
  

Accretion at

6%

   Ending
Balance
       

Value At Beginning

of Month (Not
Including Make-Whole

Premium, If Any)

          1         73,000,000         377,167         (623,931     72,753,236          $          8,000,000    $        40,000    $        8,040,000       $            81,000,000
          2         72,753,236         375,892         (623,931     72,505,196          $          8,040,000    $        40,200    $        8,080,200       $            80,793,236
          3         72,505,196         374,610         (623,931     72,255,875          $          8,080,200    $        40,401    $        8,120,601       $            80,585,396
          4         72,255,875         373,322         (623,931     72,005,266          $          8,120,601    $        40,603    $        8,161,204       $            80,376,476
          5         72,005,266         372,027         (623,931     71,753,362          $          8,161,204    $        40,806    $        8,202,010       $            80,166,470
          6         71,753,362         370,726         (623,931     71,500,157          $          8,202,010    $        41,010    $        8,243,020       $            79,955,372
          7         71,500,157         369,417         (623,931     71,245,643          $          8,243,020    $        41,215    $        8,284,235       $            79,743,177
          8         71,245,643         368,102         (623,931     70,989,815          $          8,284,235    $        41,421    $        8,325,656       $            79,529,878
          9         70,989,815         366,781         (623,931     70,732,664          $          8,325,656    $        41,628    $        8,367,285       $            79,315,471
          10         70,732,664         365,452         (623,931     70,474,185          $          8,367,285    $        41,836    $        8,409,121       $            79,099,949
          11         70,474,185         364,117         (623,931     70,214,371          $          8,409,121    $        42,046    $        8,451,167       $            78,883,306
          12         70,214,371         362,774         (623,931     69,953,214          $          8,451,167    $        42,256    $        8,493,422       $            78,665,537
          13         69,953,214         361,425         (623,931     69,690,708          $          8,493,422    $        42,467    $        8,535,890       $            78,446,636
          14         69,690,708         360,069         (623,931     69,426,845          $          8,535,890    $        42,679    $        8,578,569       $            78,226,597
          15         69,426,845         358,705         (623,931     69,161,619          $          8,578,569    $        42,893    $        8,621,462       $            78,005,414
          16         69,161,619         357,335         (623,931     68,895,023          $          8,621,462    $        43,107    $        8,664,569       $            77,783,081
          17         68,895,023         355,958         (623,931     68,627,050          $          8,664,569    $        43,323    $        8,707,892       $            77,559,593
          18         68,627,050         354,573         (623,931     68,357,692          $          8,707,892    $        43,539    $        8,751,432       $            77,334,942
          19         68,357,692         353,181         (623,931     68,086,942          $          8,751,432    $        43,757    $        8,795,189       $            77,109,123
          20         68,086,942         351,783         (623,931     67,814,794          $          8,795,189    $        43,976    $        8,839,165       $            76,882,131
          21         67,814,794         350,376         (623,931     67,541,239          $          8,839,165    $        44,196    $        8,883,360       $            76,653,958
          22         67,541,239         348,963         (623,931     67,266,271          $          8,883,360    $        44,417    $        8,927,777       $            76,424,599
          23         67,266,271         347,542         (623,931     66,989,882          $          8,927,777    $        44,639    $        8,972,416       $            76,194,048
          24         66,989,882         346,114         (623,931     66,712,065          $          8,972,416    $        44,862    $        9,017,278       $            75,962,298
          25         66,712,065         344,679         (623,931     66,432,813          $          9,017,278    $        45,086    $        9,062,365       $            75,729,344


   

26

   66,432,813    343,236    (623,931)    66,152,118             $     9,062,365       $     45,312       $     9,107,676            $             75,495,178   
   

27

   66,152,118    341,786    (623,931)    65,869,973             $ 9,107,676       $ 45,538       $ 9,153,215            $ 75,259,795   
   

28

   65,869,973    340,328    (623,931)    65,586,370             $ 9,153,215       $ 45,766       $ 9,198,981            $ 75,023,188   
   

29

   65,586,370    338,863    (623,931)    65,301,302             $ 9,198,981       $ 45,995       $ 9,244,976            $ 74,785,351   
   

30

   65,301,302    337,390    (623,931)    65,014,761             $ 9,244,976       $ 46,225       $ 9,291,201            $ 74,546,278   
   

31

   65,014,761    335,910    (623,931)    64,726,739             $ 9,291,201       $ 46,456       $ 9,337,657            $ 74,305,962   
   

32

   64,726,739    334,421    (623,931)    64,437,230             $ 9,337,657       $ 46,688       $ 9,384,345            $ 74,064,396   
   

33

   64,437,230    332,926    (623,931)    64,146,224             $ 9,384,345       $ 46,922       $ 9,431,267            $ 73,821,575   
   

34

   64,146,224    331,422    (623,931)    63,853,715             $ 9,431,267       $ 47,156       $ 9,478,423            $ 73,577,491   
   

35

   63,853,715    329,911    (623,931)    63,559,695             $ 9,478,423       $ 47,392       $ 9,525,815            $ 73,332,138   
   

36

   63,559,695    328,392    (623,931)    63,264,156             $ 9,525,815       $ 47,629       $ 9,573,444            $ 73,085,510   
   

37

   63,264,156    326,865    (623,931)    62,967,090             $ 9,573,444       $ 47,867       $ 9,621,311            $ 72,837,600   
   

38

   62,967,090    325,330    (623,931)    62,668,488             $ 9,621,311       $ 48,107       $ 9,669,418            $ 72,588,401   
   

39

   62,668,488    323,787    (623,931)    62,368,345             $ 9,669,418       $ 48,347       $ 9,717,765            $ 72,337,906   
   

40

   62,368,345    322,236    (623,931)    62,066,650             $ 9,717,765       $ 48,589       $ 9,766,354            $ 72,086,110   
   

41

   62,066,650    320,678    (623,931)    61,763,396             $ 9,766,354       $ 48,832       $ 9,815,186            $ 71,833,004   
   

42

   61,763,396    319,111    (623,931)    61,458,576             $ 9,815,186       $ 49,076       $ 9,864,262            $ 71,578,582   
   

43

   61,458,576    317,536    (623,931)    61,152,181             $ 9,864,262       $ 49,321       $ 9,913,583            $ 71,322,838   
   

44

   61,152,181    315,953    (623,931)    60,844,203             $ 9,913,583       $ 49,568       $ 9,963,151            $ 71,065,764   
   

45

   60,844,203    314,362    (623,931)    60,534,633             $ 9,963,151       $ 49,816       $ 10,012,967            $ 70,807,354   
   

46

   60,534,633    312,762    (623,931)    60,223,465             $ 10,012,967       $ 50,065       $ 10,063,031            $ 70,547,600   
   

47

   60,223,465    311,155    (623,931)    59,910,688             $ 10,063,031       $ 50,315       $ 10,113,347            $ 70,286,496   
   

48

   59,910,688    309,539    (623,931)    59,596,296             $ 10,113,347       $ 50,567       $ 10,163,913            $ 70,024,035   
   

49

   59,596,296    307,914    (623,931)    59,280,279             $ 10,163,913       $ 50,820       $ 10,214,733            $ 69,760,209   
   

50

   59,280,279    306,281    (623,931)    58,962,629             $ 10,214,733       $ 51,074       $ 10,265,807            $ 69,495,011   
   

51

   58,962,629    304,640    (623,931)    58,643,338             $ 10,265,807       $ 51,329       $ 10,317,136            $ 69,228,435   
   

52

   58,643,338    302,991    (623,931)    58,322,398             $ 10,317,136       $ 51,586       $ 10,368,721            $ 68,960,474   
   

53

   58,322,398    301,332    (623,931)    57,999,799             $ 10,368,721       $ 51,844       $ 10,420,565            $ 68,691,119   
   

54

   57,999,799    299,666    (623,931)    57,675,533             $ 10,420,565       $ 52,103       $ 10,472,668            $ 68,420,364   
   

55

   57,675,533    297,990    (623,931)    57,349,592             $ 10,472,668       $ 52,363       $ 10,525,031            $ 68,148,201   
   

56

   57,349,592    296,306    (623,931)    57,021,968             $ 10,525,031       $ 52,625       $ 10,577,656            $ 67,874,623   
   

57

   57,021,968    294,613    (623,931)    56,692,650             $ 10,577,656       $ 52,888       $ 10,630,544            $ 67,599,624   
   

58

   56,692,650    292,912    (623,931)    56,361,631             $ 10,630,544       $ 53,153       $ 10,683,697            $ 67,323,194   
   

59

   56,361,631    291,202    (623,931)    56,028,902             $ 10,683,697       $ 53,418       $ 10,737,116            $ 67,045,328   
   

60

   56,028,902    289,483    (623,931)    55,694,453             $ 10,737,116       $ 53,686       $ 10,790,801            $ 66,766,017   
   

61

   55,694,453    287,755    (623,931)    55,358,277             $ 10,790,801       $ 53,954       $ 10,844,755            $ 66,485,254   
   

62

   55,358,277    286,018    (623,931)    55,020,363             $ 10,844,755       $ 54,224       $ 10,898,979            $ 66,203,032   
   

63

   55,020,363    284,272    (623,931)    54,680,704             $ 10,898,979       $ 54,495       $ 10,953,474            $ 65,919,342   
   

64

   54,680,704    282,517    (623,931)    54,339,290             $ 10,953,474       $ 54,767       $ 11,008,241            $ 65,634,178   
   

65

   54,339,290    280,753    (623,931)    53,996,112             $ 11,008,241       $ 55,041       $ 11,063,282            $ 65,347,531   
   

66

   53,996,112    278,980    (623,931)    53,651,161             $ 11,063,282       $ 55,316       $ 11,118,599            $ 65,059,394   
   

67

   53,651,161    277,198    (623,931)    53,304,427             $ 11,118,599       $ 55,593       $ 11,174,192            $ 64,769,759   
   

68

   53,304,427    275,406    (623,931)    52,955,902             $ 11,174,192       $ 55,871       $ 11,230,063            $ 64,478,619   
   

69

   52,955,902    273,605    (623,931)    52,605,577             $ 11,230,063       $ 56,150       $ 11,286,213            $ 64,185,965   
   

70

   52,605,577    271,795    (623,931)    52,253,441             $ 11,286,213       $ 56,431       $ 11,342,644            $ 63,891,790   
   

71

   52,253,441    269,976    (623,931)    51,899,486             $ 11,342,644       $ 56,713       $ 11,399,357            $ 63,596,085   
   

72

   51,899,486    268,147    (623,931)    51,543,702             $ 11,399,357       $ 56,997       $ 11,456,354            $ 63,298,843   
   

73

   51,543,702    266,309    (623,931)    51,186,080             $ 11,456,354       $ 57,282       $ 11,513,636            $ 63,000,056   
   

74

   51,186,080    264,461    (623,931)    50,826,611             $ 11,513,636       $ 57,568       $ 11,571,204            $ 62,699,716   
   

75

   50,826,611    262,604    (623,931)    50,465,284             $ 11,571,204       $ 57,856       $ 11,629,060            $ 62,397,815   
   

76

   50,465,284    260,737    (623,931)    50,102,090             $ 11,629,060       $ 58,145       $ 11,687,206            $ 62,094,344   
   

77

   50,102,090    258,861    (623,931)    49,737,019             $ 11,687,206       $ 58,436       $ 11,745,642            $ 61,789,295   
   

78

   49,737,019    256,975    (623,931)    49,370,063             $ 11,745,642       $ 58,728       $ 11,804,370            $ 61,482,661   
   

79

   49,370,063    255,079    (623,931)    49,001,210             $ 11,804,370       $ 59,022       $ 11,863,392            $ 61,174,433   
   

80

   49,001,210    253,173    (623,931)    48,630,452             $ 11,863,392       $ 59,317       $ 11,922,709            $ 60,864,602   
   

81

   48,630,452    251,257    (623,931)    48,257,779             $ 11,922,709       $ 59,614       $ 11,982,322            $ 60,553,161   
   

82

   48,257,779    249,332    (623,931)    47,883,179             $ 11,982,322       $ 59,912       $ 12,042,234            $ 60,240,101   
   

83

   47,883,179    247,396    (623,931)    47,506,645             $ 12,042,234       $ 60,211       $ 12,102,445            $ 59,925,413   
   

84

   47,506,645    245,451    (623,931)    47,128,164             $ 12,102,445       $ 60,512       $ 12,162,957            $ 59,609,089   
   

85

   47,128,164    243,496    (623,931)    46,747,729             $ 12,162,957       $ 60,815       $ 12,223,772            $ 59,291,122   
   

86

   46,747,729    241,530    (623,931)    46,365,328             $ 12,223,772       $ 61,119       $ 12,284,891            $ 58,971,501   
   

87

   46,365,328    239,554    (623,931)    45,980,951             $ 12,284,891       $ 61,424       $ 12,346,315            $ 58,650,218   
   

88

   45,980,951    237,568    (623,931)    45,594,588             $ 12,346,315       $ 61,732       $ 12,408,047            $ 58,327,266   
   

89

   45,594,588    235,572    (623,931)    45,206,229             $ 12,408,047       $ 62,040       $ 12,470,087            $ 58,002,635   
   

90

   45,206,229    233,566    (623,931)    44,815,863             $ 12,470,087       $ 62,350       $ 12,532,437            $ 57,676,316   
   

91

   44,815,863    231,549    (623,931)    44,423,481             $ 12,532,437       $ 62,662       $ 12,595,100            $ 57,348,301   


   

92

   44,423,481    229,521    (623,931)    44,029,071             $     12,595,100       $     62,975       $     12,658,075            $             57,018,580   
   

93

   44,029,071    227,484    (623,931)    43,632,623             $ 12,658,075       $ 63,290       $ 12,721,365            $ 56,687,146   
   

94

   43,632,623    225,435    (623,931)    43,234,127             $ 12,721,365       $ 63,607       $ 12,784,972            $ 56,353,989   
   

95

   43,234,127    223,376    (623,931)    42,833,573             $ 12,784,972       $ 63,925       $ 12,848,897            $ 56,019,100   
   

96

   42,833,573    221,307    (623,931)    42,430,948             $ 12,848,897       $ 64,244       $ 12,913,142            $ 55,682,470   
   

97

   42,430,948    219,227    (623,931)    42,026,244             $ 12,913,142       $ 64,566       $ 12,977,707            $ 55,344,090   
   

98

   42,026,244    217,136    (623,931)    41,619,448             $ 12,977,707       $ 64,889       $ 13,042,596            $ 55,003,951   
   

99

   41,619,448    215,034    (623,931)    41,210,551             $ 13,042,596       $ 65,213       $ 13,107,809            $ 54,662,044   
   

100

   41,210,551    212,921    (623,931)    40,799,541             $ 13,107,809       $ 65,539       $ 13,173,348            $ 54,318,360   
   

101

   40,799,541    210,798    (623,931)    40,386,408             $ 13,173,348       $ 65,867       $ 13,239,215            $ 53,972,889   
   

102

   40,386,408    208,663    (623,931)    39,971,140             $ 13,239,215       $ 66,196       $ 13,305,411            $ 53,625,622   
   

103

   39,971,140    206,518    (623,931)    39,553,726             $ 13,305,411       $ 66,527       $ 13,371,938            $ 53,276,550   
   

104

   39,553,726    204,361    (623,931)    39,134,156             $ 13,371,938       $ 66,860       $ 13,438,797            $ 52,925,664   
   

105

   39,134,156    202,193    (623,931)    38,712,418             $ 13,438,797       $ 67,194       $ 13,505,991            $ 52,572,953   
   

106

   38,712,418    200,014    (623,931)    38,288,501             $ 13,505,991       $ 67,530       $ 13,573,521            $ 52,218,409   
   

107

   38,288,501    197,824    (623,931)    37,862,394             $ 13,573,521       $ 67,868       $ 13,641,389            $ 51,862,022   
   

108

   37,862,394    195,622    (623,931)    37,434,085             $ 13,641,389       $ 68,207       $ 13,709,596            $ 51,503,783   
   

109

   37,434,085    193,409    (623,931)    37,003,563             $ 13,709,596       $ 68,548       $ 13,778,144            $ 51,143,681   
   

110

   37,003,563    191,185    (623,931)    36,570,817             $ 13,778,144       $ 68,891       $ 13,847,035            $ 50,781,707   
   

111

   36,570,817    188,949    (623,931)    36,135,835             $ 13,847,035       $ 69,235       $ 13,916,270            $ 50,417,852   
   

112

   36,135,835    186,702    (623,931)    35,698,606             $ 13,916,270       $ 69,581       $ 13,985,851            $ 50,052,105   
   

113

   35,698,606    184,443    (623,931)    35,259,118             $ 13,985,851       $ 69,929       $ 14,055,780            $ 49,684,457   
   

114

   35,259,118    182,172    (623,931)    34,817,359             $ 14,055,780       $ 70,279       $ 14,126,059            $ 49,314,898   
   

115

   34,817,359    179,890    (623,931)    34,373,317             $ 14,126,059       $ 70,630       $ 14,196,690            $ 48,943,418   
   

116

   34,373,317    177,595    (623,931)    33,926,982             $ 14,196,690       $ 70,983       $ 14,267,673            $ 48,570,007   
   

117

   33,926,982    175,289    (623,931)    33,478,340             $ 14,267,673       $ 71,338       $ 14,339,011            $ 48,194,655   
   

118

   33,478,340    172,971    (623,931)    33,027,380             $ 14,339,011       $ 71,695       $ 14,410,707            $ 47,817,351   
   

119

   33,027,380    170,641    (623,931)    32,574,091             $ 14,410,707       $ 72,054       $ 14,482,760            $ 47,438,087   
   

120

   32,574,091    168,299    (623,931)    32,118,459             $ 14,482,760       $ 72,414       $ 14,555,174            $ 47,056,851   
   

121

   32,118,459    165,945    (623,931)    31,660,473             $ 14,555,174       $ 72,776       $ 14,627,950            $ 46,673,633   
   

122

   31,660,473    163,579    (623,931)    31,200,121             $ 14,627,950       $ 73,140       $ 14,701,089            $ 46,288,423   
   

123

   31,200,121    161,201    (623,931)    30,737,391             $ 14,701,089       $ 73,505       $ 14,774,595            $ 45,901,211   
   

124

   30,737,391    158,810    (623,931)    30,272,269             $ 14,774,595       $ 73,873       $ 14,848,468            $ 45,511,986   
   

125

   30,272,269    156,407    (623,931)    29,804,745             $ 14,848,468       $ 74,242       $ 14,922,710            $ 45,120,737   
   

126

   29,804,745    153,991    (623,931)    29,334,805             $ 14,922,710       $ 74,614       $ 14,997,324            $ 44,727,455   
   

127

   29,334,805    151,563    (623,931)    28,862,437             $ 14,997,324       $ 74,987       $ 15,072,310            $ 44,332,129   
   

128

   28,862,437    149,123    (623,931)    28,387,629             $ 15,072,310       $ 75,362       $ 15,147,672            $ 43,934,748   
   

129

   28,387,629    146,669    (623,931)    27,910,367             $ 15,147,672       $ 75,738       $ 15,223,410            $ 43,535,301   
   

130

   27,910,367    144,204    (623,931)    27,430,639             $ 15,223,410       $ 76,117       $ 15,299,527            $ 43,133,777   
   

131

   27,430,639    141,725    (623,931)    26,948,433             $ 15,299,527       $ 76,498       $ 15,376,025            $ 42,730,167   
   

132

   26,948,433    139,234    (623,931)    26,463,736             $ 15,376,025       $ 76,880       $ 15,452,905            $ 42,324,458   
   

133

   26,463,736    136,729    (623,931)    25,976,534             $ 15,452,905       $ 77,265       $ 15,530,170            $ 41,916,641   
   

134

   25,976,534    134,212    (623,931)    25,486,815             $ 15,530,170       $ 77,651       $ 15,607,821            $ 41,506,704   
   

135

   25,486,815    131,682    (623,931)    24,994,566             $ 15,607,821       $ 78,039       $ 15,685,860            $ 41,094,635   
   

136

   24,994,566    129,139    (623,931)    24,499,773             $ 15,685,860       $ 78,429       $ 15,764,289            $ 40,680,425   
   

137

   24,499,773    126,582    (623,931)    24,002,424             $ 15,764,289       $ 78,821       $ 15,843,110            $ 40,264,062   
   

138

   24,002,424    124,013    (623,931)    23,502,506             $ 15,843,110       $ 79,216       $ 15,922,326            $ 39,845,535   
   

139

   23,502,506    121,430    (623,931)    23,000,004             $ 15,922,326       $ 79,612       $ 16,001,938            $ 39,424,832   
   

140

   23,000,004    118,833    (623,931)    22,494,906             $ 16,001,938       $ 80,010       $ 16,081,947            $ 39,001,942   
   

141

   22,494,906    116,224    (623,931)    21,987,199             $ 16,081,947       $ 80,410       $ 16,162,357            $ 38,576,854   
   

142

   21,987,199    113,601    (623,931)    21,476,868             $ 16,162,357       $ 80,812       $ 16,243,169            $ 38,149,556   
   

143

   21,476,868    110,964    (623,931)    20,963,901             $ 16,243,169       $ 81,216       $ 16,324,385            $ 37,720,037   
   

144

   20,963,901    108,313    (623,931)    20,448,283             $ 16,324,385       $ 81,622       $ 16,406,007            $ 37,288,286   
   

145

   20,448,283    105,649    (623,931)    19,930,002             $ 16,406,007       $ 82,030       $ 16,488,037            $ 36,854,290   
   

146

   19,930,002    102,972    (623,931)    19,409,042             $ 16,488,037       $ 82,440       $ 16,570,477            $ 36,418,038   
   

147

   19,409,042    100,280    (623,931)    18,885,391             $ 16,570,477       $ 82,852       $ 16,653,329            $ 35,979,519   
   

148

   18,885,391    97,575    (623,931)    18,359,035             $ 16,653,329       $ 83,267       $ 16,736,596            $ 35,538,720   
   

149

   18,359,035    94,855    (623,931)    17,829,959             $ 16,736,596       $ 83,683       $ 16,820,279            $ 35,095,630   
   

150

   17,829,959    92,121    (623,931)    17,298,149             $ 16,820,279       $ 84,101       $ 16,904,380            $ 34,650,237   
   

151

   17,298,149    89,374    (623,931)    16,763,592             $ 16,904,380       $ 84,522       $ 16,988,902            $ 34,202,529   
   

152

   16,763,592    86,612    (623,931)    16,226,272             $ 16,988,902       $ 84,945       $ 17,073,847            $ 33,752,494   
   

153

   16,226,272    83,836    (623,931)    15,686,177             $ 17,073,847       $ 85,369       $ 17,159,216            $ 33,300,119   
   

154

   15,686,177    81,045    (623,931)    15,143,291             $ 17,159,216       $ 85,796       $ 17,245,012            $ 32,845,393   
   

155

   15,143,291    78,240    (623,931)    14,597,600             $ 17,245,012       $ 86,225       $ 17,331,237            $ 32,388,303   
   

156

   14,597,600    75,421    (623,931)    14,049,090             $ 17,331,237       $ 86,656       $ 17,417,893            $ 31,928,837   
   

157

   14,049,090    72,587    (623,931)    13,497,746             $ 17,417,893       $ 87,089       $ 17,504,983            $ 31,466,983   


   

158

   13,497,746    69,738    (623,931)    12,943,553             $     17,504,983       $     87,525       $     17,592,507            $             31,002,729   
   

159

   12,943,553    66,875    (623,931)    12,386,497             $ 17,592,507       $ 87,963       $ 17,680,470            $ 30,536,061   
   

160

   12,386,497    63,997    (623,931)    11,826,563             $ 17,680,470       $ 88,402       $ 17,768,872            $ 30,066,967   
   

161

   11,826,563    61,104    (623,931)    11,263,736             $ 17,768,872       $ 88,844       $ 17,857,717            $ 29,595,435   
   

162

   11,263,736    58,196    (623,931)    10,698,001             $ 17,857,717       $ 89,289       $ 17,947,005            $ 29,121,452   
   

163

   10,698,001    55,273    (623,931)    10,129,343             $ 17,947,005       $ 89,735       $ 18,036,740            $ 28,645,006   
   

164

   10,129,343    52,335    (623,931)    9,557,746             $ 18,036,740       $ 90,184       $ 18,126,924            $ 28,166,083   
   

165

   9,557,746    49,382    (623,931)    8,983,197             $ 18,126,924       $ 90,635       $ 18,217,559            $ 27,684,670   
   

166

   8,983,197    46,413    (623,931)    8,405,679             $ 18,217,559       $ 91,088       $ 18,308,646            $ 27,200,756   
   

167

   8,405,679    43,429    (623,931)    7,825,177             $ 18,308,646       $ 91,543       $ 18,400,190            $ 26,714,325   
   

168

   7,825,177    40,430    (623,931)    7,241,676             $ 18,400,190       $ 92,001       $ 18,492,191            $ 26,225,367   
   

169

   7,241,676    37,415    (623,931)    6,655,160             $ 18,492,191       $ 92,461       $ 18,584,652            $ 25,733,867   
   

170

   6,655,160    34,385    (623,931)    6,065,614             $ 18,584,652       $ 92,923       $ 18,677,575            $ 25,239,812   
   

171

   6,065,614    31,339    (623,931)    5,473,022             $ 18,677,575       $ 93,388       $ 18,770,963            $ 24,743,189   
   

172

   5,473,022    28,277    (623,931)    4,877,368             $ 18,770,963       $ 93,855       $ 18,864,818            $ 24,243,985   
   

173

   4,877,368    25,200    (623,931)    4,278,637             $ 18,864,818       $ 94,324       $ 18,959,142            $ 23,742,186   
   

174

   4,278,637    22,106    (623,931)    3,676,812             $ 18,959,142       $ 94,796       $ 19,053,937            $ 23,237,779   
   

175

   3,676,812    18,997    (623,931)    3,071,878             $ 19,053,937       $ 95,270       $ 19,149,207            $ 22,730,749   
   

176

   3,071,878    15,871    (623,931)    2,463,818             $ 19,149,207       $ 95,746       $ 19,244,953            $ 22,221,085   
   

177

   2,463,818    12,730    (623,931)    1,852,617             $ 19,244,953       $ 96,225       $ 19,341,178            $ 21,708,771   
   

178

   1,852,617    9,512    (623,931)    1,238,257             $ 19,341,178       $ 96,706       $ 19,437,884            $ 21,193,795   
   

179

   1,238,257    6,398    (623,931)    620,724             $ 19,437,884       $ 97,189       $ 19,535,073            $ 20,676,141   
   

180

   620,724    3,207    (623,931)    0             $ 19,535,073       $ 97,675       $ 19,632,748            $ 20,155,797   
   

181

   0    0    0    0             $ 19,632,748       $ 98,164       $ 19,730,912            $ 19,632,748   
   

182

   0    0    0    0             $ 19,730,912       $ 98,655       $ 19,829,567            $ 19,730,912   
   

183

   0    0    0    0             $ 19,829,567       $ 99,148       $ 19,928,715            $ 19,829,567   
   

184

   0    0    0    0             $ 19,928,715       $ 99,644       $ 20,028,358            $ 19,928,715   
   

185

   0    0    0    0             $ 20,028,358       $ 100,142       $ 20,128,500            $ 20,028,358   
   

186

   0    0    0    0             $ 20,128,500       $ 100,642       $ 20,229,142            $ 20,128,500   
   

187

   0    0    0    0             $ 20,229,142       $ 101,146       $ 20,330,288            $ 20,229,142   
   

188

   0    0    0    0             $ 20,330,288       $ 101,651       $ 20,431,940            $ 20,330,288   
   

189

   0    0    0    0             $ 20,431,940       $ 102,160       $ 20,534,099            $ 20,431,940   
   

190

   0    0    0    0             $ 20,534,099       $ 102,670       $ 20,636,770            $ 20,534,099   
   

191

   0    0    0    0             $ 20,636,770       $ 103,184       $ 20,739,954            $ 20,636,770   
   

192

   0    0    0    0             $ 20,739,954       $ 103,700       $ 20,843,653            $ 20,739,954   
   

193

   0    0    0    0             $ 20,843,653       $ 104,218       $ 20,947,872            $ 20,843,653   
   

194

   0    0    0    0             $ 20,947,872       $ 104,739       $ 21,052,611            $ 20,947,872   
   

195

   0    0    0    0             $ 21,052,611       $ 105,263       $ 21,157,874            $ 21,052,611   
   

196

   0    0    0    0             $ 21,157,874       $ 105,789       $ 21,263,664            $ 21,157,874   
   

197

   0    0    0    0             $ 21,263,664       $ 106,318       $ 21,369,982            $ 21,263,664   
   

198

   0    0    0    0             $ 21,369,982       $ 106,850       $ 21,476,832            $ 21,369,982   
   

199

   0    0    0    0             $ 21,476,832       $ 107,384       $ 21,584,216            $ 21,476,832   
   

200

   0    0    0    0             $ 21,584,216       $ 107,921       $ 21,692,137            $ 21,584,216   
   

201

   0    0    0    0             $ 21,692,137       $ 108,461       $ 21,800,598            $ 21,692,137   
   

202

   0    0    0    0             $ 21,800,598       $ 109,003       $ 21,909,601            $ 21,800,598   
   

203

   0    0    0    0             $ 21,909,601       $ 109,548       $ 22,019,149            $ 21,909,601   
   

204

   0    0    0    0             $ 22,019,149       $ 110,096       $ 22,129,244            $ 22,019,149   
   

205

   0    0    0    0             $ 22,129,244       $ 110,646       $ 22,239,891            $ 22,129,244   
   

206

   0    0    0    0             $ 22,239,891       $ 111,199       $ 22,351,090            $ 22,239,891   
   

207

   0    0    0    0             $ 22,351,090       $ 111,755       $ 22,462,846            $ 22,351,090   
   

208

   0    0    0    0             $ 22,462,846       $ 112,314       $ 22,575,160            $ 22,462,846   
   

209

   0    0    0    0             $ 22,575,160       $ 112,876       $ 22,688,036            $ 22,575,160   
   

210

   0    0    0    0             $ 22,688,036       $ 113,440       $ 22,801,476            $ 22,688,036   
   

211

   0    0    0    0             $ 22,801,476       $ 114,007       $ 22,915,483            $ 22,801,476   
   

212

   0    0    0    0             $ 22,915,483       $ 114,577       $ 23,030,061            $ 22,915,483   
   

213

   0    0    0    0             $ 23,030,061       $ 115,150       $ 23,145,211            $ 23,030,061   
   

214

   0    0    0    0             $ 23,145,211       $ 115,726       $ 23,260,937            $ 23,145,211   
   

215

   0    0    0    0             $ 23,260,937       $ 116,305       $ 23,377,242            $ 23.260,937   
   

216

   0    0    0    0             $ 23,377,242       $ 116,886       $ 23,494,128            $ 23,377,242   
   

217

   0    0    0    0             $ 23,494,128       $ 117,471       $ 23,611,598            $ 23,494,128   
   

218

   0    0    0    0             $ 23,611,598       $ 118,058       $ 23,729,656            $ 23,611,598   
   

219

   0    0    0    0             $ 23,729,656       $ 118,648       $ 23,848,305            $ 23,729,656   
   

220

   0    0    0    0             $ 23,848,305       $ 119,242       $ 23,967,546            $ 23,848,305   
   

221

   0    0    0    0             $ 23,967,546       $ 119,838       $ 24,087,384            $ 23,967,546   
   

222

   0    0    0    0             $ 24,087,384       $ 120,437       $ 24,207,821            $ 24,087,384   
   

223

   0    0    0    0             $ 24,207,821       $ 121,039       $ 24,328,860            $ 24,207,821   


   

224

   0    0    0    0             $     24,328,860       $     121,644       $     24,450,504            $             24,328,860   
   

225

   0    0    0    0             $ 24,450,504       $ 122,253       $ 24,572,757            $ 24,450,504   
   

226

   0    0    0    0             $ 24,572,757       $ 122,864       $ 24,695,621            $ 24,572,757   
   

227

   0    0    0    0             $ 24,695,621       $ 123,478       $ 24,819,099            $ 24,695,621   
   

228

   0    0    0    0             $ 24,819,099       $ 124,095       $ 24,943,194            $ 24,819,099   
   

229

   0    0    0    0             $ 24,943,194       $ 124,716       $ 25,067,910            $ 24,943,194   
   

230

   0    0    0    0             $ 25,067,910       $ 125,340       $ 25,193,250            $ 25,067,910   
   

231

   0    0    0    0             $ 25,193,250       $ 125,966       $ 25,319,216            $ 25,193,250   
   

232

   0    0    0    0             $ 25,319,216       $ 126,596       $ 25,445,812            $ 25,319,216   
   

233

   0    0    0    0             $ 25,445,812       $ 127,229       $ 25,573,041            $ 25,445,812   
   

234

   0    0    0    0             $ 25,573,041       $ 127,865       $ 25,700,906            $ 25,573,041   
   

235

   0    0    0    0             $ 25,700,906       $ 128,505       $ 25,829,411            $ 25,700,906   
   

236

   0    0    0    0             $ 25,829,411       $ 129,147       $ 25,958,558            $ 25,829,411   
   

237

   0    0    0    0             $ 25,958,558       $ 129,793       $ 26,088,351            $ 25,958,558   
   

238

   0    0    0    0             $ 26,088,351       $ 130,442       $ 26,218,792            $ 26,088,351   
   

239

   0    0    0    0             $ 26,218,792       $ 131,094       $ 26,349,886            $ 26,218,792   
   

240

   0    0    0    0             $ 26,349,886       $ 131,749       $ 26,481,636            $ 26,349,886   
   

241

   0    0    0    0             $ 26,481,636       $ 132,408       $ 26,614,044            $ 26,481,636   
   

242

   0    0    0    0             $ 26,614,044       $ 133,070       $ 26,747,114            $ 26,614,044   
   

243

   0    0    0    0             $ 26,747,114       $ 133,736       $ 26,880,850            $ 26,747,114   
   

244

   0    0    0    0             $ 26,880,850       $ 134,404       $ 27,015,254            $ 26,880,850   
   

245

   0    0    0    0             $ 27,015,254       $ 135,076       $ 27,150,330            $ 27,015,254   
   

246

   0    0    0    0             $ 27,150,330       $ 135,752       $ 27,286,082            $ 27,150,330   
   

247

   0    0    0    0             $ 27,286,082       $ 136,430       $ 27,422,512            $ 27,286,082   
   

248

   0    0    0    0             $ 27,422,512       $ 137,113       $ 27,559,625            $ 27,422,512   
   

249

   0    0    0    0             $ 27,559,625       $ 137,798       $ 27,697,423            $ 27,559,625   
   

250

   0    0    0    0             $ 27,697,423       $ 138,487       $ 27,835,910            $ 27,697,423   
   

251

   0    0    0    0             $ 27,835,910       $ 139,180       $ 27,975,090            $ 27,835,910   
   

252

   0    0    0    0             $ 27,975,090       $ 139,875       $ 28,114,965            $ 27,975,090   
   

253

   0    0    0    0             $ 28,114,965       $ 140,575       $ 28,255,540            $ 28,114,965   
   

254

   0    0    0    0             $ 28,255,540       $ 141,278       $ 28,396,818            $ 28,255,540   
   

255

   0    0    0    0             $ 28,396,818       $ 141,984       $ 28,538,802            $ 28,396,818   
   

256

   0    0    0    0             $ 28,538,802       $ 142,694       $ 28,681,496            $ 28,538,802   
   

257

   0    0    0    0             $ 28,681,496       $ 143,407       $ 28,824,903            $ 28,681,496   
   

258

   0    0    0    0             $ 28,824,903       $ 144,125       $ 28,969,028            $ 28,824,903   
   

259

   0    0    0    0             $ 28,969,028       $ 144,845       $ 29,113,873            $ 28,969,028   
   

260

   0    0    0    0             $ 29,113,873       $ 145,569       $ 29,259,442            $ 29,113,873   
   

261

   0    0    0    0             $ 29,259,442       $ 146,297       $ 29,405,739            $ 29,259,442   
   

262

   0    0    0    0             $ 29,405,739       $ 147,029       $ 29,552,768            $ 29,405,739   
   

263

   0    0    0    0             $ 29,552,768       $ 147,764       $ 29,700,532            $ 29,552,768   
   

264

   0    0    0    0             $ 29,700,532       $ 148,503       $ 29,849,035            $ 29,700,532   
   

265

   0    0    0    0             $ 29,849,035       $ 149,245       $ 29,998,280            $ 29,849,035   
   

266

   0    0    0    0             $ 29,998,280       $ 149,991       $ 30,148,271            $ 29,998,280   
   

267

   0    0    0    0             $ 30,148,271       $ 150,741       $ 30,299,013            $ 30,148,271   
   

268

   0    0    0    0             $ 30,299,013       $ 151,495       $ 30,450,508            $ 30,299,013   
   

269

   0    0    0    0             $ 30,450,508       $ 152,253       $ 30,602,760            $ 30,450,508   
   

270

   0    0    0    0             $ 30,602,760       $ 153,014       $ 30,755,774            $ 30,602,760   
   

271

   0    0    0    0             $ 30,755,774       $ 153,779       $ 30,909,553            $ 30,755,774   
   

272

   0    0    0    0             $ 30,909,553       $ 154,548       $ 31,064,101            $ 30,909,553   
   

273

   0    0    0    0             $ 31,064,101       $ 155,321       $ 31,219,421            $ 31,064,101   
   

274

   0    0    0    0             $ 31,219,421       $ 156,097       $ 31,375,518            $ 31,219,421   
   

275

   0    0    0    0             $ 31,375,518       $ 156,878       $ 31,532,396            $ 31,375,518   
   

276

   0    0    0    0             $ 31,532,396       $ 157,662       $ 31,690,058            $ 31,532,396   
   

277

   0    0    0    0             $ 31,690,058       $ 158,450       $ 31,848,508            $ 31,690,058   
   

278

   0    0    0    0             $ 31,848,508       $ 159,243       $ 32,007,751            $ 31,848,508   
   

279

   0    0    0    0             $ 32,007,751       $ 160,039       $ 32,167,789            $ 32,007,751   
   

280

   0    0    0    0             $ 32,167,789       $ 160,839       $ 32,328,628            $ 32,167,789   
   

281

   0    0    0    0             $ 32,328,628       $ 161,643       $ 32,490,272            $ 32,328,628   
   

282

   0    0    0    0             $ 32,490,272       $ 162,451       $ 32,652,723            $ 32,490,272   
   

283

   0    0    0    0             $ 32,652,723       $ 163,264       $ 32,815,986            $ 32,652,723   
   

284

   0    0    0    0             $ 32,815,986       $ 164,080       $ 32,980,066            $ 32,815,986   
   

285

   0    0    0    0             $ 32,980,066       $ 164,900       $ 33,144,967            $ 32,980,066   
   

286

   0    0    0    0             $ 33,144,967       $ 165,725       $ 33,310,692            $ 33,144,967   
   

287

   0    0    0    0             $ 33,310,692       $ 166,553       $ 33,477,245            $ 33,310,692   
   

288

   0    0    0    0             $ 33,477,245       $ 167,386       $ 33,644,631            $ 33,477,245   
   

289

   0    0    0    0             $ 33,644,631       $ 168,223       $ 33,812,854            $ 33,644,631   

 


   

290

   0    0    0    0             $     33,812,854       $     169,064       $     33,981,919            $             33,812,854   
   

291

   0    0    0    0             $ 33,981,919       $ 169,910       $ 34,151,828            $ 33,981,919   
   

292

   0    0    0    0             $ 34,151,828       $ 170,759       $ 34,322,587            $ 34,151,828   
   

293

   0    0    0    0             $ 34,322,587       $ 171,613       $ 34,494,200            $ 34,322,587   
   

294

   0    0    0    0             $ 34,494,200       $ 172,471       $ 34,666,671            $ 34,494,200   
   

295

   0    0    0    0             $ 34,666,671       $ 173,333       $ 34,840,005            $ 34,666,671   
   

296

   0    0    0    0             $ 34,840,005       $ 174,200       $ 35,014,205            $ 34,840,005   
   

297

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

298

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

299

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

300

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

301

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

302

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

303

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

304

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

305

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

306

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

307

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

308

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

309

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

310

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

311

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

312

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

313

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

314

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

315

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

316

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

317

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

318

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

319

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

320

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

321

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

322

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

323

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

324

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

325

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

326

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

327

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

328

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

329

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

330

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

331

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

332

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

333

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

334

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

335

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

336

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

337

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

338

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

339

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

340

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

341

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

342

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

343

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

344

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

345

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

346

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

347

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

348

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

349

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

350

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

351

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

352

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

353

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

354

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

355

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   


   

356

   0    0    0    0             $     35,000,000       $           -           $     35,000,000            $             35,000,000   
   

357

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

358

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

359

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

360

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

361

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

362

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

363

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

364

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

365

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

366

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

367

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

368

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

369

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

370

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

371

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   
   

372

   0    0    0    0             $ 35,000,000       $ -           $ 35,000,000            $ 35,000,000   


Exhibit “J”

[Omitted]


Exhibit “K

FORM OF ESTOPPEL AGREEMENT

                 , the              of [Tenant][Landlord] hereby certifies that as of              (the Certification Date ”), the following is true and correct:

(a)        the Lease dated as of April       , 2003 is unmodified and in force and effect [(or if there have been modifications, that the Lease is in force and effect as modified, and identifying the modification agreements];

(b)        the date to which Annual Base Rent has been paid is                   ,              ;

(c)        there is no default by Tenant in the payment of Annual Base Rent or any other Rent payable to Landlord hereunder, and there is no other existing default by either party with respect to which a notice of default or notice of termination (by Landlord) has been served, [and, if there is any such default, specifying the nature and extent thereof], and, to the actual knowledge of the property or asset manager of Tenant having responsibility for the Lease and Premises, and the officer to which he or she reports, there are no acts under the Lease that have occurred that would constitute an Event of Default with notice, and the passage of time;

(d)        to the knowledge of the signer, there are no setoffs, defenses or counterclaims against enforcement of the obligations to be performed hereunder existing in favor of the party executing such certificate.

(e)        the term of the Lease and the payment of rent commenced on              , 2001, and is scheduled to expire on              , unless renewed or terminated in accordance with the terms of the Lease. Pursuant to the Lease, Tenant is entitled to renew the Lease for four (4) terms of five (5) years each.

[(f)    Tenant is not the subject of any filing for bankruptcy or reorganization under any applicable law.] 1

 

[LESSOR/TENANT]

________________________

 

 

1  

Only if Lessee is delivering estoppel certificate.


EXHIBIT “B”

PARKING LEASE

[See Attached.]


PARKING FACILITY LEASE AGREEMENT

Among

J.P. MORGAN TRUST COMPANY, N.A., as Owner,

PROGRESS ENERGY CAROLINAS, INC., As Landlord,

And

THE CITY OF RALEIGH, NORTH CAROLINA, As Tenant

DATED AS OF April 10, 2003

This instrument has been pre-audited in the

Manner required by the Local Government

Budget and Fiscal Control Act.

/s/ [ILLEGIBLE]

Finance Officer


TABLE OF CONTENTS

 

     Page No.  

RECITALS

     1   

ARTICLE I - Definitions

     1   
    1.1  

Definitions

     1   

ARTICLE II - Lease of Premises and Term

     4   
    2.1  

Lease of Premises

     4   
    2.2  

Term

     4   
    2.3  

Surrender Upon Termination

     4   
    2.4  

Termination of Master Lease Prior to Commencement Date

     5   

ARTICLE Ill - Rent

     5   
    3.1  

Facility Payment

     5   
    3.2  

Base Rent

     5   
    3.3  

Additional Rent

     5   
    3.4  

Tax Treatment

     5   

ARTICLE IV - Construction of the Parking Facility

     6   
    4.1  

Plans and Specifications

     6   
    4.2  

Quality of Work and Warranty

     7   
    4.3  

Commencement Date

     7   
    4.4  

Escrow for Punchlist Items

     8   
    4.5  

Post-Construction Audit

     8   
    4.6  

Alterations or Additions

     9   
    4.7  

Waivers

     9   
    4.8  

Construction Liens

     10   

ARTICLE V - Payment of Taxes, Assessments, Etc.

     10   
    5.1  

Payment of Taxes and Impositions

     10   
    5.2  

No Income Taxes

     11   
    5.3  

Tenant’s Right to Contest

     11   
    5.4  

Payment of Taxes by Landlord or Owner

     12   

ARTICLE VI - Insurance

     12   
    6.1  

Casualty Insurance

     12   
    6.2  

Liability Insurance; Other Insurance

     12   
    6.3  

Carriers; Types of Policies

     13   
    6.4  

Blanket Policies

     13   
    6.5  

Additional Insureds; Loss Payee

     13   
    6.6  

Non-Cancelable

     14   
    6.7  

Unearned Premiums

     14   

ARTICLE VII - Utilities

     14   

ARTICLE VIII - Use of Premises

     14   
    8.1  

Permitted Use

     14   
    8.2  

Operation of Parking Facility

     15   
    8.3  

Revenue From Premises

     15   


    8.4  

Parking for Landlord’s Exclusive Use

     15   
    8.5  

Use of the Project by Owner and Landlord

     16   

ARTICLE IX - Compliance with Laws

     16   
    9.1  

Compliance with Laws

     16   
    9.2  

Compliance with Insurance Policies

     17   
    9.3  

Hazardous Materials

     17   

ARTICLE X - Maintenance and Repair of Premises

     18   
    10.1  

Tenant’s Repair Obligations

     18   
    10.2  

Landlord’s Repair Obligations

     18   
    10.3  

Maintenance of Common Elements and Systems

     19   

ARTICLE XI - Damage or Destruction

     20   
    11.1  

Deposit of Net Proceeds

     20   

ARTICLE XII - Condemnation

     21   
    12.1  

Taking

     21   
    12.2  

Total Taking

     21   
    12.3  

Continuation of Lease After Partial Taking

     22   
    12.4  

Temporary Takings

     22   

ARTICLE XIII - Right to Mortgage

     22   
    13.1  

Leasehold Mortgages

     22   
    13.2  

No Mortgagee Obligations

     24   
    13.3.  

Release of Tenant Mortgagee

     24   
    13.4  

Mortgage of Landlord’s lnterest

     24   

ARTICLE XIV - Representations

     25   
    14.1  

Representations by Landlord

     25   
    14.2  

Representations by Tenant

     25   

ARTICLE XV - Indemnifications

     26   
    15.1  

Tenant Indemnity

     26   
    15.2  

Landlord lndemnity

     27   

ARTICLE XVI - Residential Development and Release of P-2 Residential Parking Area

     28   
    16.1  

Residential Development

     28   
    16.2  

Release of P-2 Residential Parking Area from Lease

     28   
    16.3  

Amendment to Lease

     28   
    16.4  

Conveyance of Easement Rights to Residential Development

     29   
    16.5  

Release Contemplated by Mortgages

     29   
    16.6  

Guarantee by Landlord

     29   
    16.7  

Parking for Residential Development Second Phase

     29   
    16.8  

Restriction on Residential Development Second Phase

     29   
    16.9  

Sharing of Profits from Residential Development

     30   

ARTICLE XVII - Entry on Premises by Landlord

     30   
    17.1  

Entry by Landlord

     30   

ARTICLE XVIII - Parties’ Right to Perform Covenants

     31   
    18.1  

Landlord’s Right to Cure

     31   
    18.2  

Tenant’s Right to Cure

     31   
    18.3.  

Interest on Costs to Cure

     31   
    18.4  

No Setoff

     32   

 

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ARTICLE XIX - Defaults

     33   
    19.1  

Events of Default

     33   
    19.2  

Termination of Lease: Other Remedies

     33   
    19.3  

Events of Landlord Default

     34   
    19.4  

Late Charge

     34   
    19.5  

No Waiver

     35   
    19.6  

Cumulative Remedies

     35   

ARTICLE XX - Estoppels

     35   
    20.1  

Tenant Estoppel

     35   
    20.2  

Landlord Estoppel

     36   

ARTICLE XXI - Limited Arbitration

     36   

ARTICLE XXII - Miscellaneous Provisions

     36   
    22.1  

Notices

     36   
    22.2  

Severability

     37   
    22.3  

Successors and Assigns

     37   
    22.4  

Applicable Law

     37   
    22.5  

Counterparts

     37   
    22.6  

Nondiscrimination

     37   
    22.7  

Entire Agreement

     37   
    22.8  

Short Form

     37   
    22.9  

Interpretation

     37   
    22.10  

Brokerage Commissions

     38   
    22.11  

Assignment

     38   
    22.12  

Amendments to Master Lease

     38   
Exhibit A  

Property Description

  
Exhibit B  

Description of the Premises Parking Area

  
Exhibit C  

Description of P-2 Residential Parking Area

  
Exhibit D  

Description of Plans and Specifications

  

 

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PARKING FACILITY LEASE AGREEMENT

THIS PARKING FACILITY LEASE AGREEMENT is entered into as of this 10th day of April, 2003, by and among J.P. MORGAN TRUST COMPANY, N.A., a national banking association, not in its individual capacity but solely as Owner Trustee of CA Raleigh Owner Trust, under Trust Agreement dated April 1, 2003 (“Owner”) PROGRESS ENERGY CAROLINAS, INC., a North Carolina corporation (“Landlord”), and the CITY OF RALEIGH, NORTH CAROLINA, a political subdivision of the State of North Carolina (“Tenant”).

RECITALS:

A.     Owner is the owner of that certain parcel of land located in the City of Raleigh, Wake County, North Carolina, more particularly described on Exhibit A , attached hereto and incorporated herein by reference (the “Property”).

B.     Owner and Landlord have entered into a Lease Agreement dated as of April 10, 2003 (the “Master Lease”) pursuant to which Owner shall lease the Property to Landlord upon the terms and conditions stated therein.

C.     Landlord intends to construct on the Property a multi-level parking deck and related facilities and improvements more particularly described in Exhibit B (the “Parking Facility”). The Parking Facility is to be part of a mixed-use development on the Property consisting of approximately 400,000 square feet of office development, 20,000 square feet of retail development, and a two-phased residential development consisting of 75-90 residential housing units (collectively, the “Project”).

D.     Tenant desires to acquire a long-term leasehold interest in the Parking Facility and desires to finance its acquisition of such leasehold interest under an installment contract financing arrangement to be entered into by the Tenant under the provisions of Section 160A-20 of the North Carolina General Statutes, as amended.

NOW, THEREFORE, for and in consideration of the mutual covenants hereinafter set forth, the parties hereto do hereby agree as follows:

ARTICLE I

Definitions

1.1      Definitions . The following words and terms as used in this Lease shall have the following meanings unless the context otherwise requires:

“Additional Rent” shall mean all other sums of money that shall become due from and payable by Tenant hereunder other than Base Rent as more particularly described in Section 3.3 of this Lease.


“Base Rent” shall have the meaning set forth in Section 3.2 of this Lease.

“Code” shall mean the Internal Revenue Code of 1986, as amended from time to time.

“Commencement Date” shall have the meaning set forth in Section 4.3 of this Lease.

“Common Elements” shall have the meaning set forth in Section 10.3 of this Lease.

“Convention Center Parking Facility” means the existing parking facility with approximately 870 parking spaces located at the corner of Wilmington and Cabarrus Streets and which is owned and operated by Tenant.

“Facility Payment” shall mean the payment due from Tenant to Landlord on the Commencement Date in an amount equal to the product of (A) the number of parking spaces in the Parking Facility multiplied by (B) $13,200.

“Force Majeure” shall mean strikes, lock-outs, riots or other labor troubles, unavailability of materials, a national emergency, any rule, order or regulation of governmental authorities, tornados, floods, hurricanes or other natural disasters, or other similar causes not within a party’s control.

“Guarantee” shall mean the corporate guarantee of Landlord as more particularly described in Section 16.6 of this Lease.

“Impositions” shall have the meaning set forth in Section 5.1 of this Lease.

“Joint and Reciprocal Easement Agreement” shall mean the Joint and Reciprocal Easement Agreement by and between the Landlord and Tenant pursuant to which the parties have conveyed various easement rights to each other, recorded or to be recorded in the Office of the Wake County Register of Deeds.

“Lease” shall mean this Parking Facility Lease Agreement and any and all amendments or supplements hereto.

“Master Lease” shall mean the Lease Agreement between Owner and Landlord dated as of April 10, 2003.

“Net Proceeds” shall mean the gross proceeds from any insurance recovery or condemnation or eminent domain award remaining after payment of all expenses (including attorneys fees) incurred in the collection of such proceeds.

 

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“Owner Mortgagee” means any mortgagee of Owner’s interest in the Premises.

“P-2 Residential Parking Area” shall mean the area on the second level of the Parking Facility more particularly shown on Exhibit C attached hereto and incorporated herein, consisting of 61 parking spaces and related driveways and access ways.

“Parking Facility Equipment” shall mean all machinery, apparatus, fixtures and systems of every kind and nature attached to or used in connection with the operation or maintenance of the Parking Facility to be installed by Landlord and specifically referenced in the Plans and Specifications, including any electrical, communication, heating, mechanical, sanitary, sprinkler, utility, power, plumbing, cleaning, fire prevention, ventilating, air cooling, elevator systems, equipment, and replacements thereof included in such Plans and Specifications; all personal property not specifically referenced in the Plans and Specifications shall not be treated as Parking Facility Equipment for purposes of this Lease.

“Parking Facility” shall mean the six-level parking facility to be constructed on the Property, consisting of approximately 1,055 parking spaces, together with all ramps, driveways, stairways, and passageways constructed in connection therewith, as more particularly described in Exhibit B.

“Plans and Specifications” shall have the meaning set forth in Section 4.1 of this Lease.

“Premises” shall mean, collectively, the Parking Facility, the Parking Facility Equipment, and all easement and rights appurtenant thereto, including those easements created under the Joint and Reciprocal Easement Agreement for the benefit of the owner of the Property. As used herein, the term “Premises” shall not include the fee interest of Owner in the Property.

“Project” shall mean the mixed-use development to be constructed on the Property as more particularly described in Recital B hereof.

“Property” shall mean the real property more particularly described on Exhibit A attached hereto and incorporated herein.

“Punchlist” shall have the meaning set forth in Section 4.4 of this Lease.

“Punchlist Escrow” shall have the meaning set forth in Section 4.4 of this Lease.

“Residential Development” shall have the meaning set forth in Section 16.1 hereof.

 

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“Residential Development First Phase” shall have the meaning set forth in Section 16.1 hereof.

“Residential Development Second Phase” shall have the meaning set forth in Section 16.1 hereof.

“Tax-Exempt Obligations” shall mean any financing of the Tenant’s obligation to pay the Facility Payment under this Lease and any separate financing to finance Tenant’s cost of the Convention Center Parking Facility in the form of obligations, the interest upon which is not includable in the gross income of the owners thereof for purposes of federal income taxation under the Code.

“Tenant Mortgagee” shall mean the holder of any mortgage or deed of trust encumbering the Tenant’s leasehold interest in the Premises.

ARTICLE II

Lease of Premises and Term

2.1     Lease of Premises . Landlord hereby leases the Premises to Tenant, and the Tenant hereby leases the same from the Landlord for the term of the Master Lease. Upon the termination or expiration of the Master Lease, Owner shall lease the Premises to Tenant and Tenant shall lease the same from Owner, upon the terms and conditions of this Lease, and all references to Landlord herein during such period shall be deemed to apply to Owner. Landlord covenants with Tenant that the leasehold interest conveyed in this Lease is marketable and free and clear of all defects and encumbrances arising during the period Landlord was seized of the property, and that Landlord will warrant and defend title thereto against the lawful claims of all persons claiming by, through, or under Landlord subject only to easements, liens, or other encumbrances of record, if any.

2.2     Term . The term of this Lease shall commence on the Commencement Date and, unless sooner terminated in accordance with the provisions hereof, shall expire on the fortieth (40 th ) anniversary of the Commencement Date.

2.3      Surrender Upon Termination . Upon the termination of this Lease, Tenant will promptly quit and surrender the Premises in good order, condition, and repair, ordinary wear and tear and damage by condemnation and casualty excepted and in broom clean condition unless previously demolished or removed by Tenant or Landlord under the terms of this Lease. Tenant may remove from the Parking Facility any trade fixtures, equipment, and moveable furniture placed at the Parking Facility by Tenant, whether or not such trade fixtures or equipment are fastened to the Parking Facility; provided, however, that Tenant will not remove any trade fixtures or equipment without Landlord’s written consent if such fixtures or equipment are used in the operation of the Premises or if the removal of such fixtures or equipment will result in impairing the

 

4


structural strength of the Parking Facility or any part thereof. Tenant will fully repair any damage occasioned by the removal of any trade fixtures, equipment, furniture, alterations, additions, and improvements. All trade fixtures, equipment, furniture, alterations, additions, and improvements not so removed will be deemed conclusively to have been abandoned and may be appropriated, sold, stored, destroyed, or otherwise disposed of by Landlord without notice to Tenant or any other person and without obligation to account for them; and, except as hereinafter provided, Tenant will pay Landlord for all reasonable expenses incurred in connection with such property, including but not limited to the cost of repairing any damage to the Premises caused by the removal of such property. To the extent any such alterations, additions, improvements or equipment have been constructed or installed with the express written consent of Landlord, Tenant shall not be responsible for the cost of removal of the same. Tenant’s obligation to observe and perform this covenant will survive the expiration or other termination of this Lease.

2.4      Termination of Master Lease Prior to Commencement Date . In the event the Master Lease is terminated prior to the Commencement Date hereunder, this Lease shall be deemed to have terminated, and the parties shall have no further rights, obligations or liabilities hereunder.

ARTICLE Ill

Rent

3.1      Facility Payment . On the Commencement Date, Tenant shall pay to Landlord, without notice, deduction, offset or demand, in lawful money of the United States of America, at the offices of the Landlord or at such other place as Landlord may designate in writing, the Facility Payment.

3.2      Base Rent . In addition to the Facility Payment, Tenant shall pay, without offset, demand or written notice, in lawful money of the United States of America, at the offices of the Landlord or at such other place as Landlord may designate in writing, One Dollar ($1.00) per year, payable in advance on the Commencement Date and on each anniversary of the Commencement Date thereafter during the term of this Lease.

3.3     Additional Rent . Except as hereinafter otherwise provided, Tenant shall also pay without notice, except as may be required hereunder, and without abatement, deduction or offset, as Additional Rent, all sums, costs, expenses and other payments which Tenant in any other provisions of this Lease assumes or agrees to pay, and, in the event of any nonpayment thereof, Landlord shall have (in addition to all other rights and remedies) all the rights and remedies provided for herein or by law in the case of nonpayment of Base Rent.

3.4      Tax Treatment . Notwithstanding anything to the contrary in this Lease, Owner, Landlord and Tenant intend that this Lease shall constitute and be treated as a purchase by Tenant and a sale by Owner and Landlord of the Premises for federal, State and local tax purposes and for financial accounting purposes. Accordingly,

 

5


Owner, Landlord, and Tenant agree that, unless compelled to take a contrary position by an explicit and adverse final determination of the Internal Revenue Service that is not subject to further appeal, they shall (i) report on their respective federal, State and local tax returns and internal books and records and audited financial statements the transaction contemplated by this Lease as a purchase by Tenant and a sale by Owner and Landlord of the Premises for an amount equal to the Facility Payment, (ii) treat Tenant as the owner of the Premises for all federal, State and local tax purposes and financial accounting purposes, (iii) not take any position on any tax return, financial record or statement or any other document, or in connection with any audit, contest or other administrative or legal proceeding, that is inconsistent with such reporting or treatment, and (iv) Landlord and Owner shall not claim any depreciation or other deductions with respect to ownership of the Parking Facility. In the event Owner or Landlord are compelled to take a contrary position as a result of a determination of the Internal Revenue Service, notice of such determination shall be given to Tenant, and Tenant shall the right to contest such determination by the Internal Revenue Service. Owner or Landlord, as the case may be, shall cooperate with Tenant in contesting such determination through participation, at Tenant’s expense, in any administrative or judicial appeal from the determination as shall be requested by Tenant.

ARTICLE IV

Construction of the Parking Facility

4.1      Plans and Specifications . Landlord shall, at its sole cost, risk and expense, construct and complete, or cause to be constructed and completed, the Parking Facility, and shall install or cause to be installed the Parking Facility Equipment and other improvements to the Property which may be necessary for the use and enjoyment of the Parking Facility which are generally outlined in Exhibit D attached hereto and incorporated herein. The Landlord has provided to the Tenant the latest version of the Plans and Specifications for the Parking Facility and the Parking Facility Equipment. As the architectural drawings and other designs for the Project are developed, the Plans and Specifications shall be updated and revised to reflect the greater detail available from the newer drawing and designs. Landlord agrees to provide Tenant with copies of the Plans and Specifications, and any modifications thereto, in electronic format to the extent readily available. Such amendments shall be made as the Landlord and Tenant mutually agree. The Plans and Specifications shall be subject to the review of Tenant and shall comply with applicable design criteria set forth in ordinances and policies adopted by the City of Raleigh, North Carolina. Tenant shall have the right to inspect and review the progress of construction and review and approve any change orders affecting the design, operation, maintenance or cost of the Parking Facility and the Parking Facility Equipment; provided, any proposed change order that is not approved or objected to with specificity within seven (7) business days of receipt shall be deemed approved by Tenant. The issuance of permits by the City of Raleigh acting in its governmental capacity shall not constitute approval of the Plans and Specifications or of change orders by Tenant. Notwithstanding anything herein to the contrary, the review and approval of a change order by the Tenant shall not

 

6


increase the amount of the Facility Payment unless such change order represents an upgrade or betterment in the Parking Facility which is requested by the City; provided, however, if a change order is required to address a design error or design deficiency, it shall in no event increase the amount of the Facility Payment. To facilitate the review and approval, each Landlord and Tenant shall appoint one or more construction representatives to meet at least weekly until the Commencement Date. Landlord’s initial construction representative(s) shall be Frank Smith, and Tenant’s initial construction representative shall be Tenant’s Construction Project Administrator or his designee.

4.2     Quality of Work and Warranty . Landlord shall cause the Parking Facility and the Parking Facility Equipment, to be constructed in a good and workmanlike manner, in accordance with the Plans and Specifications and in substantial conformance with all applicable laws and ordinances, and the latest editions of applicable building codes, standards, or institute specifications. Landlord shall cause the contractor, or contractors, for the Parking Facility and Parking Facility Equipment to guarantee the materials and workmanship against defects due to faulty materials, workmanship or negligence for a minimum period of twelve (12) months following the Commencement Date. Where items of equipment or material carry a manufacturer’s or other warranty for a period exceeding twelve (12) months, then such warranty shall additionally apply for such equipment or material.

In addition, Landlord shall cause Tenant to be a named obligee under all warranties from parties providing labor, materials, or equipment with respect to the installation and construction of, and repairs to, the Parking Facility and Parking Facility Equipment.

All warranties shall remain in effect until a warranty punchlist has been completed. Tenant shall have the right to review the punch list and to include additional items in the warranty punchlist.

Landlord shall arrange for Tenant to receive, at least two weeks prior to the Commencement Date, copies of all operating and maintenance manuals or special training benefits in connection with all Parking Facility Equipment installed by Landlord, to receive licenses to use any proprietary software required to operate the same and to receive access to any passwords or codes necessary for maintenance of the Parking Facility Equipment or to access any equipment systems installed.

4.3     Commencement Date . The Commencement Date shall be the first date on which each of the following conditions have been satisfied: (i) the City of Raleigh, North Carolina has issued a temporary certificate of occupancy for the Parking Facility, and (ii) the City of Raleigh, North Carolina has issued a certificate of completion of the shell building of the office component of the Project. At least sixty days before the date that Landlord expects the events described in (i) and (ii) to occur, Landlord shall notify the Tenant in writing of the expected Commencement Date so that the Tenant can arrange to have financing arrangements in place in order to pay the Facility Payment on

 

7


the Commencement Date. In the event that the Tenant has issued obligations to pay the Facility Payment on or before the date identified to the Tenant as the expected Commencement Date and the events described in (i) and (ii) above have not occurred within ten (10) business days after that date, and such delay is attributable to Landlord and is not attributable to Force Majeure, Landlord will indemnify Tenant for any investment losses Tenant incurs on account of the delay (measured as the difference between the interest paid or accrued on the obligations issued by the Tenant during the period from the date ten (10) business days after the date identified to the Tenant as the expected Commencement Date and the date that is the actual Commencement Date and the investment earnings received or accrued for the benefit of the Tenant for that period). In addition, Landlord shall endeavor to cause 100 spaces in the Parking Facility to be leased under monthly parking leases at standard rates; provided, however, such monthly parking leases shall not be a condition to Tenant’s obligation to pay the Facility Payment. Tenant shall apprise Landlord of the date upon which it issues its obligations to finance the Facility Payment.

4.4     Escrow for Punchlist Items . Upon the payment of the Facility Payment, the parties shall compile a list of punchlist items to be completed (the “Punchlist”), and Landlord shall cause to be deposited with an escrow agent mutually designated by Landlord and Tenant the sum of $675,000 (the “Punchlist Escrow”). Amounts in the escrow account shall secure the performance by Landlord of punch list items required in order for the Parking Facility to be in compliance with the Plans and Specifications hereinafter mentioned. In the event the Punchlist is not completed within six (6) months after the Commencement Date, Tenant may complete the Punchlist items that are outstanding and submit invoices for the completion of such items to be paid from the escrow. Any amounts remaining in the Punchlist Escrow after the parties have mutually agreed that the Punchlist has been completed shall be released to Landlord.

4.5     Post-Construction Audit . Landlord and Tenant acknowledge that the determination of the Facility Payment is based on negotiations that have occurred between Landlord and Tenant with respect to the cost of the Parking Facility. Within sixty (60) days after the Commencement Date, Landlord shall provide to Tenant a full accounting of the cost of the Parking Facility and the Parking Facility Equipment. Tenant shall be entitled to request an independent audit of such accounting. In the event Tenant determines that the aggregate cost of the development and construction of the Parking Facility is less than the aggregate cost determined by Landlord, and the two determinations are within ten percent (10%) of the lower determination, the parties agree that the aggregate cost of the development and construction of the Parking Facility shall be conclusively deemed to be the average of the two determinations. In the event Tenant determines that the aggregate cost of the development and construction of the Parking Facility is less than the aggregate cost determined by Landlord, and the difference between the two determinations is greater than ten percent (10%) of the lower determination, the parties agree to appoint an independent architect, construction manager or other acknowledged expert (the cost of which shall be shared equally by the parties), whose determination shall be deemed to be conclusive for purposes of this Section 4.4. In the event such post-construction audit determines that

 

8


the aggregate cost of the development and construction of the Parking Facility is less than $13,200 per space, the Landlord shall pay to Tenant, in cash, within ten (10) days of such determination, the amount by which the Facility Payment exceeds such aggregate cost.

4.6      Alterations or Additions . Tenant may not make any modifications, alterations, or additions to the Premises without Landlord’s prior written consent, which shall not be unreasonably withheld. All modifications shall (i) be completed promptly and in a good and workmanlike manner; (ii) conform to all applicable governmental laws and requirements; and (iii) be paid for in full by Tenant, and Tenant shall not permit any mechanics or other liens associated with such alterations to be filed against the Premises to remain a lien of record against Tenant’s interest in the Premises for more than 30 days after Tenant receives notice of said liens(s).

4.7      Waivers . Tenant acknowledges that the Premises are subleased to the Tenant by Landlord and that Landlord has irrevocably and unconditionally transferred and assigned its right to the Facility Payment to the Owner. Tenant acknowledges that Owner will not be active in the construction of the Premises and pursuant to the terms of a Project Management Agreement, Landlord or an affiliate of Landlord, has designed and will oversee the construction of the Premises and will inspect the Premises. Accordingly, the Tenant shall be unconditionally required to accept the Premises on the Commencement Date. NONE OF OWNER, OWNER MORTGAGEE, OR ANY AFFILIATE THEREOF HAS MADE OR SHALL BE DEEMED TO HAVE MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO HAVE ANY LIABILITY WHATSOEVER AS TO THE VALUE, HABITABILITY, COMPLIANCE WITH ANY PLANS AND SPECIFICATIONS, CONDITION, DESIGN, OPERATION, LOCATION, USE, DURABILITY, MERCHANTABILITY, CONDITION OF TITLE, OR FITNESS FOR USE OF THE PREMISES (OR ANY PART THEREOF) FOR ANY PARTICULAR PURPOSE, OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE PREMISES (OR ANY PART THEREOF) AND NONE OF OWNER, OWNER MORTGAGEE, ANY AFFILIATE THEREOF OR ANY DESIGNEE THEREOF SHALL BE LIABLE FOR ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR FOR THE FAILURE OF THE PREMISES TO BE CONSTRUCTED IN ACCORDANCE WITH ANY PLANS AND SPECIFICATIONS THEREFOR, FOR THE COMPLIANCE OF THE PLANS AND SPECIFICATIONS FOR THE PREMISES WITH APPLICABLE LAWS OR FOR THE FAILURE OF THE PREMISES, OR ANY PART THEREOF, TO OTHERWISE COMPLY WITH ANY APPLICABLE LAWS. The provisions of this Article IV have been negotiated, and the foregoing provisions are intended to be a complete exclusion and negation of any representations or warranties by Owner, any affiliate thereof or the Owner Mortgagee, express or implied, with respect to the Premises, that may arise pursuant to any law now or hereafter in effect, or otherwise and specifically negating any warranties under the Uniform Commercial Code.

 

9


4.8      Construction Liens . The Landlord will not permit any mechanic’s or other lien to be established or remain against the Premises for labor or materials furnished in connection with construction and installation of the Parking Facility and the Parking Facility Equipment; provided, however, that if any such lien is established, the Landlord may in good faith contest any lien filed or established against the Premises, and in such event may permit the items so contested to remain undischarged and unsatisfied during the period of such contest and any appeal therefrom and shall provide the Tenant with full security against any loss or forfeiture which might arise from the nonpayment of any such item, in form satisfactory to the Tenant.

ARTICLE V

Payment of Taxes, Assessments, Etc.

5.1     Payment of Taxes and Impositions . Tenant shall pay or cause to be paid, before any fine, penalty, interest or cost may be added thereto for the nonpayment thereof, all taxes, assessments, water and sewer rents, rates and charges, levies, license and permit fees and other governmental charges, general and special, ordinary and extraordinary, foreseen and unforeseen, of any kind and nature whatsoever which at any time during the term of this Lease may be assessed, levied, confirmed, imposed upon, or grow or become due and payable out of or in respect of, or become a lien on, the Parking Facility or the Parking Facility Equipment, or any part thereof or any appurtenance thereto (all such taxes, assessments, water and sewer rents, rates and charges, levies, license and permit fees and other governmental charges being hereinafter referred to as “Impositions”, and any of the same being hereinafter referred to as an “Imposition”) (and shall deliver to Landlord within thirty (30) days after the date when ad valorem taxes would become delinquent, official receipts of the appropriate taxing authority, or other evidence reasonably satisfactory to Landlord evidencing payment of such ad valorem taxes and, within thirty (30) days after written request of Landlord, evidence of Tenant’s payment of all other Impositions thereof); provided, however, that

(a)     If, by law, any Imposition may at the option of the taxpayer be paid in installments, Tenant may pay the same in equal installments over a period of not more than ten years. Tenant shall pay only such installments as shall become due during the Term of this Lease; and

(b)     All Impositions for the fiscal or tax years in which the Term of this Lease shall begin and end shall be prorated between Landlord and Tenant.

(c)     Nothing contained herein shall constitute an admission or other action by the Tenant confirming that the Parking Facility or the Parking Facility Equipment are subject to any taxes that the Parking Facility or the Parking Facility Equipment are not so subject on account of the Parking Facility or the Parking Facility Equipment being property belonging to a political subdivision of the State of North Carolina.

 

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Tenant, Owner and Landlord hereby agree that any separate valuation by the Wake County tax assessor of the Parking Facility or the Parking Facility Equipment from the rest of the Project shall be the value of the Parking Facility or the Parking Facility Equipment in allocating ad valorem taxes among Tenant and Owner or any other entity responsible for payment of property taxes. In the event that an Imposition upon the Premises is not separately assessed from the rest of the Project, the Tenant shall be responsible for payment of that portion of such Imposition equal to the percentage that the Facility Payment is to the total cost of the Parking Facility and the office and retail components of the Project.

5.2     No Income Taxes . Nothing herein contained shall require Tenant to pay municipal, state or federal income taxes assessed against Landlord, municipal, state or federal capital levy, gift, estate, succession, inheritance or transfer taxes of Landlord, or corporation excess profits or franchise taxes imposed upon any corporate owner of the fee of the Premises, or any income, profits, or revenue tax, assessment or charge imposed upon rent as such, payable by Tenant under this Lease.

5.3      Tenant’s Right to Contest . Tenant shall be privileged to seek an exemption or reduction in the valuation of the Parking Facility or the Parking Facility Equipment for tax purposes and to contest in good faith by appropriate proceedings, at Tenant’s expense, the amount or validity in whole or in part of any Imposition; and may defer payment thereof, provided that Tenant shall deposit with Landlord or the appropriate governmental authority, as provided by applicable law, a sum which shall be at least equal to the amount of the item so contested, and also, from time to time, on demand of Landlord, .such additional sum as may be reasonably required to cover interest or penalties accrued or to accrue on any such item or items. Landlord may, upon ten (10) days prior written notice to Tenant, pay such contested item or items out of any sums so deposited in the event that (a) Tenant has caused an undue delay in the prosecution of such proceedings, or (b) Landlord has received written notice of a taxing authority’s intent to initiate foreclosure proceedings with respect to the Premises. When any such contested items shall have been paid or canceled, any sums so deposited to cover them and not applied by Landlord as aforesaid shall be repaid to Tenant.

Landlord shall have a right to seek a reduction in the valuation of the Premises assessed for tax purposes and to prosecute any action or proceeding theretofore commenced by Tenant, if such assessed valuation or valuations shall in whole or in part relate and pertain to any period of time subsequent to the expiration or termination of this Lease. To the extent to which any tax refund payable is a result of any proceeding in the nature of certiorari which Landlord or Tenant may institute, or payable by reason of compromise or settlement of any such proceeding, may be based upon a payment made by anyone other than Landlord, Tenant shall be authorized to collect the same, subject, however, to Tenant’s obligation to reimburse Landlord forthwith for any expense incurred by Landlord in connection therewith.

 

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5.4     Payment of Taxes by Landlord or Owner . To the extent the Tenant is not responsible for such taxes, assessment or other charges pursuant to Section 5.1, Landlord or Owner shall pay or cause to be paid all taxes, assessments or other charges of any type or nature levied, assessed or charged against any portion of the Project that could constitute a lien upon the Premises.

ARTICLE VI - Insurance

6.1     Casualty Insurance . Tenant, at its sole cost and expense, shall keep the Parking Facility and the Parking Facility Equipment insured, during the term of this Lease, against loss or damage by fire, and extended coverage customary for premises similarly situated in the City of Raleigh, with replacement cost endorsement, in amounts sufficient to prevent Landlord or Tenant from being or becoming a co-insurer within the terms of the policy or policies and in no event less than one hundred percent (100%) of the replacement value of the improvements on the Parking Facility or the Parking Facility Equipment. Such replacement value shall be determined from time to time, but not more frequently than once in any thirty-six (36) consecutive calendar months, at the request of Landlord, by an architect or contractor who shall be mutually and reasonably acceptable to Landlord and Tenant. No omission on the part of Landlord to request any such determination shall relieve Tenant of its obligation hereunder. Tenant’s property and casualty insurance required under this Section 6.1 shall include “demolition and increased cost of construction” endorsement which, in the event of casualty, would cover increased cost of reconstruction due to changes in the law.

6.2     Liability Insurance; Other Insurance .

 

  (a)

Tenant, at its sole cost and expense, shall maintain:

 

  (i)

for the mutual benefit of Landlord and Tenant, commercial general liability insurance against claims for bodily injury, death or property damage, occurring upon, in or about the Parking Facility or the Parking Facility Equipment, or the elevators or any escalators, and on, in or about the adjoining sidewalks and passageways (including, without limitation, personal injury, death or property damage resulting directly or indirectly from any change, alteration, improvement or repair thereof) for at least $1,000,000 for any one accident and/or $500,000 for damage to property and in such greater or lesser limits as may be determined pursuant to the provisions hereof. In addition, Tenant shall carry an umbrella liability policy in an aggregate amount of at least Five Million and No/100 Dollars ($5,000,000.00). Tenant will periodically review its liability coverage and make such

 

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adjustments as are prudent in light of any changed circumstances;

 

  (ii)

automobile liability insurance; and

 

  (iii)

such other insurance and in such amounts as may be reasonably required by Landlord by written request made no more frequently than every third (3rd) year for the ensuing three (3) year period, against other insurable hazards which at the time are customarily insured against in the case of premises similarly situated in the City of Raleigh.

6.3     Carriers; Types of Policies Except to the extent coverage is provided by a self-insurance program administered by the Tenant, all insurance provided for in this Article shall be effected under valid and enforceable policies, issued by insurers with a Best’s rating of at least [A-7] and who are licensed or approved to do business in the State of North Carolina. Upon the Commencement Date, and thereafter not less than thirty (30) days prior to the expiration dates of the expiring policies theretofore furnished pursuant to this Article, copies of the policies (or, in the case of commercial general liability insurance, certificates of the insurers) bearing notations evidencing the payment of premiums or accompanied by other evidence satisfactory to Landlord of such payment, shall be delivered by Tenant to Landlord and, upon request, Owner, Owner’s Mortgagee and any mortgagee of Landlord.

6.4     Blanket Policies . Nothing in this Article VI shall prevent Tenant from taking out insurance of the kind and in the amounts provided for under this Article under a blanket insurance policy or policies covering other properties as well as the Parking Facility or the Parking Facility Equipment, provided, however, that any such policy or policies of blanket insurance (i) shall specify therein, or Tenant shall furnish Landlord with a written statement from the insurers under such policy or policies specifying, the amount of the total insurance allocated to the Parking Facility or the Parking Facility Equipment, which amounts shall not be less than the amounts required by Sections 6.1 and 6.2 hereof, and (ii) such amounts so specified shall be sufficient to prevent any one of the insureds from becoming a co-insurer within the terms of the applicable policy or policies, and provided further, however, that any such policy or policies of blanket insurance shall, as to the Parking Facility or the Parking Facility Equipment, otherwise comply as to endorsements and coverage with the provisions of this Article.

6.5     Additional Insureds; Loss Payee . All policies of insurance provided for in Sections 6.1 and 6.2 hereof shall name Landlord (as lessee of Owner), Owner, the Owner’s mortgagee and Tenant as additional insureds as their respective interests may appear, and also insure the interest of any leasehold mortgagee of Landlord, when requested, as the interest of any such mortgagee may appear, by standard mortgagee clause. Any policy may also name any leasehold mortgagee of Tenant as an additional insured. In case of damage to any building or other improvements located on the Parking Facility or the Parking Facility Equipment during the Term of this Lease, which

 

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damage is to be repaired or restored, the loss shall be adjusted by Landlord and Tenant and the proceeds applied as provided in Section 11.1.

6.6     Non-Cancelable . Each such policy or certificate therefor issued by the insurer shall, to the extent obtainable, contain an agreement by the insurer that such policy shall not be canceled without at least ten (10) days prior written notice to Landlord and to any mortgagee named therein.

6.7     Unearned Premiums . Upon the expiration of this Lease, the unearned premiums upon any such transferable insurance policies shall be apportioned if Tenant shall not then be in default in the performance of any of Tenant’s agreements, terms, covenants and conditions in this Lease provided. At the commencement of the term all transferable policies shall be transferred by Landlord to Tenant who shall pay Landlord the unearned premiums thereon.

ARTICLE VII

Utilities

Landlord shall provide utility service connections for the Parking Facility or the Parking Facility Equipment as required in the Plans and Specifications and shall pay the initial connection charges for such utilities, including any hook-up charges, connection fees and the like, associated with providing the utility service connections. During the term of this Lease, Tenant shall pay all operating utility charges, including those for gas, water, sewage and electricity used on the Parking Facility or the Parking Facility Equipment. Landlord shall provide for the installment of separate meters for all utilities for the Parking Facility and Parking Facility Equipment from the other users of the Project. Tenant’s payment obligation for utilities shall commence on the Commencement Date.

ARTICLE VIII

Use of Premises

8.1     Permitted Use . Tenant may use or allow the Premises to be used for any lawful purpose, but not otherwise. To the extent practicable, Tenant shall conduct its activities at the Premises so that such activities do not unreasonably interfere with the activities of other tenants at the Project in the areas of the Project they lease from Landlord or otherwise deny such tenants peaceful enjoyment of their leased areas. Tenant shall prevent the accumulation of any unclean, unhealthy, unsightly or unkempt condition of the Premises. Tenant will not conduct any activities at the Premises that will have a material detrimental impact on the Project. Tenant shall not conduct any activity at the Premises that would constitute a nuisance to any other tenants at the Project. Nothing contained herein shall be construed to (i) prevent Tenant from operating the Premises as a public parking deck facility as provided in Section 8.2 or (ii) require Tenant to operate the Premises as a public parking deck facility if Tenant has other uses for the Premises consistent with the provisions of this paragraph. Landlord

 

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shall obtain similar covenants from other tenants leasing other areas of the Project from Landlord.

8.2     Operation of Parking Facility . In the event Tenant elects to operate the Parking Facility as a public parking deck during the term of this Lease, Tenant shall change such rates for the spaces located in its parking facilities, including the Convention Center Parking Facility and the Parking Facility, as Tenant shall determine from time to time in its sole discretion, provided, however, that Tenant shall charge the same rates to Landlord and Landlord’s tenants and subtenants and their invitees as are charged to other members of the general public for comparable use of the Convention Center Parking Facility and the Parking Facility. Nothing contained herein shall prevent Tenant from establishing different rates for usage on an hourly basis, weekly basis or monthly basis, or from utilizing different rates for different times of the day, as Tenant determines in connection with its operation of its parking facilities, so long as Tenant does not discriminate against Landlord and their invitees in charging such rates. Tenant covenants and agrees, that, so long as the Parking Facility is operated as a parking deck, it shall operate the Parking Facility in a first-class manner consistent the operation and maintenance of other parking facilities located in downtown Raleigh, North Carolina.

Tenant may, in its sole discretion, retain the services of a management company to manage the operation of the Premises on behalf of the Tenant. If the Tenant does retain such services, the Tenant shall nevertheless be responsible for the performance by Tenant of its obligations hereunder in accordance with the terms hereof.

8.3     Revenue From Premises . All revenue derived from the operation of the Premises during the term of this Lease shall be Tenant’s exclusive property.

8.4     Parking for Landlord’s Exclusive Use . Tenant will make available at least six hundred (600) parking spaces for the exclusive use of Landlord and other tenants of the Project during normal business hours at standard rates. Such parking spaces will be made available in one or more of the Convention Center Parking Facility, the Parking Facility, Tenant’s parking facility commonly known as the Moore Square Parking Deck, and any other Tenant-owned structured parking facilities within four blocks of the Project. Notwithstanding the foregoing, the amount of parking spaces that will be reserved for the exclusive use of Landlord shall in no event exceed ten percent (10%) of the spaces in the Convention Center Parking Facility and the Parking Facility and of the respective facilities which are subject to limitation on private uses under the terms of applicable financings, and that this ten percent (10%) amount shall be reduced as necessary to assure that the aggregate private use of such facilities, determined in the manner provided by the Code, does not exceed ten percent (10%) of such facilities subject to such limitations.

Subject to the provisions set forth in the preceding paragraph, in providing the 600 reserved parking spaces Tenant is required to provide pursuant to the preceding paragraph, Tenant shall allocate ten percent (10%) of the parking spaces in the

 

15


Convention Center Parking Facility and the Parking Facility as the first parking spaces made available to meet the requirement, unless the amount of parking spaces the City can responsibly reserve from the Convention Center Parking Facility and the Parking Facility and remain in compliance with the restrictions of the Code described in this Section is less than 10%, in which event Tenant shall reserve the maximum amount of parking spaces Tenant can responsibly provide and remain in compliance with the restrictions of the Code. Tenant shall not reserve parking spaces in the Convention Center Parking Facility and the Parking Facility for any party other than Tenant that would result in a reduction in the amount of spaces Tenant may reserve for Landlord pursuant to this Section. In carrying out the undertaking described in the preceding two sentences, Tenant shall be entitled to rely conclusively on the advice of counsel selected by Tenant as to the amount of spaces in the Convention Center Parking Facility and the Parking Facility that Tenant may reserve for Landlord.

In the event that Landlord does enter into agreements with Tenant to lease and pay for all the spaces available for the exclusive use of Landlord pursuant to this Section, Tenant may lease the spaces not taken by Landlord to members of the general public. As is consistent with all parking decks controlled by Tenant, parking shall be permitted after normal business hours on a space-available basis.

Any use of the area reserved for Landlord pursuant to this Section shall be consistent with any rules, regulations, procedures and restrictions Tenant may impose for the operation of the Premises.

8.5     Use of the Project by Owner and Landlord . Owner and Landlord may use or allow the office and retail components of the Project to be used for any lawful purpose, but not otherwise. To the extent practicable, Owner and Landlord shall conduct their activities at the Project so that such activities do not unreasonably interfere with Tenant’s activities with respect to the Parking Facility or otherwise deny Tenant the peaceful enjoyment of the Parking Facility. Owner and Landlord shall prevent the accumulation of any unclean, unhealthy, unsightly or unkempt condition of the Project. Owner and Landlord will not conduct any activities at the Project that will have a material detrimental impact on the Parking Facility. Owner and Landlord shall not conduct any activity at the Project that would constitute a nuisance to any other tenants at the Project.

ARTICLE IX

Compliance with Laws

9.1     Compliance with Laws . Throughout the term of this Lease, Tenant, on behalf of itself and Landlord, at its sole cost and expense, shall promptly comply with all present and future laws, ordinances, orders, rules, regulations and requirements of all federal, state and municipal governments, departments, commissions, boards and officers, whether applicable to Landlord or Tenant, and all orders, rules, standards, and regulations of the National Board of Fire Underwriters or any other body or bodies

 

16


exercising similar functions, foreseen or unforeseen, which may be applicable to the Premises and the sidewalks, alleyways, passageways, curbs and vaults adjoining the same or to the use or manner of use of the Premises or the owners, tenants or occupants thereof, whether or not such law, ordinance, order, rule, regulation or requirement shall affect the interior or exterior of the Premises, necessitate structural changes or improvements or interfere with the use and enjoyment of the Premises, and whether or not such compliance is required by reason of any condition, event or circumstance existing prior to or after the commencement of the term of this Lease.

9.2     Compliance with Insurance Policies . Tenant shall likewise observe and comply with the requirements of all policies of public liability, fire and all other policies of insurance required to be supplied by Tenant at any time in force with respect to the Premises, whether or not such observance or compliance is required by reason of any condition, event or circumstance existing prior to or after the commencement of the term of this Lease, and Tenant shall, in the event of any violation or any attempted violation of the provisions of this Section by any subtenant, take steps, immediately upon knowledge of such violation or attempted violation, to remedy or prevent the same as the case may be. In any case Tenant shall be privileged to substitute policies of other properly rated insurance companies, as described in Article VI.

9.3     Hazardous Materials.

(a)    Tenant shall at all times during the term of this Lease, permit the use and/or presence of Hazardous Materials (as defined hereinafter) on the Parking Facility or the Parking Facility Equipment only to the extent reasonably necessary for the use of the Parking Facility or the Parking Facility Equipment and only in accordance with applicable laws, rules and regulations, and neither Tenant nor any of it employees, agents, invitees, licensees, contractors, or permitted assigns or permitted sub-tenants shall use, generate, manufacture, refine, treat, process, produce, store, deposit, handle, transport, release, or dispose of Hazardous Materials in, on or about the Parking Facility or the Parking Facility Equipment or the ground water thereof, in violation of any federal, state or municipal law, decision, statute, rule, ordinance or regulation currently in existence or hereafter enacted or rendered or in any event in any manner that interferes with the use and operation of the Project. Tenant shall give Landlord prompt written notice of any claim received by Tenant from any person, entity, or governmental agency that a release or disposal of Hazardous Materials has occurred on the Parking Facility or the Parking Facility Equipment or the ground water thereof. As used in this Section, “Hazardous Materials” shall mean and be defined as any and all toxic or hazardous substances, chemicals, materials or pollutants which are regulated, governed, restricted or prohibited by any federal, state or local law, decision, statute, rule, or ordinance currently in existence or hereafter enacted or rendered.

(b)    To the extent permitted by law, Tenant hereby agrees to indemnify and hold harmless Landlord, its employees and agents, and Landlord’s

 

17


mortgagee, its employees and agents and each of them, their successors and assigns (collectively, the “lndemnitees”), from and against any and all loss, cost, damage, claim, penalty, fine, suit, liability or expense, including cost of investigation, cleanup costs, reasonable attorney’s fees, reasonable consultant’s or expert’s fees and expenses of every kind and nature incurred or suffered by Landlord or any such lndemnitees, directly or indirectly, as a result of or on account of: (i) any failure by Tenant to comply with the obligations of this Section or (ii) the presence of Hazardous Materials on the Parking Facility or the Parking Facility Equipment, but shall not include Hazardous Materials introduced to the Parking Facility or the Parking Facility Equipment after Landlord regains possession of the Parking Facility or the Parking Facility Equipment. Tenant’s obligations under this Section, including Tenant’s indemnification obligation, shall survive the expiration or earlier termination of the Lease, but shall not limit Tenant’s right to seek damages against any third party for losses incurred by Tenant as a result of the presence of Hazardous Materials on, under, or about the Premises at any time.

ARTICLE X

Maintenance and Repair of Premises

10.1     Tenant’s Repair Obligations . During the term of this Lease, the Tenant shall, subject to Landlord’s obligations hereunder, at its sole cost and expense:

(a)     Be responsible for the maintenance, repair and replacement to the sidewalks, driveways, service areas, curbs, and parking areas within the Parking Facility;

(b)     Be responsible for maintenance, repair and replacement of the interior of the Parking Facility and the Parking Facility Equipment;

(c)     Be responsible for the removal of snow and ice and for janitorial services, replacement of light bulbs, florescent tubes and ballasts in the Parking Facility;

(d)     Make all repairs caused by its negligence, unless covered by any insurance policy maintained by Landlord; and

(e)     Be responsible for all maintenance, repairs and replacements which are not expressly Landlord’s responsibility hereunder.

10.2     Landlord’s Repair Obligations . During the term of this Lease, Landlord shall, at its sole cost and expense perform all necessary maintenance, repairs and replacements, none of which cost shall be charged to Tenant:

 

18


    (a)     To the exterior and to the structure of the Premises, which obligation shall expressly include but not be limited to exterior walls (including caulking), and foundations;

    (b)     Required because of damage or destruction by fire or other peril covered by all risk insurance policies or by reason of war or acts of God applicable to the Premises or to the Parking Facility; and

    (c)     Required because of faulty construction of the Parking Facility or improper installation of Parking Facility Equipment or Landlord’s negligence.

10.3     Maintenance of Common Elements and Systems . The parties acknowledge that certain mechanical systems and building elements shall be common to both the Premises and to the office and retail components of the Project (collectively, “Common Elements”). Items currently acknowledged as Common Elements are (i) street level access and perimeter landscape and hardscape; (ii) portions of the main lobby used for parking patron street access; (iii) columns; (iv) exit corridors; (v) exterior façade from street level to the street level identified as “P7” on the Plans and Specifications; (vi) exterior lighting; (vii) common chases for utilities; (viii) storm sewer drain lines; (ix) fire alarm devices; and (x) fire risers through the Parking Facility. Additional items may be hereafter identified as Common Elements by agreement of Landlord and Tenant. The Common Elements shall be maintained by Landlord and such maintenance shall be performed in a manner so as to minimize, to the extent reasonably practicable, any interruption and interference in the operation of the Parking Facility and the Project. Landlord shall use its best efforts to allocate the cost of such maintenance on an equitable basis and shall submit invoices to Tenant for Tenant’s proposed share of such maintenance costs, which Tenant shall pay, as Additional Rent, within thirty (30) days of receipt. In the event Tenant disagrees with Landlord’s allocation of any expense for the maintenance of the Common Elements as set forth in an invoice from Landlord, Tenant shall so notify Landlord within thirty (30) days of receipt of such invoice and the parties shall thereafter appoint a third-party referee approved by both parties to determine an equitable allocation of the expenses addressed in such invoice, and such referee’s determination shall be deemed to be conclusive, and Tenant shall pay such invoice, as adjusted by the referee’s determination, within ten (10) days of notice of the referee’s determination. In the event the parties cannot agree on a third-party referee, each party shall appoint a referee to make an independent determination of an equitable allocation the expenses in question. If the result of the two independent determinations is that the higher allocation of Tenant’s share of the expenses in question is within ten percent (10%) of the lower allocation of Tenant’s share of such expenses, the parties agree that the Tenant’s share of such expenses shall be conclusively deemed to be the average of the two independent determinations. If the two independent determinations are not within ten percent (10%) of each other, the two independent referees shall jointly appoint a third referee, the determination of which shall be conclusively deemed to be Tenant’s share of the expenses in question.

 

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ARTICLE XI

Damage or Destruction

11.1     Deposit of Net Proceeds . In the event all or any material portion of the Parking Facility is damaged or destroyed by fire or other casualty, the Landlord and Tenant shall deposit all Net Proceeds payable as to such casualty with an escrow agent (the “Escrow Agent”) mutually acceptable to Landlord and Tenant. Landlord shall, within ninety (90) days after the date such damage or destruction occurs, proceed in accordance with the following provisions and shall give notice of its intended course of action to Tenant, and the Escrow Agent shall disburse such Net Proceeds in accordance with such notice.

    (a)      Repair and Restoration . In the event less than twenty-five percent (25%) of the Parking Facility is destroyed, then Landlord shall proceed to repair, reconstruct and restore the Premises to substantially the same condition as had existed prior to the event causing such damage or destruction, with such alterations and additions as the Landlord may determine to be necessary or desirable and as will not impair the capacity or character of the Parking Facility for the purposes for which it had been used prior to such damage or destruction or is intended to be used. In the event such repairs and restoration require a permanent alteration in the design or use of the Parking Facility, Tenant shall have a period of not more than thirty (30) days in which to review, approve and accept the cost of such repair and replacement before the Landlord shall proceed with such repairs. So long as no event of default has occurred and is continuing under this Lease, the Escrow Agent, upon receipt of a request made by the Landlord, shall apply so much as may be necessary of such Net Proceeds to payment of the cost of such repair, reconstruction and restoration, either on completion thereof or as the work progresses. Any such request may provide for Net Proceeds to be paid directly to third-party vendors or to be paid to the Landlord for reimbursement of costs incurred in such repair, replacement or restoration. If such Net Proceeds are not sufficient to pay in full the cost of such repair, replacement and restoration, any deficiency shall be paid by Tenant.

    (b)     In the event more than twenty-five percent (25%) of the Parking Facility is destroyed and Landlord determines not to restore or repair the Parking Facility, the Net Proceeds, to the extent available, shall be applied as follows:

    (i)     First, to the costs of demolition and removal of debris and to restoration of the Property, subject to the structural requirements of any remaining components of the Project;

    (ii)     Second, to the payment of any outstanding amount owed to any Tenant Mortgagee; and

 

20


(iii)     Third, the balance to be allocated between Landlord and Tenant in proportion to the value that each of the Landlord’s reversionary interest and Tenant’s leasehold interest in the Premises has to the value of the Premises immediately prior to the date such damage or destruction occurs. Any determination of the Landlord’s reversionary interest in the Premises and the Tenant’s leasehold interest in the Premises for purposes of this subsection (iii) shall take into account the fact that the Tenant has leased the Premises for the expected useful life of the Parking Facility.

ARTICLE XII

Condemnation

12.1     Taking . In the event that the Premises, or any part thereof, shall be taken in condemnation proceedings or by exercise of any right of eminent domain or by agreement between Landlord, Tenant and those authorized to exercise such right (any such matters being hereinafter referred to as a “taking”), Landlord, Tenant and any person or entity having an interest in the award or awards shall have the right to participate in any such condemnation proceedings or agreement for the purpose of protecting their interests hereunder. Each party so participating shall pay its own expenses and fees incurred therein.

12.2     Total Taking . If at any time during the term of this Lease there shall be a taking of the whole or substantially all of the Premises, this Lease shall terminate and expire on the date of such taking and the Base Rent and the Additional Rent owing hereunder shall be apportioned and paid to the date of such taking. For the purposes of this Article “substantially all of the Premises” shall be deemed to have been taken if, in the reasonable judgment of either Landlord or Tenant, the untaken part of the Premises shall be insufficient for the economic and feasible operation thereof by Tenant, such as, for example, if in the reasonable judgment of either Landlord or Tenant, the taking reduces available parking below acceptable levels taking into account the uses contemplated by either Landlord or Tenant. In such event, the Net Proceeds, to the extent available, shall be allocable as follows:

  (a)     First, the value of the Property considered as vacant and unimproved land shall be paid to Owner or to Owner’s mortgagee, if any;

  (b)     Second, to the payment of any outstanding amount owed to any Tenant Mortgagee; and

 

21


(c)     Third, the balance to be allocated between Landlord and Tenant in proportion to the value that each of the Landlord’s reversionary interest and Tenant’s leasehold interest in the Premises has to the value of the Premises immediately prior to the date such taking occurs. Any determination of the Landlord’s reversionary interest in the Premises and the Tenant’s leasehold interest in the Premises for purposes of this subsection (c) shall take into account the fact that the Tenant has leased the Premises for the expected useful life of the Parking Facility.

12.3.   Continuation of Lease After Partial Taking . In the event of a partial taking of less than materially all of the Parking Facility such that the Parking Facility can continue to operate on an economically viable basis, this Lease shall continue without modification and the Net Proceeds shall be allocated as follows:

(a)     First, to any restoration or modification of the Premises required to make the Premises a complete architectural unit as nearly as reasonably possible to their condition prior to the taking;

(b)     Second, the balance shall be shared by Landlord and Tenant in the same proportion as described in Section 12.2(c) above.

12.4.   Temporary Takings . In the event of a taking of all or a part of the Premises for temporary use, this Lease shall continue without change, including without abatement of rent, as between Landlord and Tenant, and Tenant shall be entitled to the award made for such use; provided that:

 

  (a)

such award shall be apportioned between Landlord and Tenant so as to allocate to Landlord that portion of the award applicable following the date of the expiration of the term of this Lease; and

 

  (b)

Tenant shall be entitled to file and prosecute any claim against the condemnor for damages and to recover the same, for any negligent use, waste or injury to the Premises throughout the balance of the Term of this Lease. The amount of damages so recovered shall be paid directly to Tenant.

ARTICLE XIII

Right to Mortgage

13.1   Leasehold Mortgages . Notwithstanding anything to the contrary contained in this Lease, Tenant shall have the right, at any time and from time to time, to mortgage its leasehold interest in the Premises on such terms, conditions and maturity as Tenant shall determine, and to enter into any and all extensions, modifications, amendments, replacements, and refinancings of any such leasehold mortgage as Tenant may desire; provided, however, the terms of any such leasehold mortgage shall expressly disclaim

 

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any interest against Landlord’s interest in the Premises and shall absolve Landlord of any liability with respect to the financing secured by such leasehold mortgage. In addition, in the event the original principal balance of the obligation secured by any one or more mortgages encumbering the Tenant’s leasehold interest exceeds the amount of the Facility Payment, plus amounts incurred to pay financing costs and to fund reserves in connection with Tenant’s arrangements to finance the Facility Payment, the terms of such mortgages shall provide that, in the event of a default under the terms thereof, the Parking Facility shall be released from the liens of such mortgages upon payment to the holders thereof of an amount equal to the fair market value of the Parking Facility at the time of such default.

If Tenant, or Tenant’s successors or assigns shall mortgage said leasehold interest, then as long as any such leasehold mortgage shall remain unsatisfied of record, the following provisions shall apply, notwithstanding anything to the contrary contained in this Lease, and any pertinent provisions of this Lease shall be deemed to be amended and modified to the extent necessary so as to provide as follows:

 

  (a)

Landlord’s rights to cancel, surrender, accept a surrender, or modify this Lease shall be subject to the rights of a Tenant Mortgagee under this Article XIII.

 

  (b)

Landlord, upon serving upon Tenant any notice of default pursuant to the provisions of Article XX hereof, or any other notice under the provisions of or with respect to this Lease, shall also serve a copy of such notice on any Tenant Mortgagee; provided, however, that Landlord’s obligation to give or provide such Tenant Mortgagee with any notice shall be contingent upon such Tenant Mortgagee providing written notice to Landlord of its existence and setting forth the address to which all such notices are to be delivered.

 

  (c)

Any Tenant Mortgagee, in case Tenant shall be in default hereunder, shall, within the period and otherwise as herein provided, have the right to remedy such default, or cause the same to be remedied, and Landlord shall accept such, performance by or at the instance of such holder as if the same had been made by Tenant.

 

  (d)

A Tenant Mortgagee, in the event Tenant shall be in default hereunder, shall have the right, within the period and otherwise as herein provided, to remedy or cause to be remedied such default, and Landlord shall accept such performance by or at the instigation of such leasehold mortgage holder as if the same had been performed by Tenant. No default by Tenant in performing work required to be performed, acts to be done, or conditions to be remedied, shall be deemed to exist, if steps, in good faith, have been properly commenced by Tenant or by said leasehold mortgage holder, or by any other party, person, or entity to rectify the same and prosecuted to completion within 180 days.

 

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  (e)

Anything herein contained to the contrary notwithstanding, during such time as the leasehold mortgage remains unsatisfied of record and unpaid, if an event or events shall occur which shall entitle Landlord to terminate this Lease, and if before the expiration of sixty (60) days after the date of service of notice of termination under this Lease, a Tenant Mortgagee shall have paid to Landlord all rent and other payments which are then in default, and shall have complied or shall be engaged in the work of complying with all the other requirements of this Lease, if any, which work shall be completed in not more than 180 days, then in default, and shall continue to pay rent due hereunder, then Landlord shall not be entitled to terminate this Lease and any notice of termination theretofore given shall be void and of no effect, provided, however, that nothing herein contained shall in any way affect, diminish, or impair Landlord’s right to terminate this Lease (if such default is not cured within said sixty (60) day period or in the process of being cured with reasonable due diligence) or to enforce any other remedy in the event of the nonpayment of any such rent thereafter payable by Tenant or in case of any other such default in the performance of any of the obligations of Tenant hereunder in accordance with this Lease.

 

  (f)

Landlord and Tenant shall not enter into any agreement modifying, canceling or surrendering this Lease without the prior written consent of any Tenant Mortgagee.

13.2     No Mortgagee Obligations . Notwithstanding anything to the contrary set forth in this Lease, in no event shall any Tenant Mortgagee be obligated to (i) construct any improvements on the Premises, (ii) cure any default with respect to or satisfy or discharge any lien or encumbrance against Tenant’s interest in this Lease or the Premises.

13.3.     Release of Tenant Mortgagee . If any Tenant Mortgagee shall acquire title to Tenant’s interest in this Lease, by foreclosure of a mortgage thereon or by assignment in lieu of foreclosure or by an assignment from a nominee or wholly owned subsidiary corporation of such mortgagee, or under a new lease, such Tenant Mortgagee may assign such lease and shall thereupon be released from all liability for the performance or observance of the covenants and conditions in such lease contained on Tenant’s part to be performed and observed from and after the date of such assignment, provided that the assignee from such Tenant Mortgagee shall have (i) assumed the Tenant’s obligations under this Lease, and (ii) engaged an experienced management firm reasonably satisfactory to Landlord to manage the Premises.

13.4     Mortgage of Owner’s Interest . Owner shall have the unrestricted right to mortgage its interest in the Premises. Any such mortgage shall be superior to the Master Lease and to this Lease and any Tenant Mortgagee’s interest in the Premises, and Landlord, Tenant and Tenant Mortgagee and the holder of any mortgage or deed of

 

24


trust placed on the Premises by Owner shall have executed a Subordination, Non-Disturbance and Attornment Agreement subordinating the Tenant’s and Tenant Mortgagee’s interest in this Lease and the Premises to the lien of such mortgage or deed of trust and providing that upon any foreclosure sale pursuant to power of sale, in lieu of foreclosure or other acquisition of Owner’s interest in this Lease or the Premises by such holder, its successors or assigns, that the Master Lease, and Tenant’s and Tenant Mortgagee’s rights in this Lease or in the Premises shall not be disturbed or impaired and any such holder shall not have any greater rights than Owner hereunder, or the right to cancel this Lease, or to cancel any new lease made to a Tenant Mortgagee, unless there is a default on the part of the Tenant, uncured by either the Tenant or any Tenant Mortgagee within any applicable cure period, or notice and cure period herein provided, which, under the terms of this Lease, or such lease, would enable the Landlord, or its successors, to cancel this Lease. Such Subordination, Non-Disturbance and Attornment Agreement shall provide that Owner’s Mortgagee’s liability (i) shall be limited to its interest in the Property, (ii) shall not apply to any acts or occurrences prior to any acquisition of Owner’s interest in this Lease or the Premises; and (iii) shall be limited with respect to any obligations to restore or repair the Premises to available proceeds of insurance.

ARTICLE XIV

Representations

14.1     Representations by Landlord . Landlord makes the following representations:

(a)     The Landlord is duly incorporated, validly existing and in good standing under the laws of the State of North Carolina; and

(b)     The Landlord has full power and authority to enter into this Lease and to perform the transactions contemplated thereby and to carry out its obligations thereunder and by proper corporate action has duly authorized, executed and delivered this Lease.

14.2     Representations by Tenant . Tenant makes the following representations:

(a)     Tenant is a political subdivision of the State of North Carolina, duly created and validly existing under the laws of the State of North Carolina;

(b)     The lease of the Premises to Tenant pursuant to this Lease will provide needed parking facilities for Tenant and serve functions which are essential to the proper, efficient and economic operation of Tenant;

(c)     Tenant has full power and authority to enter into this Lease and to perform the transactions contemplated hereby and to carry out its obligations hereunder and by proper action has duly authorized, executed and delivered this Lease;

 

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(d)     Tenant is not in default in the payment of the principal of or interest on any of its indebtedness for borrowed money and is not in default under any instrument under or subject to which any indebtedness for borrowed money has been incurred, and no event has occurred and is continuing that with the lapse of time or the giving of notice, or both, would constitute or result in an event of default thereunder;

(e)     Tenant is not in default under or in violation of, and the execution, delivery and compliance by Tenant with the terms and conditions of this Lease will not conflict with or constitute or result in a default under or violation of, (i) any existing law, rule or regulation applicable to Tenant, or (ii) any indenture, mortgage, deed of trust, lien, lease, contract, note, order, judgment, decree or other agreement, instrument or restriction of any kind to which Tenant or any of its assets is subject, and no event has occurred and is continuing that with the lapse of time or the giving of notice, or both, would constitute or result in such a default or violation; and

(f)     No further approval, consent or withholding of objection on the part of any regulatory body or any official, Federal, state or local, is required in connection with the execution or delivery of or compliance by Tenant with the terms and conditions of this Lease.

ARTICLE XV

Indemnifications

15.1     Tenant Indemnity . To the extent permitted by law, Tenant shall indemnify and save harmless Landlord (and each of Landlord’s partners, shareholders or corporate general partners, officers, directors, agents and employees) against and from all liabilities, obligations, damages, penalties, claims, costs, charges and expenses, including reasonable attorneys’ fees, which may be imposed upon or incurred by or asserted against Landlord by reason of any of the following occurrences during the term of this Lease:

 

  (a)

any use, non-use, possession, occupation, condition, operation, maintenance or management of the Premises by Tenant or its agents or its invitees;

 

  (b)

any negligence on the part of Tenant or any of its agents, contractors, servants, employees, subtenants, licensees or invitees in connection with the operation of the Premises;

 

  (c)

any failure to comply with all applicable laws governing the use and occupancy of the Parking Facility, including, without limitation, laws and regulations with regard to Hazardous Materials;

 

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  (d)

any accident, injury or damage to any person or property occurring in, on or about the Parking Facility or any part thereof, or any alley, sidewalk, curb, vault, passageway or space adjacent thereto; or

 

  (e)

any failure on the part of Tenant to perform or comply with any of the covenants, agreements, terms, provisions, conditions or limitations contained in this Lease on its part to be performed or complied with.

 

  (f)

In case any action or proceeding is brought against Landlord by reason of any such claim, Tenant upon written notice from Landlord shall at Tenant’s expense resist or defend such action or proceeding by counsel selected by Landlord in writing and approved by Tenant, which approval Tenant agrees not unreasonably to withhold. If Tenant has supplied Landlord with insurance policies covering any of the aforementioned risks, no claim shall be made against Tenant unless and until the insurer shall fail or refuse to defend and/or pay all or any part thereof.

 

  (g)

Notwithstanding the foregoing, the indemnification described in this Section 15.1 shall not apply to any liability, obligation, damage, penalty, claim, cost, charge or expense created, in whole or in part, by the willful or negligent acts or omissions of Landlord, its agents or employees or in connection with any action by Tenant against Landlord for failure to comply with the provisions of this Lease.

15.2.     Landlord Indemnity .

(a)     Landlord shall indemnify and save harmless Tenant (and each of Tenant’s elected officials, officers, agents and employees) against and from all liabilities, obligations, damages, penalties, claims, costs, charges and expenses, including reasonable attorneys’ fees, which may be imposed upon or incurred by or asserted against Landlord by reason of any of the following occurrences during the term of this Lease:

 

  (i)

any work or thing done in, on or about the Premises or any part thereof by Landlord or any agent, contractor or employee of Landlord;

 

  (ii)

any negligence on the part of Landlord or any of its agents, contractors, servants, employees, subtenants, licensees or invitees;

 

  (iii)

any failure on the part of Landlord to perform or comply with any of the covenants, agreements, terms, provisions, conditions or limitations contained in this Lease on its part to be performed or complied with.

 

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  (iv)

In case any action or proceeding is brought against Tenant by reason of any such claim, Landlord upon written notice from Tenant shall at Landlord’s expense resist or defend such action or proceeding by counsel approved by Tenant in writing, which approval Tenant agrees not unreasonably to withhold. If Landlord has supplied Tenant with insurance policies covering any of the aforementioned risks, no claim shall be made against Landlord unless and until the insurer shall fail or refuse to defend and/or pay all or any part thereof.

(b)     Notwithstanding the foregoing, the indemnification described in this Section 15. 2 shall not apply to any liability, obligation, damage, penalty, claim, cost, charge or expense created, in whole or in part, by the willful or negligent acts or omissions of Tenant, its agents or employees or in connection with any action by Landlord against Tenant for failure to comply with the provisions of this Lease.

ARTICLE XVI

Residential Development and

Release of P-2 Residential Parking Area

16.1     Residential Development . The parties acknowledge that Landlord proposes to include a residential development of approximately 78 housing units in the Project (the “Residential Development”), to be constructed in phases, the first phase to comprise approximately 35 to 45 residential housing units (the “Residential Development First Phase”), and a second phase of approximately 40 housing units (the “Residential Development Second Phase”) to commence upon the pre-sale of 75% of the units in the Residential Development First Phase, provided that market conditions permit financing to be secured for the Residential Development Second Phase on commercially reasonable terms. The parties further acknowledge that the construction of the Residential Development is a material inducement to the Tenant’s execution and performance of this Lease.

16.2     Release of P-2 Residential Parking Area from Lease . Tenant agrees to release and relinquish its leasehold interest in the P-2 Residential Parking Area portion of the Premises upon sixty (60) days written notification from Landlord requesting such release and certifying the issuance of a final certificate of occupancy for the shell building for the Residential Development First Phase. In consideration for such release, Landlord shall pay, or shall cause to be paid, to Tenant at the time of such release the amount of $549,000, representing the sum of $9,000 for each of the sixty-one (61) parking spaces included in the P-2 Residential Parking Area.

16.3     Amendment to Lease . The release of the P-2 Residential Parking Area shall be evidenced by an appropriate amendment to this Lease and by an amendment to any recorded memorandum of this Lease.

 

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16.4     Conveyance of Easement Rights to Residential Development . Tenant further agrees to join in the conveyance of any easement rights over and across the Premises reasonably necessary for the use and enjoyment of the P-2 Residential Parking Area by the occupants of the residential housing units for whom the P-2 Residential Parking Area shall be reserved, provided such easement rights do not unreasonably interfere with Tenant’s use and enjoyment of the Premises.

16.5     Release Contemplated by Mortgages . Tenant covenants and agrees that any mortgage or deed of trust encumbering its leasehold interest in the Premises shall include provisions to release the P-2 Residential Parking Area in accordance with the terms of this Lease.

16.6     Guarantee by Landlord . In consideration for Tenant’s payment of the Facility Payment with respect to the P-2 Residential Parking Area and for Tenant’s agreement to thereafter release the P-2 Residential Parking Area from the Premises, Landlord agrees to deliver to Tenant upon the Commencement Date of this Lease a corporate guarantee in the face amount of One Million Dollars ($1,000,000) (the “Guarantee”), representing the portion of the Facility Payment allocable to the P-2 Residential Parking Area. The City may demand payment under the Guarantee in the event the Residential Development First Phase is not completed, such completion to be evidenced by issuance of a certificate of completion by the City of Raleigh, within three (3) years after receipt of the building permit for the construction of the office and retail portions of the Project. In the event the Residential Development First Phase is completed within such three (3) year period, the Guarantee shall cease to be of any force or effect, and Landlord shall have no further obligation to Tenant with respect to the construction of the residential portion of the Project.

16.7     Parking for Residential Development Second Phase . Upon completion of the parking for the Residential Development Second Phase, Tenant agrees to pay to Landlord, the sum of $4,200 for each space constructed for the Residential Development Second Phase; provided, however, the aggregate number of spaces for both phases of the Residential Development shall not exceed 150 without Tenant’s written consent. In addition, Tenant covenants and agrees to take such reasonable steps as are necessary such that the Residential Development can operate as a separately owned condominium development, including, but not limited to, execution of “zero lot line” agreements, construction easements, and the conveyance of easement rights for ingress, egress, air rights, and utilities.

16.8     Restriction on Residential Development Second Phase . Owner and Landlord agree to subject the property currently designated for the Second Residential Phase on Block A-24 as noted on Exhibit B to a restrictive covenant running with the land restricting the development of such property to residential, office and retail uses (and related parking requirements) unless otherwise consented to in writing by Tenant. A similar restrictive covenant will apply to any portion of the Residential Development First Phase that may remain unfinished at the end of the three-year period beginning on

 

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the date hereof. All such covenants shall have a term of ten (10) years from the date hereof.

16.9     Sharing of Profits from Residential Development . As additional consideration for Tenant’s execution and performance of this Lease, Landlord agrees that Tenant shall share in the profits from the sale of residential units within the Residential Development as follows. Within three months of the sale of all of the units in the Residential Development, Landlord shall determine the “net profit” and “total costs” of the Residential Development. For purposes hereof, “net profit” means gross proceeds from the sale of residential units less total costs, and “total costs” means all hard and soft costs of designing, developing, constructing and marketing the Residential Development, as well as a ten percent (10%) preferred return on all equity invested in the Residential Development. Following such determination, Landlord shall cause Tenant to be paid the following amounts:

(i)     5% of net profits to the extent that net profits exclusive of the City’s participation are less than 15% of total costs;

(ii)     10% of net profits to the extent net profits are more than 15% of total costs and less than 16% of total costs;

(iii)     14% of net profits to the extent net profits are more than 16% of total costs and less than 17% of total costs;

(iv)     18% of net profits to the extent net profits are more than 17% of total costs and less than 18% of total costs;

(v)     23% of net profits to the extent net profits are more than 18% of total costs and less than 19% of total costs;

(vi)     28% of net profits to the extent net profits are more than 19% of total costs and less than 20% of total costs; and

(vii)     33% of net profits to the extent net profits are more than 20% of total costs.

ARTICLE XVII

Entry on Premises by Landlord

17.1     Entry by Landlord . Tenant shall permit Landlord and its authorized representatives to enter the Premises at all reasonable times, after reasonable advance written notice to Tenant, for the purpose of inspecting the Premises, except in the event of an actual emergency, in which case no notice shall be required. Notwithstanding the foregoing, Landlord’s right to inspect the Premises shall not unreasonably interfere with the rights of any of subtenants and their rightful licensees, invitees and guests and any

 

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such entry shall be subject to the terms of any agreements, including subleases, between Tenant and any occupant of all or any portion of the Premises.

ARTICLE XVIII

Parties’ Right to Perform Covenants

18.1     Landlord’s Right to Cure . If Tenant shall at any time fail to pay any Imposition in accordance with the provisions of Article V hereof, or to take out, pay for, maintain or deliver any of the insurance policies or certificates therefor as provided for in Article VI hereof, or shall fail to make any other payment or perform any other act on its part to be made or performed, then Landlord, after thirty (30) days written notice to Tenant (or without notice in case of an actual emergency) and without waiving or releasing Tenant from any obligation of Tenant contained in this Lease or from any default by Tenant and without waiving Landlord’s right to take such action as may be permissible under this Lease as a result of such default, may (but shall be under no obligation to):

 

  (a)

pay any Imposition payable by Tenant pursuant to the provisions of Article V hereof, or

 

  (b)

take out, pay for and maintain any of the insurance policies provided for in Article VI hereof, or

 

  (c)

make any other payment or perform any other act on Tenant’s part to be made or performed as in this Lease provided, and may enter upon the Premises for any such purpose, and take all such action thereon, as may be necessary therefor.

18.2     Tenant’s Right to Cure . If Landlord shall at any time fail to perform its maintenance obligations under Article X of hereof, and such failure continues for thirty (30) days after written notice of such failure from Tenant to Landlord (or without notice in case of an actual emergency) and without waiving or releasing Landlord from any obligation of Landlord contained in this Lease or from any default by Landlord, may (but shall be under no obligation to) perform such obligations and to be reimbursed by Landlord for all such expenses incurred in connection with such performance of Landlord’s obligations.

18.3.     Interest on Costs to Cure . All sums so paid by Landlord or Tenant and all costs and expenses incurred by Landlord or Tenant, including reasonable attorneys’ fees, in connection with the performance of any such act, together with interest thereon at the annual rate equal to the Wall Street Journal Prime Rate (or a commercially equivalent rate if such a prime rate is no longer published by the Wall Street Journal) plus two percent (2%) beginning on the date following such payment or incurrence of such cost and expense. Any amounts owed by Tenant under this Article XIX shall constitute Additional Rent payable by Tenant under this Lease and shall be paid by Tenant to Landlord on demand.

 

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18.4         No Setoff . It is the intention of the parties hereto that the obligations of Tenant hereunder to make the Facility Payment (which has been irrevocably transferred and assigned by Landlord to the Owner) to the Owner shall be a separate and independent covenant and agreement in accordance with the terms hereof. It is agreed and intended that Facility Payment by Tenant in accordance with the terms hereof shall be paid without notice, demand, counterclaim, setoff, deduction or defense and without abatement, suspension, deferment, diminution or reduction and that Tenant’s obligation to pay the Facility Payment is absolute and unconditional and free from any charges, assessments, impositions, expenses or deductions of any and every kind or nature. Under no circumstances shall the Owner or Owner Mortgagee be obligated to repay Tenant, refund to Tenant, or return to Tenant, the Facility Payment. Tenant shall not take any action to terminate, rescind or void this Lease and the obligations and liabilities of Tenant hereunder shall in no way be released, discharged or otherwise affected for any reason, including without limitation: (a) any defect in the condition, merchantability, design, quality or fitness for use of the Premises or any part thereof; (b) the failure of the Premises to comply with all applicable laws, including any inability to occupy or use the Premises by reason of such noncompliance; (c) any right or claim that Tenant has or might have against any person, including without limitation Landlord, the Owner, any Owner Mortgagee, or any vendor, manufacturer, contractor of or for the Premises; (d) any action, omission, breach or failure on the part of Landlord or any other person to perform or comply with any of the terms of this Lease, or of any other agreement; (e) any action by any court, administrative agency or other governmental authority; (f) any interference, interruption or cessation or delay in the use, possession or quiet enjoyment of the Premises; (g) any action with respect to this Lease (including the disaffirmance or rejection hereof) which may be taken by Landlord under the Federal Bankruptcy Code or by any trustee, receiver or liquidator of Landlord or by any court under the Federal Bankruptcy Code or otherwise, (h) the prohibition or restriction of Tenant’s use of the Premises under any applicable laws or otherwise, (i) any breach or default by Landlord hereunder or under any other agreement between Landlord and Tenant, (j) any sale or other disposition of the Premises; or (k) any other occurrence whatsoever, whether similar or dissimilar to the foregoing, whether foreseeable or unforeseeable, and whether or not Tenant shall have notice or knowledge of any of the foregoing, any recent or future law notwithstanding. This Lease shall be noncancellable by Tenant for any reason whatsoever and, except as expressly provided in this Lease, Tenant, to the extent now or hereafter permitted by applicable laws, waives all rights now or hereafter conferred by statute or otherwise to quit, terminate or surrender this Lease or to any diminution, abatement or reduction of the Facility Payment payable hereunder. Unless the Owner has assumed the role of Landlord pursuant to Section 2.1, under no circumstances or conditions shall Owner or Owner Mortgagee be expected or required to make any payment of any kind hereunder or have any obligations with respect to the use, possession, control, maintenance, alteration, rebuilding, replacing, repair, restoration or operation of all or any part of the Premises, so long as the Premises or any part thereof is subject to this Lease, and Tenant expressly waives the right to perform any such action at the expense of Owner or Owner Mortgagee whether hereunder or pursuant to any law. Tenant waives all rights

 

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which are not expressly stated herein but which may now or hereafter otherwise be conferred by law (i) to quit, terminate or surrender this Lease or any of the Premises; (ii) to have any setoff, counterclaim, recoupment, abatement, suspension, deferment, diminution, deduction, reduction or defense of or to the Facility Payment; and (iii) to have any statutory lien or offset right against Owner or Owner Mortgagee.

ARTICLE XIX

Defaults

19.1     Events of Default . If any one or more of the following events shall happen and shall remain uncured after the expiration of the specified notice and cure periods applicable to such events, such event shall be a “Tenant Event of Default”:

 

  (a)

if default shall be made in the due and punctual payment of the Facility Payment,

 

  (b)

if default shall be made in the due and punctual payment of any Base Rent payable under this Lease or any part thereof, or in the due and punctual payment of the Impositions in accordance with the provisions of Article V, or with respect to the premiums payable in connection with the insurance policies required in accordance with the provisions of Article VI, when and as the same shall become due and payable, and such default shall continue for a period of fifteen (15) days after written notice from Landlord to Tenant specifying the items in default; or

 

  (c)

if default shall be made by Tenant in the performance or compliance with any of the agreements, terms, covenants or conditions in this Lease other than those referred to in the foregoing paragraph (a) of this Section for a period of ninety (90) days after written notice from Landlord to Tenant specifying the items in default; or

 

  (d)

if Tenant shall file a voluntary petition in bankruptcy or have entered against it an order for relief in response to any involuntary petition in bankruptcy or shall be adjudicated a bankrupt or insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal bankruptcy act or any other present or future federal, state or other bankruptcy or insolvency statute or law, or shall seek or consent to or acquiesce in the appointment of any bankruptcy or insolvency trustee, receiver or liquidator of Tenant or of all or any substantial part of its properties or of the Premises, and if such condition shall continue for a period of thirty (30) days after the occurrence thereof.

19.2     Termination of Lease: Other Remedies . Upon the occurrence of a Tenant Event of Default specified in Section 19.1(a), Landlord, at any time thereafter may give

.

 

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written notice to Tenant specifying such event of default or events of default and stating that this Lease and the term hereby demised shall expire and terminate on the date specified in such notice, which shall be at least thirty (30) days after the giving of such notice, and upon the date specified in such notice this Lease and the term hereby demised and all rights of Tenant under this Lease, shall expire and terminate, and Tenant shall remain liable as hereinafter provided. Alternatively, Landlord may enter and take control of the Premises without terminating this Lease, and may pursue any other remedy available at law or in equity. Tenant agrees that if it breaches its obligations under Section 19.1(a), Landlord shall be entitled to maintain an action for specific performance of Tenant’s duties and obligations hereunder.

Upon the occurrence of any event of default specified in Section 19.1(b),(c) or (d), Landlord may take such action in law or equity as shall be deemed necessary to enforce the rights of Landlord under this Lease.

19.3     Events of Landlord Default . If any one or more of the following events shall happen and shall remain uncured after the expiration of the specified notice and cure periods applicable to such events, such event shall be a “Landlord Event of Default”:

(a)        if default shall be made by Landlord in the performance or compliance with any of the agreements, terms, covenants or conditions in this Lease for a period of ninety (90) days after written notice from Tenant to Landlord specifying the items in default; or

(b)        if Landlord shall file a voluntary petition in bankruptcy or have entered against it an order for relief in response to any involuntary petition in bankruptcy or shall be adjudicated a bankrupt or insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal bankruptcy act or any other present or future federal, state or other bankruptcy or insolvency statute or law, or shall seek or consent to or acquiesce in the appointment of any bankruptcy or insolvency trustee, receiver or liquidator of Landlord or of all or any substantial part of its properties and if such condition shall continue for a period of thirty (30) days after the occurrence thereof;

Upon the occurrence of any Landlord Event of Default, Tenant may take such action in law or equity as shall be deemed necessary to enforce the rights of Tenant under this Lease.

19.4     Late Charge. Tenant acknowledges that the late payment by Tenant of the Facility Payment under this Lease will cause the Owner to incur damages, including administrative costs, loss of use of the overdue funds and other costs, the exact amount of which would be impractical and extremely difficult to fix. Tenant agrees that if the Owner does not receive the Facility Payment by the date such payment is due, then the Tenant shall pay, in addition to any other sums due, an amount equal to the late

 

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payment fee and other penalties due under the loan documents between Owner and Owner Mortgagee. Acceptance of the late charges by Owner shall not cure or waive a default, nor prevent Owner or Landlord from exercising, before or after such acceptance, any of the rights and remedies for a default provided by this Lease or at law. Payment of the late charge is not an alternative means of performance of Tenant’s obligation at the times specified in this Lease. Tenant will be liable for the late charge regardless of whether Tenant’s failure to pay when due constitutes an Event of Default under the Lease.

19.5     No Waiver. No failure by any party hereunder to insist upon the strict performance of any agreement, term, covenant or condition hereof or to exercise any right or remedy consequent upon a breach thereof, and no acceptance of full or partial rent during the continuance of any such breach, shall constitute a waiver of any such breach or of such agreement, term, covenant or condition. No agreement, term, covenant or condition hereof to be performed or complied with by any party hereunder, and no breach thereof, shall be waived, altered or modified except by a written instrument executed by the non-defaulting party. No waiver of any breach shall affect or alter this Lease, but each and every agreement, term, covenant and condition hereof shall continue in full force and effect with respect to any other then existing or subsequent breach thereof.

19.6     Cumulative Remedies. Each right and remedy provided for in this Lease shall be cumulative and shall be in addition to every other right or remedy provided for in this Lease or now or hereafter existing at law or in equity or by statute or otherwise, and the exercise or beginning of the exercise by Landlord or Tenant of any one or more of the rights or remedies provided for in this Lease or now or hereafter existing at law or in equity or by statute or otherwise shall not preclude the simultaneous or later exercise by the party in question of any or all other rights or remedies provided for in this Lease or now or hereafter existing at law or in equity or by statute or otherwise.

ARTICLE XX

Estoppels

20.1     Tenant Estoppel. Tenant shall, without charge, at any time and from time to time, within twenty (20) days after request by Landlord or Owner, certify by written instrument, duly executed, acknowledged and delivered, to Landlord or Owner, or any other person, firm or corporation specified by Landlord or Owner:

 

  (a)

that this Lease is unmodified and in full force and effect, or, if there have been any modifications, that the same is in full force and effect as modified and stating the modifications;

 

  (b)

whether or not there are then existing any set-offs or defenses against the enforcement of any of the agreements, terms, covenants or conditions

 

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hereof and any modifications hereof upon the part of Tenant to be performed or complied with, and, if so, specifying the same;

 

  (c)

the dates, if any, to which the Base Rent and any Additional Rent and other charges hereunder have been paid in advance; and

 

  (d)

the date of expiration of the term of this Lease.

20.2     Landlord Estoppel. Landlord shall, without charge, at any time and from time to time, within twenty (20) days after request by Tenant or leasehold mortgagee certify by written instrument, duly executed, acknowledged and delivered, to the effect that this Lease is unmodified and in full force and effect (or if there shall have been modifications that the same is in full force and effect as modified and stating the modifications) and the dates to which the Base Rent and other charges have been paid, the date of expiration of the term of this Lease, the Base Rent then payable under this Lease, and stating whether or not, to the best knowledge of the officer executing such certificate on behalf of Landlord, Tenant is in default in performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default of which the person executing such certificate may have knowledge.

ARTICLE XXI

Disputes

Landlord and Tenant agree that any dispute between the parties shall be resolved by the courts of the State of North Carolina and not by arbitration.

ARTICLE XXII

Miscellaneous Provisions

22.1     Notices. Unless otherwise provided herein, all demands, notices, approvals, consents, requests, opinions and other communications hereunder shall be in writing and shall be deemed to have been given when delivered in person or mailed by first class registered or certified mail, postage prepaid, addressed as follows:

 

  (a)

If to Landlord:

Progress Energy Carolinas, Inc.

PO Box 1551

Raleigh, NC 27602-1551

Attention: Vice President, Real Estate

 

36


  (b)

If to Tenant:

City of Raleigh

P.O. Box 590

Raleigh, North Carolina 27602

Attention: City Manager

22.2     Severability . The provisions of this Agreement are intended to be severable. If any provision of this Agreement shall be held invalid by any court of competent jurisdiction, such holding shall not invalidate any other provision hereof.

22.3     Successors and Assigns . Except as provided in Section 22.11, this Agreement shall be binding upon, inure to the benefit of and be enforceable by the parties and their respective successors and assigns.

22.4     Applicable Law . This Agreement shall be governed by the laws of the State of North Carolina.

22.5     Counterparts . This Agreement may be executed in any number of counterparts, each of which shall be an original, together shall constitute but one and the same Agreement.

22.6     Nondiscrimination . Neither the Landlord nor its officers or employees will discriminate in any manner on the basis of age, handicap, sex, race, color, creed, sexual orientation or national origin with respect to the subject matter of this Agreement, no matter how remote. The Landlord hereto further agrees in all respects to conform with the provisions and intent of the City of Raleigh, North Carolina Ordinance No. 1969-889 as amended. This provision being incorporated for the benefit of the City and its residents may be enforced as set out in said ordinance, enforcement of this provision shall be by action for specific performance, injunctive relief, and other remedy as by law provided. This provision shall be binding on the successors and assigns of the Landlord with reference to the subject matter of this Agreement.

22.7     Entire Agreement . This Agreement expresses the entire understanding and all agreements between the parties with respect to the matters covered hereby and may not be modified except by a writing signed by the parties.

22.8     Short Form . Upon request by either party, the parties shall execute and record a memorandum or short form of this Lease and all amendments or renewals hereof setting forth such provisions hereof as either party may wish to incorporate.

22.9     Interpretation . Pronouns, where used herein, of whatever gender, shall include natural persons, corporations, and associations of every kind and character, and the singular shall include the plural and vice versa where and as often as may be appropriate. Article and section headings under this Lease are for convenience of reference and shall not affect the construction or interpretation of this Lease. Whenever

 

37


the terms “hereof,” “hereby,” “herein,” or words of similar import are used in this Lease, they shall be construed as referring to this Lease in its entirety rather than to a particular section or provision, unless the context specifically indicates to the contrary. Any reference to a particular “Article” or “Section” shall be construed as referring to the indicated Article or Section of this Lease. Statements herein in respect to compliance with applicable law or text of similar import shall be construed to require compliance with applicable law as now or hereafter in effect.

22.10     Brokerage Commissions . Tenant warrants and represents to Landlord that it has had no dealings with any real estate broker or agent in connection with this Lease, and, to the extent permitted by law, Tenant covenants to pay, hold harmless, and indemnify Landlord from and against any and all costs, expenses, liabilities (including reasonable attorneys’ fees), causes of action, claims or suits in connection with any compensation, commission, fee, or charges claimed by any real estate broker or agent with respect to this Lease or the negotiation thereof, arising out of any act of Tenant. Landlord warrants and represents to Tenant that it has had no dealings with any real estate broker or agent in connection with this Lease, and Landlord covenants to pay any compensation, commission, fee, or charges due any real estate broker or agent with respect to this Lease or the negotiation thereof and arising out of any act of Landlord.

22.11     Assignment . This Lease may not be assigned by Landlord or Tenant, and Tenant may not sublease its interest in this Lease, without the prior written consent of the other party, which consent shall not be unreasonably withheld; provided, however, it is expressly consented to and agreed that Landlord may assign its rights in and to the Facility Payment to Owner, and that Owner may assign its rights under this Lease to Owner’s Mortgagee or any other party without the necessity of any further consent or approval from Tenant. Notwithstanding anything herein to the contrary, Tenant’s consent shall not be required in connection with an assignment of Landlord’s interest in this Lease occurring as a result of a merger, acquisition or other form of corporate combination in which Landlord is not the surviving entity.

22.12     Amendments to Master Lease. The Landlord and the Owner shall not enter into any amendments to the Master Lease that either (i) modify the term of the Master Lease or (ii) cause a voluntary termination of the Master Lease without the prior written consent of the Tenant, which consent shall not be unreasonably withheld. Notwithstanding anything herein to the contrary, Tenant’s consent shall not be required in connection with a voluntary termination of the Master Lease occurring as a result of a merger, acquisition or other form of corporate combination in which Landlord is not the surviving entity. At Tenant’s request to Landlord, representatives of Tenant shall have the right to inspect and review, at the offices of, or at other premises designated by, Landlord, all provisions of the Master Lease relating to the Parking Facility, its construction, repair, maintenance, and use.

 

38


IN WITNESS WHEREOF, the parties have executed this Parking Facility Lease Agreement as of the day and year first above written.

 

OWNER:

 

JPMORGAN TRUST COMPANY,

NATIONAL ASSOCIATION, a national banking

association, not in its individual capacity, but

solely as Trustee of CA Raleigh Owner Trust

under a Trust Agreement dated as of

April 10, 2003

By:

 

/s/ Mitch Garange

 

Title:

 

Mitch Garange

 
 

Vice President

 

LANDLORD:

 

PROGRESS ENERGY CAROLINAS, INC.

 

By:

     

Title:

     

TENANT:

 

THE CITY OF RALEIGH, NORTH CAROLINA

By:

     
 

Charles Meeker, Mayor

 

 

ATTEST:  
       
            Gail Smith, City Clerk  


IN WITNESS WHEREOF, the parties have executed this Parking Facility Lease Agreement as of the day and year first above written.

 

OWNER:  

J.P. MORGAN TRUST COMPANY, N.A., a

national banking association, not in its

individual capacity, but solely as Trustee of CA

Raleigh Owner Trust under a Trust Agreement

dated as of                  , 2003

By:      
Title:      

LANDLORD:

 

PROGRESS ENERGY CAROLINAS, INC.

 

By:

 

[SIGNATURE ILLEGIBLE]

 

Title:

     

TENANT:

 

THE CITY OF RALEIGH, NORTH CAROLINA

By:

 

/s/ Charles Meeker

 
 

Charles Meeker, Mayor

 

 

ATTEST:  

/s/ Gail Smith

   
Gail Smith, City Clerk  

 

    

PROVISIONS FOR THE PAYMENT OF THE MONEYS TO FALL DUE UNDER THIS AGREEMENT HAS BEEN MADE BY AN APPROPRIATION DULY MADE, OR BY BONDS OR NOTES DULY AUTHORIZED, AS REQUIRED BY THE LOCAL GOVERNMENT ACT.

  
     /s/ Michelle Brooks   

2/24/03

  
    

CITY ACCOUNTANT

  

DATE

  
   CODE  

No Current

  

$        -0-

  
    

Year Expenditure

     

 

39


EXHIBITS

 

     

Exhibit A

  

Property Description

     

Exhibit B

  

Description of the Premises Parking Area

     

Exhibit C

  

Description of P-2 Residential Parking Area

     

Exhibit D

  

Description of Plans and Specifications


Exhibit A

Property Description

Lying and being in Raleigh Township, Wake County, North Carolina and more particularly described as follows:

BEGINNING at NCGS Monument “PERNEW”, NC Grid Coordinates (NAD: 83) of N: 225264.996 Meters and E: 642617.839 Meters; thence South 17°55’15” West 2016.89 feet to an existing P.K. nail in the Western right-of-way of S. Blount Street, Thence with The City of Raleigh property as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, North 87°46’03” West 164.08 feet to a point the POINT AND PLACE OF BEGINNING.

Thence from the POINT OF BEGINNING , with The City of Raleigh property line as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, the next three calls, North 87 0 46’03” West 45.92 feet to a  3 / 4 ” Iron Pipe Found; Thence North 02°13’57” East 15.00 feet to a Nail; Thence North 87°46’03” West, 210.00 feet to a Nail in the Eastern right-of-way line of S. Wilmington Street; Thence with said right-of-way, North 02°13’57” East 195.00 feet to a Point in the Southern right-of-way line of E. Davie Street; Thence with said E. Davie Street right-of-way line, South 87°46’03” East 384.00 feet to a point; Thence a new line, running parallel to S. Blount Street, South 02°13’57” West 188.93 feet to a new point; Thence a new line North 87°46’03 West 128.08 feet to a new point; Thence a new line, South 02°13’57” West 21.07 feet to a point in the Northern property line of The City of Raleigh, the POINT AND PLACE OF BEGINNING.

CONTAINING : 74,791 square feet or 1.71697 acres of land, more or less.

 

41


Exhibit B

Description of the Premises Parking Area

 

 

 

 

 

 

 

 

42


 

LOGO


LOGO


LOGO


 

LOGO


 

LOGO


 

LOGO


Exhibit C

Description of P-2 Residential Parking Area

Lying and being in Raleigh Township, Wake County, North Carolina and more particularly described as follows:

BEGINNING at NCGS Monument “PERNEW”, NC Grid Coordinates (NAD: 83) of N: 225264.996 Meters and E: 642617.839 Meters; thence South 17°55’15” West 2016.89 feet to an existing P.K. nail in the Western right-of-way of S. Blount Street; thence North 87°46’03” West 36.00 feet to a point; thence North 02°13’57” East 21.07 feet to the POINT OF BEGINNING .

Thence from the POINT OF BEGINNING, North 87° 46’ 03” West a distance of 141.86 feet to a point; thence North 2° 13’ 57” East a distance of 105.92 feet to a point; thence South 87° 46’ 03” East a distance of 14.75 feet to a point; thence North 2°13’ 57” East a distance of 22.14 feet to a point; thence North 87° 46’ 03” West a distance of 15.08 feet to a point; thence North 2° 13’ 57”East a distance of 54.20 feet to a point; thence South 87° 46’ 03” East a distance of 110.94 feet to a point; thence South 2° 13’ 57” West a distance of 20.14 feet to a point; thence South 87° 46’ 03” East a distance of 31.26 feet to a point; thence South 2° 13’ 57” West a distance of 162.11 feet to the POINT AND PLACE OF BEGINNING.

The area described above is restricted to the proposed Building/Parking Deck level P2, the second level of the proposed structure and which is located vertically between the MSL elevation of 334.25 +/- and MSL elevation 345.25+/-.

CONTAINING: 24,917 square feet or 0.5720 acres, more or less.


Exhibit D

Description of Plans and Specifications

PROGRESS ENERGY MIXED-USE DEVELOPMENT

DRAWING LIST- 11/21/02

 

 

PROJECT INFORMATION:

 

A0.0     TITLE SHEET    

A0.1  

GLOSSARY, SYMBOL KEY & SHEET INDEX

A0.2  

BUILDING CODE SUMMARY

A0.3  

PARKING DECK OPEN AREA CALCULATIONS

LIFE SAFETY:

LS-1-0  

EXISTING DECK EGRESS DIAGRAM

LS-1-1  

GROUND LEVEL EGRESS DIAGRAM

LS-1-2  

PARKING LEVEL – 2 EGRESS DIAGRAM

LS-1-3  

PARKING LEVELS P3-P7 EGRESS DIAGRAM

LS-1-4  

OFFICE LEVELS 01-02 EGRESS DIAGRAM

LS-1-5  

OFFICE LEVEL 03 EGRESS DIAGRAM

LS-1-6  

OFFICE LEVELS 04-012 EGRESS DIAGRAM

CIVIL:

C-1  

LEGEND

C-2  

PARKING AND FLOOR CHARTS

C-3  

EXISTING CONDITIONS

C-4  

INTERIM GRADING & EROSION CONTROL

C-5  

TRAFFIC CONTROL

C-6  

FINAL GRADING

C-7  

UTILITY PLAN

C-8  

UTILITY PLAN & PROFILE

C-9  

UTILITY PLAN & PROFILE

C-10  

SEWER DETAILS

C-11  

WATER DETAILS

C-12  

MISC. DETAILS

C-13  

MISC. DETAILS

LANDSCAPE:

L-401  

LANDSCAPE PLAN

L-501  

DETAILS

 

44


DEMOLITION:

APD1.0  

OVERALL EXISTING PARKING DECK FLOOR PLAN/DEMO PLAN P-2

APD1.1  

EXISTING PARKING DECK – ENLARGED FLOOR PLANS

APD1.2  

EXISTING PARKING DECK – ENLARGED FLOOR PLANS

APD1.3  

EXISTING PARKING DECK – TEMPORARY STAIR PLANS

APD1.4  

PARTIAL INTERIOR ELEVATIONS

 

45


ARCHITECTURAL:

A1.1  

SITE/ROOF PLAN

A1.2  

SITE PLAN

A2.1  

GROUND LEVEL

A2.2  

PARKING LEVEL P2

A2.2A  

PARKING LEVELS P2 CABLE RAIL & CURB LAYOUT

A2.3  

PARKING LEVEL P3

A2.3A  

PARKING LEVELS P3 CABLE RAIL & CURB LAYOUT

 

A2.4 PARKING LEVEL 4

A2.4A  

PARKING LEVELS P4 CABLE RAIL & CURB LAYOUT

A2.5  

PARKING LEVEL 5

A2.5A  

PARKING LEVELS P5 CABLE RAIL & CURB LAYOUT

A2.6  

PARKING LEVEL 6

A2.6A  

PARKING LEVELS P6 CABLE RAIL & CURB LAYOUT

A2.7  

PARKING LEVEL 7

A2.7A  

PARKING LEVELS P7 CABLE RAIL & CURB LAYOUT

A2.8  

LARGE OFFICE LEVEL 1

A2.9  

TRADING FLOOR OFFICE LEVEL 2

A2.10  

PARTIAL OFFICE LEVEL 3

A2.11  

TYPICAL OFFICE FLOOR LEVELS 4-10/TRADING FLOOR ROOF

A2.12  

OFFICE FLOOR LEVELS 11-12

A2.13  

ROOF PLAN

A3.1  

ENLARED CORE PLANS

A3.2  

ENLARED CORE PLANS

A3.3  

ENLARED CORE PLANS

A3.4  

ENLARED CORE PLANS

A3.5  

ENLARED CORE PLANS

A3.6  

ENLARED CORE PLANS

A3.7  

ENLARED CORE PLANS

A3.8  

ENLARED CORE PLANS

A3.9  

ENLARED CORE PLANS

A4.1  

NORTH ELEVATION

A4.2  

EAST ELEVATION

A4.3  

SOUTH ELEVATION

A4.4  

WEST ELEVATION

A5.1  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.2  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.3  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.4  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.5  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.6  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.7  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

 

46


A5.8  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.9  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.10  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.11  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.12  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.13  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.14  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.15  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.16  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.17  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.18  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.19  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.20  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.21  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.22  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.23  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.24  

PARTIAL EXTERIOR WALL SECTIONS, PLAN AND ELEVATIONS

A5.25  

ROOF SCREEN SECTIONS AND ELEVATIONS

A6.1  

PLAN DETAILS

A6.2  

PLAN DETAILS

A6.3  

PLAN DETAILS

A6.4  

PLAN DETAILS

A6.5  

PLAN DETAILS

A6.6  

PLAN DETAILS

A6.7  

PLAN DETAILS

A6.8  

PLAN DETAILS

A6.9  

PLAN DETAILS

A6.10  

PLAN DETAILS

A6.11  

PLAN DETAILS

A6.12  

PLAN DETAILS

A6.13  

NOT USED

A6.14  

SECTION DETAILS

A6.15  

SECTION DETAILS'

A6.16  

SECTION DETAILS

A6.17  

SECTION DETAILS

A6.18  

SECTION DETAILS

A6.19  

SECTION DETAILS

A6.20  

SECTION DETAILS

A6.21  

SECTION DETAILS

A6.22  

SECTION DETAILS

A6.23  

SECTION DETAILS

A6.24  

SECTION DETAILS

A6.25  

SECTION DETAILS

A6.26  

SECTION DETAILS

A6.27  

CUSTOM LIGHT FIXTURES

 

47


A6.28  

METAL BAS RELIEF PANELS

A6.29  

PARTIAL NORTH ELEVATION DETAILS

A6.30  

PARTIAL WEST ELEVATION DETAILS

A6.31  

PARITAL WEST ELEVATION DETAILS

A6.32  

ROOF SCREEN DETAILS

A7.1  

STAIR SP-1 SECTIONS

A7.2  

STAIR SP-2 SECTIONS

A7.3  

STAIR SP-3 PLANS & SECTIONS

A7.4  

STAIR SP-4 PLANS & SECTIONS

A7.11  

STAIR AP-1 PLANS

A7.12  

STAIR AP-2 PLANS

A7.20  

STAIR DETAILS

A8.1  

ELEVATOR DIAGRAM

A9.1  

ROOM FINISH SCHEDULE

A9.2  

DOOR SCHEDULE & DETAILS

A9.3  

PARTITION SCHEDULE

A9.4  

PARTITION SCHEDULE

A9.5  

UL PARTITION DESCRIPTIONS

A9.6  

UL PARTITION DESCRIPTIONS

A10.5  

GROUND FLOOR RESTROOM PLANS AND ELEVATIONS

A10.6  

OFFICE LEVEL 1 RESTROOM PLANS AND ELEVATIONS

A10.7  

OFFICE LEVEL 2 RESTROOM PLANS AND ELEVATIONS

A10.8  

TYPICAL RESTROOM PLANS AND ELEVATIONS

A11.1  

GROUND FLOOR RCP

A11.2.  

PARKING LEVEL P2 RCP

A11.3  

PARKING LEVEL P3 RCP

A11.4  

PARKING LEVEL P4 RCP

A11.5  

PARKING LEVEL P5 RCP

A11.6  

PARKING LEVEL P6 RCP

A11.7  

PARKING LEVEL P7 RCP

A11.8  

LARGE OFFICE FLOOR PLAN 1 RCP

A11.9  

TRADING FLOOR OFFICE LEVEL 2 RCP

A11.10  

PARTIAL FLOOR OFFICE LEVEL 3 RCP

A11.11  

TYPICAL OFFICE FLOOR LEVELS 4-10 RCP

A11.12  

OFFICE FLOOR LEVELS 11-12 RCP

 

48


STRUCTURAL:

S0.1  

GENERAL NOTES

S0.2  

COMPONENTS AND GRADING DESIGN WIND PRESSURES

S1.1  

FOUNDATION PLAN

S1.1A  

SLAB-ON-GRADE PLAN

S1.2  

PARKING DECK LEVEL P2 FRAMING PLAN

S1.2T  

PARKING DECK LEVEL P2 TOPPING PLAN

S1.3  

PARKING DECK LEVEL P3 FRAMING PLAN

S1.3T  

PARKING DECK LEVEL P3 TOPPING PLAN

S1.4  

PARKING DECK TYPICAL LEVEL FRAMING PLAN

S1.5  

PARKING DECK LEVEL P7 FRAMING PLAN

S1.6  

OFFICE FLOOR LEVEL 1 FRAMING PLAN

S1.7  

TRADING FLOOR I OFFICE FLOOR LEVEL 2 FRAMING PLAN

S1.8  

MEZZANINE I OFFICE FLOOR LEVEL 3 FRAMING PLAN

S1.9  

LOW ROOF I OFFICE FLOOR LEVEL 4 FRAMING PLAN

S1.10  

OFFICE FLOOR LEVELS 5 TO 12 FRAMING PLANS

S1.11  

ROOF I PENTHOUSE SCREENWALL FRAMING PLANS

S2.1  

TYPICAL SECTIONS AND DETAILS

S3.1  

FOUNDATION SECTIONS AND DETAILS

S3.2  

FOUNDATION SECTIONS AND DETAILS

S3.3  

TRANSFORMER VAULT PLANS, SECTIONS, AND DETAILS

S4.1  

COLUMN SCHEDULE AND DETAILS

S4.2  

COLUMN SCHEDULE

S4.3  

FOUNDATION SCHEDULE

S5.1  

OFFICE BEAM SCHEDULES, SLAB DIAGRAMS & DETAILS

S5.2  

OFFICE BEAM SCHEDULE AND DETAILS

S5.3  

PARKING BEAM SCHEDULES

S5.4  

PARKING DECK BEAM DIAGRAMS

S5.5  

PARKING DECK BEAM DIAGRAMS

S5.6  

PARKING DECK BEAM DIAGRAMS

S5.7  

PARKING DECK BEAM DIAGRAMS

S5.8  

TYPICAL PARKING DECK BEAM DIAGRAMS

S5.9  

TYPICAL PARKING DECK BEAM DIAGRAMS

S5.10  

TYPICAL PARKING DECK BEAM DIAGRAMS

S5.11  

PARKING DECK BEAM DIAGRAMS

S5.12  

PARKING DECK BEAM DIAGRAMS

S5.13  

OFFICE LEVEL BEAM DIAGRAMS

S5.14  

OFFICE LEVEL BEAM DIAGRAMS

S5.15  

OFFICE LEVEL BEAM DIAGRAMS

S5.16  

OFFICE LEVEL BEAM DIAGRAMS

S5.17  

TYPICAL OFFICE LEVEL BEAM DIAGRAMS

S5.18  

ROOF BEAM DIAGRAMS

S6.1  

PARKING DECK SLAB DIAGRAMS

S6.2  

PARKING DECK SLAB DIAGRAMS

S7.1  

SECTIONS AND DETAILS

 

49


S7.2  

SECTIONS AND DETAILS

S7.3  

SECTIONS AND DETAILS

S7.4  

FRAME ELEVATIONS, SECTIONS AND DETAILS

S7.5  

SECTIONS AND DETAILS

S7.6  

SECTIONS AND DETAILS

S7.7  

SECTIONS AND DETAILS

S7.8  

SECTIONS AND DETAILS

S7.9  

SECTIONS AND DETAILS

MECHANICAL:

M0.1  

LEGENDS, NOTES & CODE COMPLIANCE

M1.1A  

LOBBY LEVEL FLOOR PLAN – PART A – MECHANICAL

M1.1B  

LOBBY LEVEL FLOOR PLAN – PART B – MECHANICAL

M1.2A  

UPPER LOBBY FLOOR PLAN – PART A – MECHANICAL

M1.2B  

PARKING LEVEL 2 – PART B – MECHANICAL

M1.3A  

PARKING LEVEL 3 – PART A – MECHANICAL

A1.3B  

PARKING LEVEL 3 – PART B – MECHANICAL

M1.4A  

PARKING LEVEL 4 – 5 – PART A – MECHANICAL

M1.4B  

PARKING LEVEL 4 – 5 – PART B – MECHANICAL

M1.5A  

PARKING LEVEL 6 – PART A – MECHANICAL

M1.5B  

PARKING LEVEL 6 – PART B – MECHANICAL

M1.6A  

PARKING LEVEL 7 – PART A – MECHANICAL

M1.6B  

PARKING LEVEL 7–PART B– MECHANICAL

M1.7A  

OFFICE LEVEL 1 FLOOR PLAN – PART A – MECHANICAL

M1.7B  

OFFICE LEVEL 1 FLOOR PLAN – PART B – MECHANICAL

M1.8A  

OFFICE LEVEL 2 FLOOR PLAN – PART A – MECHANICAL

M1.8B  

OFFICE LEVEL 2 FLOOR PLAN – PART B – MECHANICAL

M1.9A  

OFFICE LEVEL 3 FLOOR PLAN – PART A – MECHANICAL

M1.9B  

OFFICE LEVEL 3 FLOOR PLAN – PART B – MECHANICAL

M1.10  

TYPICAL FLOORS (5 TH – 10 TH ) MECHANICAL

M1.11  

ELEVENTH FLOOR PLAN – MECHANICAL

M1.12  

FLOOR PLAN – MECHANICAL

M1.13  

ROOF LEVEL PLAN – MECHANICAL

M2.1  

CENTRAL PLANT MECHANICAL

M2.2  

FIRST OFFICE FLOOR CORE PLAN – MECHANCIAL

M2.3  

SECOND OFFICE FLOOR CORE PLAN – MECHANICAL

M2.4  

THIRD OFFICE FLOOR CORE PLAN – MECHANICAL

M2.5  

TYPICAL OFFICE FLOOR CORE PLAN – MECHANICAL

M3.1  

DETAILS & DIAGRAMS – MECHANICAL

M3.2  

DETAILS & DIAGRAMS – MECHANICAL

M4.1  

RISERS – MECHANICAL

M4.2  

RISERS – MECHANICAL

M5.1  

SCHEDULES – MECHANICAL

M5.2  

SCHEDULES – MECHANICAL

M5.3  

SCHEDULES – MECHANICAL

M5.4  

SCHEDULES – MECHANICAL

 

50


ELECTRICAL:

E0.1   

SITE PLAN – ELECTRICAL

E1.1A   

LOBBY LEVEL FLOOR PLAN – PART A– ELECTRICAL

E1.1B   

LOBBY LEVEL FLOOR PLAN – PART B– ELECTRICAL

E1.1C   

LOBBY LEVEL FLOOR PLAN – PART C– ELECTRICAL

E1.2A   

PARKING LEVEL 2 – PART A – ELECTRICAL

E1.2B   

PARKING LEVEL 2 – PART B – ELECTRICAL

E1.3A   

PARKING LEVEL 3 FLOOR PLAN – PART A – ELECTRICAL

E1.3B   

PARKING LEVEL 3 FLOOR PLAN – PART B– ELECTRICAL

E1.4A   

PARKING LEVELS 3-6 –PART A – ELECTRICAL

E1.4B   

PARKING LEVELS 3-6– PART B – ELECTRICAL

E1.5A   

PARKING LEVEL 6 FLOOR PLAN – PART A – ELECTRICAL

E1.5B   

PARKING LEVEL 6 FLOOR PLAN – PART B – ELECTRICAL

E1.6A   

PARKING LEVEL 7 – PART A – ELECTRICAL

E1.6B   

PARKING LEVEL 7 – PART B – ELECTRICAL

E1.7A   

OFFICE LEVEL 1 – PART A

E1.7B   

OFFICE LEVEL 1 – PART B

E1.8A   

OFFICE LEVEL 2 – PART A

E1.8B   

OFFICE LEVEL 2 – PART B

E1.9A   

OFFICE LEVEL 3 – PART A

E1.9B   

OFFICE LEVEL 3 – PART B

E1.10   

TYPICAL (4 – 10) OFFICE FLOOR PLAN – ELECTRICAL

E1.11   

OFFICE LEVEL 11 – FLOOR PLAN – ELECTRICAL

E1.12   

OFFICE LEVEL 12 – FLOOR PLAN – ELECTRICAL

E1.13   

ROOF PLAN – ELECTRICAL

E2.1A   

LOBBY LEVEL FLOOR PLAN – PART A – LIGHTING

E2.1B   

LOBBY LEVEL FLOOR PLAN – PART B – LIGHTING

E2.2A   

OFFICE LEVEL 1 – FLOOR PLAN – PART A – LIGHTING

E2.2B   

OFFICE LEVEL 1 – FLOOR PLAN – PART B – LIGHTING

E2.3   

CORE LIGHTING PLAN – OFFICE LEVELS 2 & 3

E2.4   

CORE LIGHTING PLAN – OFFICE LEVELS 4 – 12

E4.1   

POWER RISER DIAGRAM

E4.2   

ONE LINE DIAGRAM

E4.3   

TELECOM RISER DIAGRAM

E5.1   

LIGHTING FIXTURE SCHEDULE

E5.2   

PANELBOARD SCHEDULE

E5.3A   

PANELBOARD SCHEDULE

E5.3B   

PANELBOARD SCHEDULE

E5.4   

LOBBY LEVEL & P2 – P5 MECH EQUIP SCHEDULES

E5.5   

OFFICE – 1 & P6 – P7 MECH EQUIP SCHEDULES

E5.6   

OFFICE – 2 & 3 MECH EQUIP SCHEDULES

E6.1   

ELECTRICAL LEGEND & DETAILS

 

51


PLUMBING:

P1.1A

 

LOBBY LEVEL FLOOR PLAN – PART A – PLUMBING

P1.1B

 

LOBBY LEVEL FLOOR PLAN – PART B – PLUMBING

P1.2A

 

PARKING LEVEL 2 PLAN – PART A – PLUMBING

P1.2B

 

PARKING LEVEL 2 PLAN – PART B – PLUMBING

P1.3A

 

TYPICAL PARKING LEVEL PLAN – PART A – PLUMBING

P1.3B

 

TYPICAL PARKING LEVEL PLAN – PART B – PLUMBING

P1.4A

 

PARKING LEVEL 7 PLAN – PART A – PLUMBING

P1.4B

 

PARKING LEVEL 7 PLAN – PART B – PLUMBING

P1.5A

 

FIRST OFFICE LEVEL PLAN – PART A – PLUMBING

P1.5B

 

FIRST OFFICE LEVEL PLAN – PART B – PLUMBING

P1.6A

 

SECOND FLOOR PLAN – PART A – PLUMBING

P1.6B

 

SECOND FLOOR PLAN – PART B – PLUMBING

P1.7A

 

THIRD FLOOR PLAN – PART A – PLUMBING

P1.7B

 

THIRD FLOOR PLAN – PART B – PLUMBING

P1.8

 

OFFICE LEVEL 4 THRU 6 FLOOR PLAN – PLUMBING

P1.9

 

OFFICE LEVEL 7 THRU 11 FLOOR PLAN – PLUMBING

P1.10

 

OFFICE LEVEL 12 FLOOR PLAN – PLUMBING

P1.11

 

ROOF AND PENTHOUSE PLAN – PLUMBING

P2.01

 

ENLARGED TOILET PLANS – PLUMBING

P2.02

 

ENLARGED TOILET PLANS – PLUMBING

P2.3

 

ENLARGED TOILET PLANS – PLUMBING

P3.1

 

WASTE RISER DIAGRAMS – PLUMBING

P3.2

 

WASTE RISER DIAGRAMS – PLUMBING

P3.3

 

STORM WATER RISERS – PLUMBING

P4.1

 

SCHEDULES AND DETAILS – PLUMBING

P4.2

 

SCHEDULES AND DETAILS – FIRE PROTECTION

P4.3

 

UL DETAILS & DIAGAMS – PLUMBING

FIRE PROTECTION:

FP-1.1

 

SITE PLAN/PROJECT NOTES

FP-1.2

 

STANDPIPE PLAN

FP-1.3

 

GROUND FLOOR WEST – STANDPIPE

FP-1.4

 

GROUND FLOOR EAST– STANDPIPE

FP-1.5

 

PARKING LEVEL 2 WEST – STANDPIPE

FP-1.6

 

PARKING LEVEL 2 EAST – STANDPIPE

FP-1.7

 

PARKING LEVEL 3-7 WEST – STANDPIPE

FP-1.8

 

PARKING LEVEL 3-7 EAST – STANDPIPE

FP-1.9

 

1 S T FLOOR STANDPIPE

FP-1.10

 

2 ND FLOOR STANDPIPE

FP-1.11

 

3 RD FLOOR STANDPIPE

FP-1.12

 

4 TH – 12 TH STANDPIPE

FP-1.13

 

ROOF STANDPIPE

FP-1.14

 

STANDPIPE SCHEMATIC

 

52


FP-1.15

  

FIRE PUMP PLAN

FP-1.16

  

FIRE PUMP SECTIONS AND DETAILS

FP-1.17

  

STANDPIPE RISER SCHEMATIC

FP-1.18

  

STANDPIPE SECTIONS & DETAILS

FP-1.19

  

STANDPIPE SECTIONS & DETAILS

FP-1.20

  

STANDPIPE SECTIONS & DETAILS

FP-2.1

  

GROUND FLOOR NW– SPRINKLER

FP-2.2

  

GROUND FLOOR NE – SPRINKLER

FP-2.3

  

GROUND FLOOR SW– SPRINKLER

FP-2.4

  

GROUND FLOOR SE – SPRINKLER

FP-2.5

  

OFFICE LEVEL 1 – SPRINKLER

FP-2.6

  

OFFICE LEVEL 2 – SPRINKLER

FP-2.7

  

OFFICE LEVEL 3 – SPRINKLER

FP-2.8

  

OFFICE LEVEL 4 THROUGH 11 – SPRINKLER

FP-2.9

  

OFFICE LEVEL 12 – SPRINKLER

FP-2.10

  

ROOF LEVEL – ELEVATOR MACHINE ROOM – SPRINKLER

FP-3.1

  

GROUND FLOOR NW – REFLECTED CEILING PLAN

FP-3.2

  

GROUND FLOOR NE – REFLECTED CEILING PLAN

FP-3.3

  

GROUND FLOOR SW– REFLECTED CEILING PLAN

FP-3.4

  

GROUND FLOOR SE – REFLECTED CEILING PLAN

FP-3.5

  

OFFICE LEVEL 1 – REFLECTED CEILING PLAN

FP-3.6

  

OFFICE LEVEL 2 – REFLECTED CEILING PLAN

FP-3.7

  

OFFICE LEVEL 3 – REFLECTED CEILING PLAN

FP-3.8

  

OFFICE LEVEL 4 – 11 – REFLECTED CEILING PLAN

FP-3.9

  

OFFICE LEVEL 12 – REFLECTED CEILING PLAN

FP-3.10

  

ROOF LEVEL – ELEVATOR MACHINE ROOM – RCP

FP-4.1

  

FULL HEIGHT BUILDING SECTION

FP-4.2

  

FIRE PROTECTION DETAILS

 

53


FIRST AMENDMENT TO PARKING FACILITY LEASE AGREEMENT

THIS FIRST AMENDMENT TO PARKING FACILITY LEASE AGREEMENT is entered into as of this 21 st day of November, 2005, by and among J.P.MORGAN TRUST COMPANY, N.A., a national banking association, not in its individual capacity but solely as Owner Trustee of CA Raleigh Owner Trust, under a Trust Agreement dated April 1, 2003 (“Owner”), PROGRESS ENERGY CAROLINAS, INC., a North Carolina corporation (“Landlord”), the CITY OF RALEIGH, NORTH CAROLINA, a political subdivision of the State of North Carolina (“Tenant”), and is consented to by PACIFIC LIFE INSURANCE COMPANY, a California corporation (“Lender”).

RECITALS:

A.     The parties entered into a Parking Facility Lease Agreement dated as of April 10, 2003 (the “Lease”).

B.     The parties desire to amend the Lease as provided herein.

NOW, THEREFORE , for good and valuable consideration, the adequacy and receipt of which are hereby acknowledged, the parties agree as follows:

1.     Amendments to Lease . The Lease is hereby amended as follows:

a.     Recital C to the Lease is amended to read as follows:

C.     Landlord intends to construct on the Property a multi-level parking deck and related facilities and improvements more particularly described in Exhibit C (the “Parking Facility”). The Parking Facility is to be part of a mixed-use development on the Property consisting of approximately 400,000 square feet of office development, 20,000 square feet of retail development, and a residential development consisting of approximately 66 residential housing units (collectively, the “Project”).

b.     The definitions of “Residential Development First Phase” and “Residential Development Second Phase” in Section 1.1 of the Lease are deleted in their entirety.

c.     The third paragraph of Section 8.4 of the Lease is amended to add the following sentence:

All agreements with respect to the spaces available for the exclusive use of Landlord and other tenants of the Project pursuant to this Section shall be


deemed to be on a month-to-month basis, and renewed for successive monthly periods unless Landlord notifies Tenant to the contrary in writing.

d.         Section 16.1 of the Lease is amended to read as follows:

16.1     Residential Development . The parties acknowledge that Landlord proposes to include a residential development of approximately 66 housing units in the Project (the “Residential Development”). The parties further acknowledge that the construction of the Residential Development is a material inducement to the Tenant’s execution and performance of this Lease .

e.         Section 16.2 of the Lease is amended to read as follows:

16.2     Release of P-2 Residential Parking Area from Lease . Tenant agrees to release and relinquish its leasehold interest in the P-2 Residential Parking Area portion of the Premises upon sixty (60) days written notification from Landlord requesting such release and certifying the issuance of a final certificate of occupancy for the shell building for the Residential Development. In consideration for such release, Landlord shall pay, or shall cause to be paid, to Tenant at the time of such release the amount of $549,000, representing the sum of $9,000 for each of the sixty-one (61) parking spaces included in the P-2 Residential Parking Area.

f.         The second and third sentences of Section 16.6 of the Lease are amended to read as follows:

The City may demand payment under the Guarantee in the event the Residential Development is not completed on or before December 31, 2006, such completion to be evidenced by issuance of a certificate of completion by the City of Raleigh. In the event the Residential Development is completed on or before December 31, 2006, the Guarantee shall cease to be of any force or effect,and Landlord shall have no further obligation to Tenant with respect to the construction of the residential portion of the Project.

g.         Section 16.7 of the Lease is amended to read as follows:

16.7     Parking for Residential Development . Upon completion of the parking for the Residential Development, Tenant agrees to pay to Landlord, the sum of $4,200 for each space constructed for the Residential Development; provided, however, the total number of spaces for the Residential Development shall not exceed 150 without Tenant’s written consent. In addition, Tenant covenants and agrees to take such

 

2


reasonable steps as are necessary such that the Residential Development can operate as a separately owned condominium development, including, but not limited to, execution of “zero lot line” agreements, construction easements, and the conveyance of easement rights for ingress, egress, air rights, and utilities.

h.         Section 16.8 of the Lease is deleted in its entirety.

2.         Lender Consent Lender, as beneficiary under that certain deed of trust dated as of April 10, 2003, and recorded on April 11, 2003, in Book 10043, Page 2168, Wake County Registry, joins in this instrument for the sole purpose of consenting to amendment to the Lease as provided herein.

3.         No Further Amendment . Except as expressly provided herein, the Lease has not been modified or amended and remains in full force and effect.

[The remainder of this page is intentionally blank]

 

3


IN WITNESS WHEREOF , the parties have executed this First Amendment to Parking Facility Lease Agreement as of the day and year first above written.

 

OWNER:  

J.P. MORGAN TRUST COMPANY, N.A., a

national banking association, not in its

individual capacity, but solely as Trustee of CA Raleigh Owner Trust under a Trust Agreement

dated as of April 1, 2003

By:  

/s/ Carol Logan

 
Title:   Vice President  

 

LANDLORD:  

PROGRESS ENERGY CAROLINAS, INC.

By:  

/s/ Rodney E. Gaddy

 
Title:   Vice President–Corporate Services  

 

TENANT:  
THE CITY OF RALEIGH, NORTH CAROLINA
By:  

/s/ Charles Meeker

 
 

Charles Meeker, Mayor

 

 

ATTEST:  

/s/ Gail Smith

 
  Gail Smith, City Clerk  

 

LOGO

 

Consented to by:

 
 

 

LENDER:

 
 

 

PACIFIC LIFE INSURANCE COMPANY

 

  By:   /s/ C. S. Dillion  
  Title:   Vice President  
     
    /s/ John Waldeck  
    John Waldeck  
    Assistant Secretary  
     
     
     

 

4


EXHIBIT “C”

DELIVERY ACKNOWLEDGEMENT LETTER

                                     , 201     

BY OVERNIGHT OR HAND DELIVERY

Red Hat, Inc.

1801 Varsity Drive

Raleigh, North Carolina 27606

Attn: Chief Financial Officer,

General Counsel, and Director, Worldwide Facilities

This Delivery Acknowledgement Letter is being provided pursuant to Section 1.2 of that certain Sublease Agreement dated November          , 2011 (the “Sublease”), by and between Carolina Power & Light Company, a North Carolina corporation dba Progress Energy Carolinas, Inc. (“Sublessor”) and Red Hat, Inc., a Delaware corporation (“Sublessee”). Capitalized terms used but not otherwise defined herein shall have the meanings ascribed thereto in the Sublease. Sublessor and Sublessee desire to acknowledge the following:

1.     [Floor          ], [the lobby], [the Building façade] was delivered by Sublessor to Sublessee on                      , 201      , in accordance with Section 1.2 and Section 6.1 of the Sublease.

2.     There [are/are no] punchlist items to complete pursuant to Section 6.2 of the Sublease. [The punchlist items consist of the following and shall be completed by Sublessor on or before                      [insert date that is thirty (30) days after the date set forth in paragraph 1 above]:

a. .]

3.     [All conditions under the Sublease for the Abatement Measuring Date/Final Delivery Date have been met, and the Abatement Measuring Date/Final Delivery Date is                          .]

4.     Time is of the essence of your execution of this Delivery Acknowledgement Letter with a signed copy to be sent to Chris.Cox@pgnmail.com and Robin.Hilburn@pgnmail.com and the original overnighted to Chris Cox at Progress Energy, 410 S. Wilmington Street, Raleigh, NC 27601.

 

Sincerely,
CAROLINA POWER & LIGHT COMPANY , a North Carolina corporation dba PROGRESS ENERGY CAROLINAS, INC .
By:    
Name:      


Title:      
Date of Mailing:    

 

Acknowledged and Agreed:

RED HAT, INC., a Delaware corporation

By:      
Name:      
Title:      
Date of Execution:      


EXHIBIT “D”

PARTIAL ASSIGNMENT AND ASSUMPTION OF PARKING LEASE

This Partial Assignment and Assumption of Parking Lease (this “ Agreement ”), entered into as of this                      day of December, 2011, is by and between Carolina Power & Light Company, a North Carolina corporation dba Progress Energy Carolinas, Inc. (“ Sublessor ”) and Red Hat, Inc., a Delaware corporation (“ Sublessee ”).

WHEREAS, Sublessor and Sublessee have entered into a certain Sublease Agreement of even date herewith (the “ Sublease Agreement ”), pursuant to which, among other things, Sublessor has agreed to assign its rights in, and Sublessee has agreed to assume certain of Sublessor’s duties and obligations under, that certain Parking Facility Lease Agreement dated April 10, 2003, by and among JP Morgan Trust Company, N.A., predecessor in interest to The Bank of New York Mellon Trust Company, N.A., as “Owner”, Sublessor as “Landlord” and the City of Raleigh (the “ City ”) as “Tenant” and amended by that certain First Amendment to Parking Facility Lease Agreement dated November 21, 2005, and that certain letter from Sublessor to the City dated October 27, 2004 (as amended, the “ Parking Lease ”).

NOW, THEREFORE, in consideration of the mutual covenants, terms and conditions set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

1.

Definitions . All capitalized terms used in this Agreement but not otherwise defined herein shall have the meanings ascribed thereto in the Sublease Agreement.

 

2.

Assignment . Sublessor hereby assigns, grants, conveys, and transfers to Sublessee, for the duration of the Sublease Term, Sublessor’s rights under the Parking Lease, which assignment shall be effective as of the Final Delivery Date. Without limiting the generality of the foregoing, Sublessor specifically assigns, grants, conveys, and transfers to Sublessee all air rights and/or development rights inuring to Sublessee under the Parking Lease or otherwise associated with the Parking Deck.

 

3.

Assumption . Sublessee hereby assumes from Sublessor, for the duration of the Sublease Term, certain of Sublessor’s duties and obligations under the Parking Lease, which partial assumption shall be effective as of the Final Delivery Date. Notwithstanding the foregoing, Sublessee shall not assume (and Sublessor shall retain) Sublessor’s rights, duties and obligations under the Parking Lease relating to: (a) time periods prior to the Final Delivery Date (except as otherwise provided in Section 5 below); (b) time periods subsequent to the expiration or termination of the Sublease Term (except as otherwise provided in Section 6 below); and (c) Sublessor’s repair, maintenance, and replacement obligations under the Parking Lease (except the obligation to maintain, repair and replace


 

the Common Elements pursuant to Section 10.3 of the Parking Lease (which shall include elevator cars 8, 9 and 10 located within the Parking Deck (which are currently being maintained by Sublessor pursuant to that certain letter from Sublessor to the City dated October 27, 2004), unless and to the extent the same are now or hereafter maintained by the City)). The costs to Sublessee for use of parking spaces within the Parking Deck, and the manner and timing of payment shall be as determined between Sublessee and the City, and Sublessor shall have no liability or responsibility therefor.

 

4.

No Liability Until Assumption . Notwithstanding that this Agreement is effective as of the date set forth above, except as set forth in Section 5 below, Sublessee shall have no rights, duties or obligations with respect to the Parking Lease until the Final Delivery Date.

 

5.

Acceleration of Assignment . Notwithstanding the provisions of Section 2 above, Sublessee shall have the right to accelerate the effective date of the assignment of rights under Section 2 above in the event that Sublessee is unable to secure adequate parking within the Parking Deck directly from the City sufficient to serve Sublessee’s parking needs prior to the Final Delivery Date. Such acceleration shall be exercised by Sublessee by written notice to Sublessor, with a copy provided to Master Landlord and the City. If Sublessee exercises the acceleration provided in this Section 5, then this Agreement shall remain in full force and effect; provided, however, that this Agreement shall be modified to provide that the effectiveness of the assignment under Section 2 above shall be the date of such notice as opposed to the Final Delivery Date.

 

6.

Contingent Full Assignment and Assumption . If Sublessee exercises the Parking Deck Renewal Option or the Parking Deck Purchase Option (each as set forth in Section 2.3 of the Sublease Agreement), all of Sublessor’s rights, duties, and obligations under the Parking Lease shall be assigned to and assumed by Sublessee, which would be and remain liable on the Parking Lease through the expiration of the Parking Lease (including, as applicable, for periods beyond the expiration of the Sublease Term). Such full assignment and assumption shall (a) be automatic and no additional amendment to this Agreement shall be required, provided that Sublessor and Sublessee agree to provide notice thereof promptly to Master Landlord and the City and (b) be effective (the “Contingent Full Assignment and Assumption Effective Date”) as of the effective date of the Parking Deck Renewal Option or Parking Deck Purchase Option, as applicable. Notwithstanding the foregoing, Sublessee shall not assume (and Sublessor shall retain) Sublessor’s rights, duties and obligations under the Parking Lease relating to time periods prior to the Contingent Full Assignment and Assumption Effective Date (except as otherwise provided in Section 2 and Section 3 above).

 

7.

Mutual Indemnification . In addition to the indemnities contained in the Sublease, Sublessor assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessee), save and keep harmless the Sublessee Indemnitees from and against any and all Claims arising out of or relating to any right, duty or


 

obligation assigned pursuant this Agreement and relating to the period of time (i) prior to the assignment to Sublessee or (ii) following termination of this Agreement, except in all cases to the extent that such Claims are caused by a negligent or willful act or omission of a Sublessee Indemnitee. Sublessee hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessor), save and keep harmless Sublessor and the Sublessor Indemnities from and against any and all Claims arising out of or relating to any right, duty or obligation assumed pursuant this Agreement and relating to the period of time on or after the assumption by Sublessee and prior to the termination of this Agreement, except in all cases to the extent that such Claims are caused solely by the negligent or willful act or omission of a Sublessor Indemnitee. The provisions of this Section 7 shall survive the termination or expiration of this Agreement.

 

8.

Notice of and Consent to Assignment . By the execution of this Agreement, the City hereby consents to the terms hereof, and agrees to recognize, accept and attorn to Sublessee in lieu of Sublessor with respect to the rights, duties and obligations assigned to and assumed by Sublessee pursuant hereto (but not otherwise).

 

9.

Governing Law . This Agreement shall be governed by and construed in accordance with the internal laws of the State of North Carolina without giving effect to any choice or conflict of law provision or rule (whether of the State of North Carolina or any other jurisdiction) that would cause the application of laws of any jurisdiction other than those of the State of North Carolina.

 

10.

Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall be deemed to be one and the same agreement. A signed copy of this Agreement delivered by facsimile, email or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original signed copy of this Agreement.

 

11.

Further Assurances . Each of the parties hereto shall execute and deliver, at the reasonable request of the other party hereto, such additional documents, instruments, conveyances and assurances and take such further actions as such other party may reasonably request to carry out the provisions hereof and give effect to the transactions contemplated by this Agreement.

 

12.

City Estoppel. Contemporaneously with the execution of this Agreement, the City has executed that certain Tenant Estoppel Certificate and Consent to Assignment (Parking Facility Lease Agreement) in favor of Sublessee (the “Initial Estoppel”). In the event that Sublessee requests, the City shall execute an additional estoppel certificate in substantially the form and substance of the Initial Estoppel Certificate prior to or contemporaneously with the effective date of the assignment of rights under Section 2 above. The request of Sublessee in the preceding sentence shall be in writing and shall allow the City at least ten (10) business days to execute and return such estoppel.


13.

Termination . Except as provided in Section 6 above, this Agreement shall terminate, and all rights, duties and obligations of “Landlord” under the Parking Lease shall revert to Sublessor upon the expiration or earlier termination of the Sublease Agreement.

[SIGNATURE PAGE FOLLOWS]


IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written (in the case of the City, solely for the purposes specifically set forth herein as to such party).

 

SUBLESSOR:

Carolina Power & Light

Company, a North Carolina

corporation dba Progress Energy Carolinas, Inc.

By    
Name:  
Title:  
Date:  

 

SUBLESSEE:
Red Hat, Inc., a Delaware corporation
By    
Name:  
Title:  
Date:  

 

CITY:

The City of Raleigh, a North

Carolina municipal corporation

By    
Name:  
Title:  
Date:  


EXHIBIT “E”

ASSIGNMENT AND ASSUMPTION OF RETAIL LEASES

This Assignment and Assumption of Retail Leases and Roof Leases (this “ Agreement ”), entered into as of this                      day of December, 2011, is by and among Carolina Power & Light Company, a North Carolina corporation dba Progress Energy Carolinas, Inc. (“ Sublessor ”), Progress Energy Service Company, LLC, a North Carolina limited liability company (“ PESC ”) and Red Hat, Inc., a Delaware corporation (“ Sublessee ”).

WHEREAS, Sublessor and Sublessee have entered into a certain Sublease Agreement of even date herewith (the “ Sublease Agreement ”), pursuant to which, among other things, Sublessor and PESC have agreed to assign Sublessor’s and PESC’s respective rights in, and Sublessee has agreed to assume Sublessor’s and PESC’s respective duties and obligations under, those certain retail and roof leases set forth in the Rent Schedule (the “ Rent Schedule ”) on Exhibit “A” , attached hereto and incorporated herein by reference, hereinafter called the “ Retail Leases ” with respect to that certain real property located at 100 East Davie Street, Raleigh, North Carolina, as more particularly described in the Sublease. Sublessor is the “Intermediate Landlord” and PESC is the “Landlord” under the Retail Leases.

NOW, THEREFORE, in consideration of the mutual covenants, terms and conditions set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

1.

Definitions . All capitalized terms used in this Agreement but not otherwise defined herein shall have the meanings ascribed thereto in the Sublease Agreement.

 

2.

Assignment . Sublessor hereby assigns, grants, conveys, and transfers to Sublessee, for the duration of the Sublease Term, Sublessor’s rights under the Retail Leases, which assignment shall be effective as of the Final Delivery Date. PESC hereby assigns, grants, conveys, and transfers to Sublessee, for the duration of the Sublease Term, PESC’s rights under the Retail Leases, which assignment shall be effective as of the Final Delivery Date.

 

3.

Assumption . Sublessee hereby assumes from Sublessor, for the duration of the Sublease Term, Sublessor’s duties and obligations under the Retail Leases, which assumption shall be effective as of the Final Delivery Date. Sublessee hereby assumes from PESC, for the duration of the Sublease Term, PESC’s duties and obligations under the Retail Lease, which assumption shall be effective as of the Final Delivery Date.


Notwithstanding the foregoing, Sublessee shall not assume (and Sublessor and PESC, as applicable, shall retain) Sublessor’s and PESC’s rights, duties and obligations under the Retail Leases relating to: (a) time periods prior to the Final Delivery Date and (b) time periods subsequent to the expiration or termination of the Sublease Term.

 

4.

Mutual Indemnification. In addition to the indemnities contained in the Sublease, Sublessor and PESC hereby jointly and severally assume liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessee), save and keep harmless the Sublessee Indemnitees from and against any and all Claims arising out of or relating to any right, duty or obligation assigned pursuant this Agreement and relating to the period of time (i) prior to the Final Delivery Date or (ii) following termination of this Agreement, except in all cases to the extent that such Claims are caused by a negligent or willful act or omission of a Sublessee Indemnitee. Sublessee hereby assumes liability for, and shall indemnify, protect, defend (by counsel reasonably satisfactory to Sublessor), save and keep harmless Sublessor and the Sublessor Indemnities from and against any and all Claims arising out of or relating to any right, duty or obligation assumed pursuant this Agreement and relating to the period of time on or after the Final Delivery Date and prior to the termination of this Agreement, except in all cases to the extent that such Claims are caused solely by the negligent or willful act or omission of a Sublessor Indemnitee. The provisions of this Section 4 shall survive the termination or expiration of this Agreement.

 

5.

Governing Law . This Agreement shall be governed by and construed in accordance with the internal laws of the State of North Carolina without giving effect to any choice or conflict of law provision or rule (whether of the State of North Carolina or any other jurisdiction) that would cause the application of laws of any jurisdiction other than those of the State of North Carolina.

 

6.

Counterparts . This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall be deemed to be one and the same agreement. A signed copy of this Agreement delivered by facsimile, email or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original signed copy of this Agreement.

 

7.

Further Assurances . Sublessor and PESC shall execute and deliver, at the reasonable request of the Sublessee and Sublessee shall execute and deliver, at the reasonable request of Sublessor or PESC, such additional documents, instruments, conveyances and assurances and take such further actions as such other party may reasonably request to carry out the provisions hereof and give effect to the transactions contemplated by this Agreement.

 

8.

Termination. This Agreement shall terminate, and all rights, duties and obligations of “Intermediate Landlord” under the Retail Leases shall revert to Sublessor and all rights,


duties and obligations of “Landlord” under the Retail Leases shall revert to PESC upon the expiration or earlier termination of the Sublease Agreement.

 

SUBLESSOR:  
CAROLINA POWER & LIGHT, COMPANY, a North Carolina corporation dba Progress Energy Carolinas, Inc.
By:      
Name:      
Title:      

 

PESC:  

PROGRESS ENERGY SERVICE COMPANY, LLC,

a North Carolina limited liability company

 
By:      
Name:      
Title:      

 

SUBLESSEE:  
RED HAT, INC., a Delaware corporation
By:      
Name:      
Title:      


EXHIBIT “A” to Assignment and Assumption of Retail Leases

RENT SCHEDULE

Retail Leases

 

1.

WST Coast, LLC dba buku pursuant to that certain Lease Agreement dated January 2006 (entered into by Reel Sea Productions, LLC), as amended by that certain First Amendment to Lease Agreement dated April 19, 2007, and amended by that certain Second Amendment to Lease Agreement dated February 12, 2008, and amended and assigned by that certain Third Amendment to Lease Agreement dated July  1, 2010;

 

2.

WakeMed Property Services pursuant to that certain Lease Agreement dated 2010;

 

3.

GMW Carolina, Inc. pursuant to that certain Lease Agreement dated July 29, 2010; and

4.     Pranzo Group, LLC pursuant to that certain Lease Agreement dated November 2004 (entered into by Joy Coffee, Inc. dba LaJoy Coffee and Tea House), as amended by that certain First Amendment to Lease dated February 1, 2006, and assigned by that certain Assignment and Assumption Agreement dated February 1, 2006.

Roof Leases

None.


EXHIBIT “F”

INSPECTION ITEMS

The following shall be performed in accordance with and in the locations shown on that certain report by Collins Structural Consulting, PLLC dated September 9, 2011, and titled Final Report: Two Progress Plaza Structural Review. Such work shall be based upon recommendations, which can be in narrative form outlining surface preparation materials, materials, etc., of a licensed structural engineer, who will perform a visual inspection of the work following completion:

Two Progress Plaza Building Level 8 (page 4 ) – repair concrete around exposed rebar.

Two Progress Plaza Building Level 17 (Looking up at underside of level 18)(page 4) - repair concrete around exposed rebar.

Two Progress Plaza Building Level 18 (Looking up at underside of 19)(page 5) - repair concrete around exposed rebar.

Reference AMEC Facade and Roofing Survey dated September 14, 2012.

On the main and trading floor roofs, the areas where ponding occurs must be re-surfaced in accordance with the amec and manufacturers recommendations.

On both roofs, the walk treads and pads that are incorrectly installed must be reinstalled in accordance with the manufacturer’s recommendations.

Any repairs to the upper roof caused by storage of maintenance equipment must be repaired in accordance with the manufacturer’s recommendations.


EXHIBIT “G”

[Intentionally Omitted]


EXHIBIT “H”

SERVICE AGREEMENTS

 

 

CONFIDENTIAL-

PRIVILEGED INFORMATION OF PROGRESS ENERGY

 

 

Service Providers -Two Progress Plaza    Service Provided   

 

Contracted  

Support to  

Other PGN  

Facilities  

   Contact Names    Telephone #
Besam Entrance Solutions    Revolving Door Repair    *   

David Core/Lori

Rudisill

   704-357-9924
Bonitz Flooring Group    Carpet Cleaning    *    Elaine Cooper    919-361-1521
Brady    Chiller PM’s    *    David McDaniel    919-781-0458
Capitol Maintenance Co    Landscaping    *    Raymond Stanley    919-639-7639
Carolina Grease Traps    Grease Trap cleaning         Preston Williams    919-201-5474
Chemsearch    Chemicals for cooling tower and bio generators for grease traps    *    Doug Campbell    919-271-7506
City of Raleigh    Water    *    NA    919-890-3245
Colin Fairweather and Sons    Painting    *    Pat Martin    919-828-9220
Covington Detroit Diesel – Allison    Generator    *    Steve Mills    336-292-9240
Crawford Sprinkler Co of Raleigh    Sprinkler    *    Sprite Corbett    919-828-9346
Environmental Service Systems, LLC    Janitorial    *    Edgar Ruth    704-527-4099
Gateway Services, Inc.    Locksmith    *    Dennis Verzaal    919-233-1139
Intelligent Access Systems    Card Access    *    Tim Bullock    919-773-9400x101
J. Flanagan Furniture Repair    Furniture Repair    *    Jack Flanagan    919-554-9154
Peak Fall Protection / McClancy Access Systems    Roof Tie-down Inspections    *    Nambiri Bastos    919-303-8900
Peoplecube    Conference Room Scheduling    *    Angela Bennett    407-297-1830
Petroleum Equipment Solutions    UST Inspections    *    Billy Pierce    919-303-7374
Pinnacle    Fire Protection/Ecaro 25    *    Obie Hooker    919-367-0240
Power BackUPS & Solutions    UPS    *    Mitch Wandzell    336-228-0464
Precision Walls    Construction    *    Tim Nutt    919-832-0380
Progress Energy    Utility    *    NA    NA
Pye Barker Fire & Safety    Fire Extinguishers    *    Dan Brown    919-779-4010
Rapid Response Electric, Inc    Electrical    *    Willie Wall    919-669-8200
Red Star oil Co    Fuel for Generators    *    Ray Brackett    919-772-1944
Schindler Elevator Company    Elevators    *    Craig Andersch    919-954-9454x22
Scottie’s Building Services    Window Cleaning    *    Tom McGrath    800-524-4643
Service Roofing and Sheet Metal Co of Raleigh    Roofing    *    Matt Basnett    919-873-0370
Siemens    HVAC and BAS    *    Will Tattersall    919-469-5095
Smith Exterminating Co, Inc    Exterminator    *    Connie Pearce    919-851-0220
Waste Industries    Waste    *    Dave Wilson    919-662-7100
Zee Medical Service    First Aid Kits    *    Brad Brown    336-668-7714


EXHIBIT “I”

RENT SCHEDULE

Retail Leases

1.       WST Coast, LLC dba buku pursuant to that certain Lease Agreement dated January 2006 (entered into by Reel Sea Productions, LLC), as amended by that certain First Amendment to Lease Agreement dated April 19, 2007, and amended by that certain Second Amendment to Lease Agreement dated February 12, 2008, and amended and assigned by that certain Third Amendment to Lease Agreement dated July 1, 2010;

2.       WakeMed Property Services pursuant to that certain Lease Agreement dated 2010;

3.       GMW Carolina, Inc. pursuant to that certain Lease Agreement dated July 29, 2010; and

4.       Pranzo Group, LLC pursuant to that certain Lease Agreement dated November 2004 (entered into by Joy Coffee, Inc. dba LaJoy Coffee and Tea House), as amended by that certain First Amendment to Lease dated February 1, 2006, and assigned by that certain Assignment and Assumption Agreement dated February 1, 2006.

Roof Leases

None.

 

[See detailed Rent Schedule attached]


EXHIBIT “I” (continued)

TPP Rent Roll

Retail Leases

 

LEASE ID

  

TENANT NAME

     Rent Amt.       Rent Status        Security Deposit         Renewal Options    Default

110

  

BUKU

   $ 12,217,18      

Current

     0      

See below

  

None

130

  

Pranzo Group

     1,146.49      

Current

     0      

See below

  

None

170

  

GMW Carolina Inc.

     1,933.33      

Current

     1,933.33      

See below

  

None

150

  

WakeMed Property Services

     4,839.33      

Current

     4,839.33      

See below

  

None

Renewal Comments

BUKU:

Provided there is no default or event of default hereunder by Tenant at any time, Tenant shall have the option to renew the term of the lease for two (2) renewal terms (individually, a “Renewal Term” and collectively, the “Renewal Terms”) which shall each be of five (5) lease years in duration. The date of the commencement of each Renewal Term shall be the day after the expiration of the then current term of the Lease (unless sooner terminated as provided herein).

Pranzo Group:

Provided there is no default or event of default by Tenant under the lease, Tenant shall have the option to extend the term of the Lease for one additional period of three (3) years provided that Tenant shall give Landlord written notice of its desire to exercise the aforesaid option at least one hundred eighty (180) days prior to the end of the then current term failing which the right of Tenant to extend the term shall be null and void.

GMW Carolina Inc.:

Provided there is no default or event of default hereunder by Tenant at any time, Tenant shall have the option to renew the term of the Lease for three (3) renewal terms (individually, a “Renewal Term” and collectively, the “Renewal Terms”) which shall each be of five (5) Lease Years in duration. The date of the commencement of each Renewal Term shall be the day after the expiration of the then current term of the Lease (unless sooner terminated as provided herein). The first Lease Year hereunder is the period of time from the date hereof until December 31, 2011 and each consecutive period of twelve months thereafter is an addition Lease Year.

WakeMed Property Services:

Provided there is no default or event of default hereunder by Tenant at any time hereunder. Tenant shall have the option to renew the term of the Lease for one (1) renewal term of three (3) lease years in duration (the “Renewal Term”). The date of the commencement of the Renewal Term shall be the day after the expriation of the then current term of the Lease (unless sooner terminated asp provided herein). A lease year shall be each consecutive period of twelve months herein.


EXHIBIT “J”

MEMORANDUM OF SUBLEASE

MEMORANDUM OF SUBLEASE AND OF PARTIAL ASSIGNMENT OF

PARKING LEASE AND CERTAIN OTHER AGREEMENTS

PREPARED AND RETURN TO:

Kilpatrick Townsend & Stockton LLP (BFR)

4208 Six Forks Road, Suite 1400

Raleigh, NC 27609

STATE OF NORTH CAROLINA

COUNTY OF WAKE

This Memorandum of Sublease and of Partial Assignment of Parking Lease and Certain Other Agreements (this “ Memorandum ”) is entered into this                      day of December, 2011, by and among CAROLINA POWER & LIGHT COMPANY, a North Carolina corporation dba Progress Energy Carolinas, Inc. (“ Sublessor ”), PROGRESS ENERGY SERVICE COMPANY, LLC, a North Carolina limited liability company (“ PESC ”), and RED HAT, INC., a Delaware corporation (“ Sublessee ”) in connection with that certain Sublease Agreement of even date herewith (as amended from time to time, the “ Sublease ”), pursuant to which, among other things, (i) Sublessor has demised to Sublessee those certain Premises described below and more particularly described in the Sublease subject to the rights of the City of Raleigh under the Parking Lease and the rights of the tenants under any Roof Leases and any Retail Leases, (ii) Sublessor has assigned its rights to Sublessee and Sublessee has assumed certain of Sublessor’s duties and obligations under that certain Parking Facility Lease Agreement dated April 10, 2003 by and among The Bank of New York Mellon Trust Company, N.A., successor to JP Morgan Trust Company, as Owner Trustee of the CA Raleigh Owner Trust (“ Master Landlord ”), as “Owner”, Sublessor as “Landlord”, and the City of Raleigh as “Tenant” (the “ Parking Lease ”)


for the duration of the Sublease Term, (iii) Sublessor has assigned its rights to Sublessee and Sublessee has assumed Sublessor’s duties and obligations under that certain Joint and Reciprocal Easement recorded in Deed Book 9923, Page 2134, Wake County Register of Deeds (the “ Joint and Reciprocal Easement ”) for the duration of the Sublease Term, (iv) Sublessor has assigned its rights to Sublessee and Sublessee has assumed Sublessor’s duties and obligations under that certain Acknowledgement of Unified Development recorded in Deed Book 9923, Page 2117, as amended in Deed Book 11699, Page 307, Wake County Register of Deeds, that certain Acknowledgement of Unified Development recorded in Deed Book 9924, Page 726, as amended in Deed Book 11699, Page 293, Wake County Register of Deeds, that certain Declaration of Easement recorded in Deed Book 9923, Page 2127, Wake County Register of Deeds, and that certain Grant of Easements and Agreement Regarding P-2 Residential Parking Area recorded in Deed Book 11699, Page 319, Wake County Register of Deeds (collectively, the “ Other Appurtenant Agreements ”) for the duration of the Sublease Term, and (v) PESC has assigned its rights to Sublessee and Sublessee has assumed Sublessor’s duties and obligations under that certain Declaration of Covenants, Conditions, Restrictions, and Reservations by Edison Land LLC recorded in Deed Book 13276, Page 1051, Wake County Register of Deeds (the “ Edison Declaration ”) for the duration of the Sublease Term. Master Landlord leased the Premises to Sublessor pursuant to that certain Lease Agreement by and between Master Landlord and Sublessor dated April 10, 2003 (as amended from time to time, the “ Master Lease ”), as evidenced by that certain Memorandum of Lease recorded at Book 10043, Page 2219 of the Wake County Register of Deeds (the “ Memorandum of Master Lease ”). The Bank of New York Mellon Trust Company, N.A. (successor to The Bank of New York Trust Company, N.A.), succeeded to JP Morgan Trust Company under the Master Lease pursuant to Agreement of Resignation and Assumption dated October 1, 2006, a copy of which is attached hereto as Exhibit B .

The purpose of this Memorandum is to give record notice of (i) the Sublease and of the rights, duties and obligations created thereby—including, without limitation, the material terms summarized below—all of which are hereby confirmed and all terms of which are incorporated into this Memorandum of Sublease by reference, (ii) the assignment of the Parking Lease, as more particularly described below and in the Sublease, (iii) the assignment of the Joint and Reciprocal Easement and the Other Appurtenant Agreements as more particularly described below and in the Sublease and (iv) the assignment of the Edison Declaration, as more particularly described below and in the Sublease, and subject to the additional terms and conditions provided therein. In the event of any discrepancy between the Sublease and this Memorandum, the terms of the Sublease shall control and take precedence. Capitalized terms used but not otherwise defined herein shall have the meanings ascribed thereto in the Sublease.

Certain provisions of the Sublease are set forth below:

 

   1.           

Premises:

  

The real property located at 100 East Davie Street, Raleigh, North Carolina, which is more particularly described on Exhibit A attached hereto and made a part hereof, together with certain improvements thereon, including the Building and the Parking


      

Deck, all as more particularly described in the Sublease.

 

2.        

 

Sublease Term:

  

The Sublease Term shall commence on the date hereof and expire on August 23 , 2035; provided, however, that subject to the provisions of those certain Subordination, Nondisturbance and Attornment Agreements executed by each of Lender and Master Landlord, as applicable, in connection with the Sublease, recorded of even date herewith in the Wake County records (each an “SNDA”), the Sublease Term shall expire at least one day prior to the end of the term of the Master Lease (currently scheduled to expire on August 24, 2035), and the Premises, and all improvements thereto, and all rights of Sublessee under the Master Lease, the Parking Lease, the Edison Declaration, the Joint and Reciprocal Easement, the Other Appurtenant Agreements, and all other rights assigned to Sublessee under the Sublease or under any other document executed in connection with the Sublease shall revert to Sublessor on such date, or any earlier termination date, including, but not limited to, all assignments of rights and documents made by Sublessor to Sublessee as provided in the Sublease. For clarification, and notwithstanding anything to the contrary contained in the Memorandum of Master Lease, the Expiration Date of the Master Lease is August 24, 2035, subject to renewal rights as more particularly set forth below.

 

3.        

 

Renewal Rights

  

The Master Lease grants to Sublessor the right to renew the Master Lease for four (4) successive Renewal Terms of five (5) years each upon not less than eighteen (18) months prior notice. The Parties acknowledge and agree that unless Sublessee has given Sublessor notice that Sublessee will not be leasing the Premises during any such Renewal Term, Sublessor shall not extend or renew the Master Lease or give notice of its intent to extend or renew the Master Lease, without consent being provided by Sublessee, which consent shall not be required if there is a then-existing and continuing Event of Default by Sublessee under the Sublease and, if required, shall not be unreasonably withheld, conditioned or delayed; provided,


       

however, Sublessor shall have the right to renew the term of the Master Lease if such right is within sixty (60) days of expiring and Sublessee has not provided notice to Sublessor of its intentions with respect to same, in which event the Sublease shall terminate at the end of the current Sublease Term.

 

4.        

  

Right of First Refusal:

  

The Master Lease grants to Sublessor a Right of First Offer to Purchase the Premises. The Parties acknowledge and agree that during the Sublease Term, Sublessee shall succeed to and enjoy the exclusive right to exercise the Right of First Offer to Purchase, and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Sublease. Master Landlord has consented to the foregoing pursuant to its SNDA. Notwithstanding the foregoing, to the extent that the Right of First Offer to Purchase is available for exercise and must be exercised (to avoid the lapse of such right) prior to expiration of the Sublease Term, Sublessee will consult and cooperate with Sublessor in the event Sublessee elects not to exercise the Right of First Offer to Purchase, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so prior to lapse of same.

 

5.

   Renewal/Purchase of Parking Deck:   

The Master Lease grants to Sublessor a Parking Deck Renewal Option to renew the Master Lease with respect to the Parking Deck for a single term of ninety-nine (99) years, and a Parking Deck Purchase Option to purchase the Parking Deck for One Dollar ($1.00). The Parties acknowledge and agree that, during the Sublease Term, Sublessee shall succeed to and enjoy the exclusive right to exercise the Parking Deck Renewal Option and the Parking Deck Purchase Option (and be entitled to all rights granted Sublessor in the Master Lease related thereto). Sublessee shall have the right to elect to exercise the Parking Deck Renewal Option or the Parking Deck Purchase Option, in which event it shall provide notice to Master Landlord in


        

the manner required by Section 2.5 of the Master Lease and, pursuant to its obligations under its SNDA, Master Landlord shall recognize Sublessee in lieu of Sublessor with respect thereto, subject to, and in accordance with, the applicable terms and conditions of the Master Lease, provided, however, Sublessee may not exercise such rights if there is a then-existing and continuing Event of Default by Sublessee under the Sublease. If Sublessee provides such notice, then Sublessee shall be bound by the terms of Section 2.6 of the Master Lease and, notwithstanding anything to the contrary contained in the Sublease, all of Sublessor's rights, duties, and obligations under the Parking Lease shall be assigned to Sublessee, and Sublessee would be and remain liable on the Parking Lease through the expiration of the Parking Lease (including, as applicable, for periods beyond the expiration of the Sublease Term). Master Landlord has consented to the foregoing pursuant to its SNDA. In addition and notwithstanding the foregoing, to the extent that the Parking Deck Renewal Option or the Parking Deck Purchase Option is available for exercise and must be exercised (to avoid the lapse of such right) prior to expiration of the Sublease Term, Sublessee shall consult and cooperate with Sublessor in the event Sublessee elects not to exercise either option, including providing notice thereof to Master Landlord, so that Sublessor may have an opportunity to do so prior to lapse of same.

  

6.        

  

Parking Lease:

  

In connection with Sublessee's sublease of the Premises, subject to other provisions of the Sublease, Sublessor has assigned to Sublessee, and Sublessee has assumed from Sublessor, for the duration of the Sublease Term, Sublessor's rights and certain of its duties and obligations under the Parking Lease, which assignment and partial assumption shall be effective as of the Final Delivery Date. Master Landlord has consented to the foregoing pursuant to its SNDA. The Parties acknowledge and agree that Sublessee's sublease of (and rights, duties and obligations with respect to) the Parking Deck shall be subject to the terms and


        

conditions of the Parking Lease, including, without limitation, the rights of the City set forth therein.

        

Notwithstanding the foregoing, Sublessee has not assumed (and Sublessor has retained) Sublessor's rights, duties and obligations under the Parking Lease relating to: (a) time periods prior to the Final Delivery Date (except as otherwise provided in the Sublease); (b) time periods subsequent to the expiration or termination of the Sublease Term (except as otherwise provided in the Sublease); and (c) Sublessor's repair, maintenance and replacement obligations under the Parking Lease (except the obligation to maintain, repair and replace the Common Elements pursuant to Section 10.3 of the Parking Lease). The costs to Sublessee for use of parking spaces within the Parking Deck, and the manner and timing of payment shall be as determined between Sublessee and the City, and Sublessor shall have no liability or responsibility therefor.

        

Notwithstanding the other provisions of the Sublease, Sublessee shall have the right to accelerate the effective date of the assignment of the Parking Lease in the event that Sublessee is unable to secure adequate parking within the Parking Deck directly from the City sufficient to serve Sublessee's parking needs prior to the Final Delivery Date.

  

7.        

  

Joint and Reciprocal

Easement and Other

  
     

Appurtenant Agreements

  

In connection with Sublessee's sublease of the Premises, Sublessor has assigned to Sublessee, and Sublessee has assumed from Sublessor, from and after the Final Delivery Date (or such earlier date as the Parking Lease is assigned to Sublessee pursuant to the Sublease), for the duration of the Sublease Term, Sublessor's rights, duties and obligations under (i) the Joint and Reciprocal Easement and (ii) the Other Appurtenant Agreements, all as more particularly described in the Sublease.


  

8.        

  

Edison Declaration:

  

In connection with Sublessee's sublease of the Subleased Premises, PESC has assigned to Sublessee, and Sublessee has assumed from PESC, for the duration of the Sublease Term, PESC's rights, duties and obligations under the Edison Declaration. Notwithstanding the foregoing, Sublessee agrees that PESC shall have the right to act as one of the Sublessee members of the Design Review Committee under the Edison Declaration for the duration of the Sublease Term. If the total number of members of the Design Review Committee under the Edison Declaration is increased above three (3) (as contemplated and permitted in the Edison Declaration), thus allowing Sublessee to increase its representation on the Design Review Committee, PESC shall, in such event, have the right to reasonably approve any new member that Sublessee seeks to appoint to the Design Review Committee. The Parties agree to execute and deliver such further documents as may be reasonably necessary to put the counterparties to the Edison Declaration on notice of the foregoing assignment.

This Memorandum may be executed in any number of counterparts, each of which shall constitute an original and all of which, when taken together, shall constitute one instrument.

[Signature pages attached hereto.]


IN WITNESS WHEREOF, the parties have executed this Memorandum as of the date first above written.

 

SUBLESSOR:
 

CAROLINA POWER & LIGHT COMPANY

d/b/a PROGRESS ENERGY CAROLINAS, INC.

  By:                                                                                       
  Name:                                                                                  
  Title:                                                                                            

STATE OF                                                              

COUNTY OF                                                          

I certify that the following person(s) personally appeared before me this day, and

             ¨

   I have personal knowledge of the identity of the principal(s)

             ¨

  

I have seen satisfactory evidence of the principal’s identity, by a current state or federal identification with the principal’s photograph in the form of a                                                                                                   

             ¨

   A credible witness has sworn to the identity of the principal(s);

each acknowledging to me that he or she voluntarily signed the foregoing document for the purpose stated therein and in the capacity indicated:                                                                                                       

[insert name of person signing]

Date:                                                              

    

 

      

                                                                           , Notary Public

       (print name)    
(official seal)   My commission expires:     


PESC:  
  PROGRESS ENERGY SERVICES COMPANY, LLC
  By:                                                                                       
  Name:                                                                                  
  Title:                                                                                            

STATE OF                                                              

COUNTY OF                                                          

I certify that the following person(s) personally appeared before me this day, and

             ¨

   I have personal knowledge of the identity of the principal(s)

             ¨

  

I have seen satisfactory evidence of the principal’s identity, by a current state or federal identification with the principal’s photograph in the form of a                                                                                                   

             ¨

   A credible witness has sworn to the identity of the principal(s);

each acknowledging to me that he or she voluntarily signed the foregoing document for the purpose stated therein and in the capacity indicated:                                                                                                       

[insert name of person signing]

Date:                                                              

     

 

       

                                                                  ,

  Notary Public
        (print name)    
(official seal)    My commission expires:     


SUBLESSEE:
RED HAT, INC.
  By:                                                                                                   
  Name:                                                                                               
  Title:                                                                                               

STATE OF                                                              

COUNTY OF                                                          

I certify that the following person(s) personally appeared before me this day, and

             ¨

   I have personal knowledge of the identity of the principal(s)

             ¨

  

I have seen satisfactory evidence of the principal’s identity, by a current state or federal identification with the principal’s photograph in the form of a                                                                                                   

             ¨

   A credible witness has sworn to the identity of the principal(s);

each acknowledging to me that he or she voluntarily signed the foregoing document for the purpose stated therein and in the capacity indicated:                                                                                                       

[insert name of person signing]

Date:                                                              

    

 

                                                                             ,  

  Notary Public

       (print name)    
(official seal)   

My commission expires:

 

 


EXHIBIT A

LEGAL DESCRIPTION

Progress Energy Downtown Development

Office Property

Lying and being in Raleigh Township, Wake County, North Carolina and more particularly described as follows:

BEGINNING at NCGS Monument “PERNEW”, NC Grid Coordinates (NAD:83) of N: 225264.996 Meters and E: 642617.839 Meters; thence South 19°42’47” West 1815.4296 feet to an existing P.K. nail in the Western right-of-way of S. Blount Street, and the Southern right-of-way of E. Davie Street; Thence with the Western right-of-way of S. Blount Street, S 02°13’57” W 210.00 feet to a P.K Set; Thence with The City of Raleigh property as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, North 87°46’03” West 164.08 feet to a Survey Nail Set the POINT AND PLACE OF BEGINNING.

Thence from the POINT OF BEGINNING, with The City of Raleigh property line as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, the next three calls, North 87°46’03” West 45.92 feet to a 1/2” Iron Pipe Found; Thence North 02°13’57” East 15.00 feet to a Nail; Thence North 87°46’03” West, 210.00 feet to a Nail in the Eastern right-of-way line of S. Wilmington Street; Thence with said right-of-way, North 02°13’57” East 195.00 feet to a Point in the Southern right-of-way line of E. Davie Street; Thence with said E. Davie Street right-of-way line, South 87°46’03” East 384.00 feet to a Lead Plug and Tack, Set; Thence a new line, running parallel to S. Blount Street, South 02°13’57” West 188.93 feet to a Survey Nail Set; Thence a new line North 87°46’03 West 128.08 feet to a Survey Nail Set; Thence a new line, South 02°13’57” West 21.07 feet to a Survey Nail Set in the Northern property line of The City of Raleigh, the POINT AND PLACE OF BEGINNING.

CONTAINING: 74,791 square feet or 1.71697 acres of land, more or less.

TOGETHER WITH: A Temporary Construction Easement, said easement being described as follows; from said POINT OF BEGINNING, with The City of Raleigh property line as recorded in Deed Book 8253 Page 299, Deed Book 8231 Page 1759, and Deed Book 8214, Page 2408, North 87°46’03” West 164.08 feet to a point in the new residential/ office line as described above, the new point of beginning; thence continuing with said property line North 87°46’03’West 20.00 feet to a point; Thence running parallel to S. Blount Street North 02°13’57” East 41.07 feet to a point; Thence South 87°46’03” East 128.08 feet to a point; Thence North 02°13’57” East 168.93 feet, to the South right-of-way of E. Davie Street; Thence with the right-of-way of E. Davie Street South 87°46’03” East 20.00 feet to a point; thence running with the line dividing the office space from the residential area, for the next three calls, a new line South 02°13’57” East 188.93 feet to a point; thence North 87°46’03” West 128.08 feet to a point; Thence South 02°13’57” West 21.07 feet to the new point of beginning: containing 6,761 square feet or 0.15521 acres of land, more or less.


EXHIBIT B

AGREEMENT OF RESIGNATION AND ASSUMPTION, dated as of October 1, 2006 by and among JPMORGAN CHASE BANK, NATIONAL ASSOCIATION (the “Resigning Trustee”) and THE BANK OF NEW YORK TRUST COMPANY, N.A. (the “Successor Trustee”).

RECITALS:

WHEREAS, pursuant to the Purchase and Assumption Agreement dated as of April 7, 2006 (the “Purchase Agreement”) by and between The Bank of New York Company, Inc. (“BNY”) and JPMorgan Chase & Co. (“JPM”) caused Resigning Trustee to transfer to Successor Trustee its rights, duties and obligations as trustee under various Agreements listed on Schedule A attached thereto (the “Agreements”);

WHEREAS, Resigning Trustee and Successor Trustee desire to enter into this Agreement of Resignation and Assumption to evidence the resignation by Resigning Trustee and the assumption by Successor Trustee, as applicable to the Agreements;

NOW, THEREFORE, Resigning Trustee and Successor Trustee, for and in consideration of the premises and of other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, hereby consent and agree as follows:

1.         Resignation . Resigning Trustee hereby assigns, transfers, delivers and confirms to Successor Trustee all right, title and interest of Resigning Trustee in and to each of the Agreements and all the rights, powers and trusts of the Resigning Trustee, as trustee or otherwise, under each of the Agreements.

2.         Assumption . Successor Trustee hereby assumes all right, title and interest of Resigning Trustee, as applicable, in and to the trust under each of the Agreements, and all rights, powers and trusts of Resigning Trustee, as trustee or otherwise, under each of the Agreements.


3.         Effective Date . This Agreement and resignation, and assumption effected hereby shall be effective as of the opening of business on October 1, 2006.

4.         Governing Law . This Agreement shall be governed by and construed in accordance with the laws of the State of New York

5.         Counterparts . This Agreement may be executed in any number of counterparts each of which shall be an original, but such counterparts shall together constitute but one and the same instrument.

6.         Purchase Agreement . This Agreement is made in connection with and is subject to the terms and conditions of the Purchase Agreement and the Assignment and Assumption Agreement executed and delivered in connection therewith.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement of Resignation and Assumption to be duly executed and acknowledged and their respective seals to be affixed hereunto and duly attested all as of the day and year first above written.

 

RESIGNING TRUSTEE:
JPMORGAN CHASE BANK, NATIONAL ASSOCIATION
By:    /s/ Francis J. Grippo
  Name:   Francis J. Grippo
  Title:   Vice President
SUCCESSOR TRUSTEE
THE BANK OF NEW YORK TRUST COMPANY, N.A.
By:    /s/ Lila R. Garlin
  Name:   Lila R. Garlin
  Title:   Vice President

 

- 2 -


STATE OF NEW YORK          )

                                                    )    ss.:

COUNTY OF NEW YORK      )

On the 20 th day of December in the year 2007 before me, the undersigned, personally appeared Francis J. Grippo, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.

 

/s/ [ILLEGIBLE]

Notary Public

LINDA D’ALESSANDRO

NOTARY PUBLIC-STATE OF NEW YORK

No. 01DA6115119

Qualified In Suffolk County

My Commission Expires August 30, 2008

STATE OF NEW YORK          )

                                                    )    ss.:

COUNTY OF NEW YORK      )

On the              day of November in the year 2007 before me, the undersigned, personally appeared                                          , personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.

 

 

Notary Public


STATE OF NEW YORK          )

                                                    )    ss.:

COUNTY OF NEW YORK      )

On the              day of November in the year 2007 before me, the undersigned, personally appeared                                          , personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.

 

 

Notary Public

STATE OF TEXAS                   )

                                                    )    ss.:

COUNTY OF NORRIS             )

On the 11 th day of January in the year 2008 before me, the undersigned, personally appeared Lila R. Garlin, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument.

 

/s/ Cecilia A. Garcia

Notary Public

LOGO

Exhibit 10.45

Red Hat, Inc.

2010 Non-Employee Director Compensation Plan

Adopted August 10, 2011

(amended and restated effective January 1, 2012)

 

Cash Compensation

Basic Retainer:

   Each non-employee director of the Board of Directors shall receive an annual cash retainer of $50,000.
Lead Director Retainer:    The non-employee director who serves as Lead Director, in addition to the Basic Retainer, shall receive an annual cash retainer of $30,000.
Chairman’s Retainer:    The non-employee director who serves as chairman of the Board of Directors, in addition to the Basic Retainer, shall receive an annual cash retainer of $50,000.
Committee Member Retainer:   

Except as provided below, each non-employee director member of a standing committee, in addition to the Basic Retainer, shall receive an annual cash retainer of:

 

Audit Committee Members: $20,000

Compensation Committee Members: $15,000

Nominating Committee Members: $7,500

Committee Chair Retainer:   

Each non-employee director member (other than the Lead Director or the chairman) of a standing committee who serves as the chair of a committee, in lieu of the Committee Member Retainer (described above), shall receive an annual cash retainer of:

 

Audit Committee Chair: $40,000

Compensation Committee Chair: $30,000

Nominating Committee Chair: $15,000

   Should the Lead Director or chairman also serve as a Committee Chair, said individual shall receive the Committee Member Retainer and not the Committee Chair Retainer for the committee on which such individual serves as chair.
Payment of Cash Compensation:    All cash compensation shall be accrued in equal quarterly amounts on February 15, May 15, August 15 and November 15.
Deferred Stock Units in Lieu of Cash:    Each non-employee director may elect, prior to the beginning of the calendar year (or otherwise as determined by the General Counsel), to receive all or a portion of any cash retainer payment in deferred stock units (“DSUs”) pursuant to the Corporation’s 2004 Long-Term Incentive Plan, as amended. The number of DSUs to be received is determined by dividing the portion of the cash compensation with respect to which the election is made by the closing price of the Corporation’s common stock (on such U.S. national exchange on

 

1


   which said stock principally trades) on the date the cash compensation is accrued or, in the event that such day is not a business day, then on the first business day following that date. DSUs shall be issued in whole units and rounded up to the nearest whole unit. The DSUs issued in lieu of cash are fully vested upon issuance. DSUs will be settled in shares of the Corporation’s common stock (“Shares”) upon termination of the DSU holder’s Board service.
Equity Compensation
Initial Equity Award:    On the next regularly scheduled grant date for employees following initial election or appointment to the Board of Directors, the Corporation will grant to each new non-employee director of the Corporation a restricted stock award for a number of Shares determined by dividing $300,000 by the closing price of the Corporation’s common stock (on such U.S. national exchange on which said stock principally trades) on the date of such grant or, in the event that such day is not a business day, then on the first business day following that date. Restricted stock shall be issued in whole shares and rounded up to the nearest whole share. One-third of the number of shares of restricted stock shall vest on each anniversary of the initial grant date over three years.
Deferred Stock Units in Lieu of Initial Restricted Stock Award:    Election by a non-employee director to receive DSUs on a one-for-one basis in lieu of such director’s initial restricted stock award is not permissible, unless specifically approved by the Board of Directors or a committee thereof in advance of the initial election or appointment of such non-employee director.
Annual Equity Award:    Annually, in July on the regularly scheduled grant date for employees, each non-employee director will receive an annual equity grant. Such grant will be a restricted stock award for a number of Shares determined by dividing $200,000 by the closing price of the Corporation’s common stock (on such U.S. national exchange on which said stock principally trades) on the date of such grant. Restricted stock shall be issued in whole shares and rounded up to the nearest whole share. The shares of restricted stock shall vest on the first anniversary of the initial grant date. If at the time of the annual equity grant a non-employee director has not served as such for a full 12 months, then the grant to that non-employee director will be prorated based on the number of months that the non-employee director has served on the Board of Directors as of the grant date.

 

2


Deferred Stock Units in Lieu of Annual Restricted Stock Award:    Each non-employee director may elect, prior to the beginning of the calendar year (or otherwise as determined by the General Counsel), to receive DSUs on a one-for-one basis in lieu of such director’s annual restricted stock award pursuant to the Corporation’s 2004 Long-Term Incentive Plan, as amended. The DSUs will vest on the same basis as the restricted stock award. Vested DSUs will be settled in Shares upon termination of the DSU holder’s Board service.

 

3

Exhibit 21.1

SUBSIDIARIES OF THE REGISTRANT

The following is a list that includes our subsidiaries as of February 29, 2012.

 

Entity Name

  

Jurisdiction

Gluster, Inc.    Delaware
Gluster Software India Pvt. Ltd.    India - Bangalore
JBoss Professional Open Source Software Services
Pvt. Ltd.
   India - Bangalore
Makara, Inc.    Delaware
Qumranet, Inc.    Delaware
Red Hat (Switzerland) Sàrl    Switzerland
Red Hat AB    Sweden
Red Hat ApS    Denmark
Red Hat Asia Pacific Pte Ltd    Singapore
Red Hat Asia Pacific Pty Ltd    Australia
Red Hat B.V.    Netherlands
Red Hat, bvba    Belgium
Red Hat Brasil Limitada    Brazil
Red Hat Canada Limited    Canada
Red Hat Chile Limitada    Chile
Red Hat Czech, s.r.o.    Czech Republic
Red Hat de Argentina SA    Argentina
Red Hat France SARL    France
Red Hat FZ-LLC    United Arab Emirates - Dubai
Red Hat GmbH    Germany
Red Hat India Pvt. Ltd.    India - Mumbai
Red Hat Israel Ltd.    Israel
Red Hat KK    Japan
Red Hat Limited    Ireland
Red Hat New Zealand Limited    New Zealand
Red Hat Middleware LLC    Delaware
Red Hat Professional Consulting, Inc.    Georgia
Red Hat S.R.L.    Italy
Red Hat S de RL de CV    Mexico
Red Hat SA I, LLC    Delaware
Red Hat SA II, LLC    Delaware
Red Hat Software (Beijing) Co., Ltd.    China
Red Hat Software Services (India) Pvt. Ltd.    India - Pune
Red Hat UK Limited    United Kingdom
RH Financial Holdings, Inc.    Delaware
RH Subsidiary, Inc.    Delaware
Round Pond Limited    Ireland
Varsity Gateway LLC   

Delaware

Varsity Gateway, Inc.    Delaware

Exhibit 23.1

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

We hereby consent to the incorporation by reference in the Registration Statements on Form S-8 (Nos. 333-178332, 333-153680, 333-137904, 333-135273, 333-121507, 333-112557, 333-71912, 333-59306, 333-55968, 333-45980, 333-45042, 333-37884, 333-96163, 333-88159 and 333-171021) and Form S-3 (No. 333-135323) of Red Hat, Inc. of our report dated April 25, 2012 relating to the financial statements and the effectiveness of internal control over financial reporting, which appears in this Form 10-K.

/s/ PricewaterhouseCoopers LLP

Raleigh, North Carolina

April 25, 2012

EXHIBIT 31.1

CERTIFICATION OF JAMES M. WHITEHURST, PRESIDENT AND

CHIEF EXECUTIVE OFFICER, PURSUANT TO RULE 13a-14(a)/RULE 15d-14(a)

UNDER THE SECURITIES EXCHANGE ACT OF 1934, AS AMENDED

I, James M. Whitehurst, certify that:

1. I have reviewed this Annual Report on Form 10-K of Red Hat, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: April 25, 2012

 

By:   / S /    J AMES M. W HITEHURST        
 

James M. Whitehurst

President and Chief Executive Officer

(Principal Executive Officer)

EXHIBIT 31.2

CERTIFICATION OF CHARLES E. PETERS, JR., EXECUTIVE VICE PRESIDENT AND

CHIEF FINANCIAL OFFICER, PURSUANT TO RULE 13a-14(a)/RULE 15d-14(a)

UNDER THE SECURITIES EXCHANGE ACT OF 1934, AS AMENDED

I, Charles E. Peters, Jr., certify that:

1. I have reviewed this Annual Report on Form 10-K of Red Hat, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date: April 25, 2012

 

By:   / S /    C HARLES E. P ETERS , J R .        
 

Charles E. Peters, Jr.

Executive Vice President and Chief Financial Officer

(Principal Financial Officer)

EXHIBIT 32.1

CERTIFICATIONS OF JAMES M. WHITEHURST, PRESIDENT AND CHIEF EXECUTIVE

OFFICER, AND CHARLES E. PETERS, JR., EXECUTIVE VICE PRESIDENT AND

CHIEF FINANCIAL OFFICER, PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED

PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

Each of the undersigned hereby certifies, for the purposes of section 1350 of chapter 63 of title 18 of the United States Code, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, in his capacity as an officer of Red Hat, Inc. (“Red Hat”), that, to his knowledge, the Annual Report of Red Hat on Form 10-K for the year ended February 29, 2012 (the “Report”), as filed with the Securities and Exchange Commission, fully complies with the requirements of Section13(a) of the Securities and Exchange Act of 1934 and that the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of Red Hat.

 

Date: April 25, 2012

   
   

By:

  / S /    J AMES M. W HITEHURST        
     

James M. Whitehurst

President and Chief Executive Officer

(Principal Executive Officer)

Date: April 25, 2012

   
   

By:

  / S /    C HARLES E. P ETERS , J R .        
     

Charles E. Peters, Jr.

Executive Vice President and Chief Financial Officer (Principal Financial Officer)