EXHIBIT 10.14

 

FINAL

 

FOURTH AMENDMENT TO LEASE

 

THIS FOURTH AMENDMENT TO LEASE (“Amendment”) is made and entered into as of the
31 day of July, 2002, by and between WXI/SAN REALTY, L.L.C., a Delaware limited
liability company (“Landlord”), and PLUMTREE SOFTWARE, INC., a Delaware
corporation (“Tenant”).

 

R E C I T A L S :

 

A. BPG Sansome, L.L.C. (“Original Landlord”) and Plumtree Software, Inc., a
California corporation (“Original Tenant”) entered into that certain Office
Lease, dated as of April 7, 1999 (the “Original Lease”) as amended by that
certain First Amendment to Lease dated as of May 31, 2000 (“First Amendment”),
that certain Second Amendment to Lease dated as of September 20, 2000 (“Second
Amendment”), and that certain Third Amendment to Lease dated November 22, 2000
(“Third Amendment”), for certain office space in the building located at 500
Sansome Street, San Francisco, California. The Original Lease, as amended by the
First Amendment, Second Amendment and Third Amendment, is referred to herein as
the “Lease.” Landlord is the successor-in-interest to Original Landlord and
Tenant is the successor-in-interest to Original Tenant.

 

B. By this Amendment, Landlord and Tenant desire to expand the Existing Premises
(as defined below) and to otherwise modify the Lease as provided herein.

 

C. Unless otherwise defined herein, capitalized terms as used herein shall have
the same meanings as given thereto in the Lease.

 

NOW, THEREFORE, in consideration of the foregoing recitals and the mutual
covenants contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereto
agree as follows:

 

A G R E E M E N T :

 

1. The Existing Premises. Landlord currently leases to Tenant that certain
office space in the Building containing 41,030 rentable square feet (pursuant to
ANSI/BOMA Z65.1-1996) located on the first, second, third and mezzanine floors
of the Building and known as Suites 100, 101, 102, 200, 310, M-4, and M-100 (the
“Existing Premises”).

 

2. Expansion of the Existing Premises. That certain space located on the second
(2nd) floor of the Building and known as Suite 205, as outlined on the floor
plan attached hereto as Exhibit ”A” and made a part hereof, is referred to
herein as the “Third Expansion Space.” Landlord and Tenant stipulate that the
Third Expansion Space contains 1,796 rentable square feet (pursuant to ANSI/BOMA
Z65.1-1996). Effective as of August 15, 2002 (“Third Expansion Commencement
Date”), Tenant shall lease the Third Expansion Space. Accordingly, effective
upon the Third Expansion Commencement Date, the Existing Premises shall be
increased to include the Third Expansion Space. Such addition of the Third
Expansion Space to the Existing Premises shall, effective as of the Third
Expansion Commencement Date, increase the number of rentable square feet leased
by Tenant in the Building to a total of 42,826 rentable square feet. Effective
as of the Third Expansion Commencement Date, all references to the “Premises”
shall mean and refer to the Existing Premises as expanded by the Third Expansion
Space.

 

3. Term and Monthly Base Rent for the Third Expansion Space. The Term for
Tenant’s lease of the Third Expansion Space (“Third Expansion Space Term”) shall
commence on the Third Expansion Commencement Date and shall expire on August 31,
2003. During the Third Expansion Space Term, Tenant shall pay Monthly Base Rent
for the Third Expansion Space in the amount of Three Thousand Eight Hundred
Ninety-One and 33/100 Dollars ($3,891.33).

 

4. Lessee’s Percentage Share and Base Year. During the Third Expansion Space
Term, Lessee’s Percentage Share of Basic Costs for the Third Expansion Space
only shall be 1.22% and the Base Year for the Third Expansion Space only shall
be the calendar year 2002. Notwithstanding the foregoing, Tenant shall not be
liable for Expense Rent during the first twelve (12) months of the Third
Expansion Space Term.

 

5. Tenant Improvements. Promptly after full execution and delivery of this
Amendment, Landlord shall, at Landlord’s sole cost and expense and using
Building-standard materials only, cause the following improvements to be made:
(i) repaint all painted walls within the Third Expansion Space, (ii) install new
carpet and vinyl composite tile within the Third Expansion Space, (iii) install
a finished ceiling in the Third Expansion Space, and (iv) upgrade the mechanical
system in the Third Expansion Space to Building-standard and good and reliable
working condition according to sound engineering and construction practices
(collectively, the “Landlord’s Work”). Landlord’s Work shall be completed by
August 1, 2002. Except as specifically set forth in this Section 5, Tenant
acknowledges that Landlord shall not be obligated to provide or pay for any
improvement work or services

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related to the improvement of the Third Expansion Space. Tenant also
acknowledges that Landlord has made no representation or warranty regarding the
condition of the Third Expansion Space. The plans for Tenant’s optional work
(“Tenant’s Work”), as well as defined work scope, are attached as Exhibit “B”
hereto and, by this reference, made a part hereof. Tenant’s Work, as well as the
defined work scope, have been reviewed and are hereby approved by Landlord.

 

6. Early Entry. Provided that Tenant and its agents do not interfere with, or
delay, Landlord’s Work, Landlord shall allow Tenant access to the Third
Expansion Space commencing upon the later of (i) the full execution and delivery
of this Amendment and (ii) August 1, 2002, for the purpose of Tenant installing
equipment or fixtures (including Tenant’s data and telephone equipment) in the
Third Expansion Space. Prior to Tenant’s entry into the Third Expansion Space as
permitted by the terms of this Section 6, Tenant shall submit a schedule to
Landlord, for its approval, which schedule shall detail the timing and purpose
of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify,
protect and defend Landlord against any loss or damage to the Building or Third
Expansion Space and against injury to any persons caused by Tenant’s actions
pursuant to this Section 6, except that Tenant shall be relieved of its
indemnification obligation under this Section 6 to the extent of Landlord’s
gross negligence or willful misconduct.

 

7. Computer/Server Room. If Tenant uses the Third Expansion Space, or any
portion thereof, as a computer/server room, Tenant acknowledges that (i) the
Building standard HVAC provided under Section 5.1 of the Original Lease is
designed to provide service for normal office use and will not keep
computer/server equipment sufficiently cool and (ii) the after-hours HVAC
provided under Section 5.2 of the Original Lease shall not be available for any
portion of the Third Expansion Space that is used as a computer/server room.
Accordingly, Tenant shall install a supplementary HVAC system in the Third
Expansion Space to provide sufficient cooling for the computer/server equipment
on a “24/7” basis. In addition, Tenant shall separately meter that portion of
the Third Expansion Space that is used as a computer/server room. Tenant shall
be responsible for all costs associated with the installation of such
supplementary HVAC system and separate meter, as well as the electricity costs
measured by such meter. All such work shall be performed in accordance with
Article 7 of the Original Lease. Tenant acknowledges that it will house
employees in the same space as, or within the vicinity of, the computer/server
room, and that it is likely those employees will be subjected to colder
temperatures due to the additional cooling provided to the computer/server room.
Tenant therefore agrees that Landlord shall not be responsible to provide a
remedy for the colder temperature. In the event Tenant desires to install
additional equipment or otherwise alter the Premises in an attempt to remedy the
colder temperature, Tenant shall consult with Landlord regarding such remedy and
both parties shall use commercially reasonable efforts to ensure that such
remedy conforms with the terms of the Lease.

 

8. Option to Extend. Landlord hereby grants to the Tenant, one (1) option to
extend the Third Expansion Space Term for a period of one (1) year (the “Option
Term”), which option shall be exercisable only by written notice (“Option
Notice”) delivered by Tenant to Landlord as provided in Section 8.2 below,
provided that, as of the date of delivery of such notice and, at Landlord’s
option, as of the last day of the Third Expansion Space Term, Tenant is not in
default under the Lease after expiration of applicable cure periods.

 

8.1. Option Rent. The Rent payable by Tenant during the Option Term (the “Option
Rent”) shall be equal to the fair market rent for the Third Expansion Space as
of the commencement date of the Option Term, but in no event less than the
amount Tenant is paying immediately prior to the Option Term. The fair market
rent shall be the rental rate, including all escalations, at which tenants, as
of the commencement of the Option Term, are leasing non-sublease, non-encumbered
space comparable in size, location and quality to the Third Expansion Space for
a term of one (1) year, which comparable space is located in other
comparable-class, high-rise office buildings and offering similar amenities and
services in the vicinity of the Building in San Francisco, California.

 

8.2. Exercise of Option. The option contained in this Section 8 shall be
exercised by Tenant, if at all, only by delivering the Option Notice to Landlord
on or before the date which is two (2) months prior to the expiration of the
Third Expansion Space Term, stating that Tenant is exercising its option.
Failure of Tenant to timely and properly deliver the Option Notice to Landlord
shall be deemed to constitute Tenant’s failure to exercise its option to extend.
If Tenant timely and properly exercises its option to extend, the Third
Expansion Space Term shall be extended for the Option Term upon all of the terms
and conditions set forth in the Lease, except that the Base Rent shall be
determined in accordance with Section 8.3 below, and all references in the Lease
to the Term shall include the Option Term.

 

8.3. Determination of Option Rent. In the event Tenant exercises its option to
extend, Landlord and Tenant shall attempt to agree in good faith upon the Option
Rent. If Landlord and Tenant fail to reach agreement within twenty (20) days
following Tenant’s delivery of the Option Notice (the “Outside Agreement Date”),
Tenant’s exercise of the option to extend shall be rescinded and the Third
Expansion Space Term shall not be extended for the Option Term.

 

9. Surrender. Upon the expiration or earlier termination of the Third Expansion
Space Term or the Option Term, as applicable, Tenant shall surrender the Third
Expansion Space in accordance with the relevant provisions of the Lease, and if
Tenant fails to do so, the hold-over provisions of Article 15 of the Original
Lease shall apply with respect to the Third Expansion Space.

 

10. Brokers. Each party represents and warrants to the other that no broker,
agent or finder, other than Jones Lang LaSalle and Cushman and Wakefield
(“Brokers”) negotiated or was instrumental in negotiating or consummating this
Amendment. Each party further agrees to defend, indemnify and hold harmless the
other party from and against any claim for commission or finder’s fee by any
person or entity, other than Brokers, who claims or alleges that they were
retained or engaged by the indemnifying party or at the request of such party in
connection with this Amendment.

 

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11. Signing Authority. Each person executing this Lease on behalf of Tenant
represents and warrants that he/she is authorized to do so.

 

12. No Further Modification. Except as set forth in this Amendment, all of the
terms and provisions of the Lease shall apply with respect to the Third
Expansion Space and shall remain unmodified and in full force and effect.
Effective as of the date hereof, all references to the “Lease” shall refer to
the Lease as amended by this Amendment.

 

IN WITNESS WHEREOF, this Amendment has been executed as of the day and year
first above written.

 

“Landlord”:

 

WXI/SAN REALTY, L.L.C.,

a Delaware limited liability company

By:

 

MRC Properties VI, L.L.C.,

a Delaware limited liability company

   

By:

 

/s/    Ronald Lack        

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Print Name: Ronald Lack

Title: Vice President

 

“Tenant”:

 

PLUMTREE SOFTWARE, INC.,

a Delaware corporation

By:

 

/s/    Eric Borrmann        

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Print Name: Eric Borrmann

Title: Chief Financial Officer

 

By:

 

 

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Print Name:

Title:

 

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EXHIBIT “A”

 

OUTLINE OF THIRD EXPANSION SPACE

 

[GRAPHIC]

 

Resources (8 Base + 2-7 Temp)

1   Roger Ireland

2   Mark Engebretson

3   Brien Porter

4   Arun Iyer

5   David Crutchfield

6   Dennis Lambert

7   Fred Moore

8   Alan Arvin

  [3rd   Help Desk Analyst]

9   [Between 1 and 5 contractors]

10  

11  

 

EXHIBIT “A”

 

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EXHIBIT “B”

 

TENANT’S WORK

 

[LOGO]    CBF, INC.

Electrical Contractors

101 Howard Street, Suite 380

San Francisco, CA 94105-1629

(415) 495-3085

FAX (415) 495-3280

           

 

July 25, 2002

 

Plumtree Software

500 Sansome Street

San Francisco, CA 94111

 

Attn:   Mostafa Vahabzadeh

 

RE:   500 Sansome Street

  CBF   Job #90064

 

Dear Mostafa,

 

We propose to furnish labor and material for the following electrical work:

 

  1.   Furnish and install (32) durplex outlets.

  2.   Furnish and install (23) 110-volt circuits.

  3.   Furnish and install (1) 225-amp panel.

  4.   Furnish and install (1) 225-amp feeder.

  5.   Furnish and install (1) meter and coils.

  6.   Furnish and install (5) stub up for phones.

  7.   Furnish and install (9) 30-amp 208-volt outlets for racks.

  8.   Furnish and install (1) 50-amp 3-pole circuit breaker.

  9.   Furnish and install (1) 30-amp 3-pole circuit breaker.

  10.   Furnish and install (1) hom/strobe.

  11.   Furnish and install (2) smoke detectors.

  12.   Permit.

 

If you have any questions, please do not hesitate to call.

 

Very truly yours,

William R. Cory

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William R. Cory

 

EXHIBIT “B”

 

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[GRAPHIC]

 

Resources (8 Base + 2-7 Temp)

Roger Ireland

Mark Engebrelson

Brien Porter

Arun Iyer

David Crulchfield

Dennis Lambert

Fred Moore

Alan Arvin

[3rd Help Desk Analyst]

[Between 1 and 5 contractors]

 

EXHIBIT “B”

 

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[LOGO]

 

Encompass Facility

 

   

NORTHERN CALIFORNIA

2952 Aberado St.

[ILLEGIBLE]

Phone: [ILLEGIBLE]

Fax: [ILLEGIBLE]

[ILLEGIBLE]

 

July 11, 2002

 

Mostafa Vahabzadeh

Plumtree Software

500 Sansome Street

San Francisco, CA

 

Subject: Second Floor Server Room

 

Dear Mostafa,

 

Encompass Facility Services is pleased to present our proposal to provide HVAC
for the above project. Our proposal is based upon the as built drawings, our job
walk on 7/10/02 and the following:

 

Inclusions:

  •   One (1) 10 ton Carrier AC unit. The indoor unit shall be floor mounted and
the condenser shall be located above the ceiling near the window.

  •   Units shall be seismically secured to the structure

  •   All necessary ductwork

  •   All necessary refrigeration piping

  •   Condensate piping to the nearest drain

  •   Temperature controls including duct smoke detectors, programmable
thermostats and low voltage control wiring

  •   Unit start up and commissioning

 

WARRANTY

All workmanship and materials are warranted for one (1) year. Equipment
warranties will be as stated by the equipment manufacturer (limited time periods
and labor allowances may not cover all repair or replacement cost during the
first year). This warranty requires that the system be properly used and
maintained

 

Exclusions:

  •   Electrical of any kind

  •   Structural engineering or modifications of any kind

  •   Permits of any kind

  •   Repair/Replacement of broken or damaged t-bar or ceiling tile

 

[ILLEGIBLE]

 

EXHIBIT “B”

 

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[GRAPHIC]

 

EXHIBIT “B”

 

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[GRAPHIC]

 

EXHIBIT “B”

 

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[GRAPHIC]

 

EXHIBIT “B”

 

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[GRAPHIC]

 

EXHIBIT “B”

 

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Approved Plan by Plumtree of Tile & Carpet Areas

 

[GRAPHIC]

 

Resources (8 Base + 2-7 Temp)

1   Roger Ireland

2   Mark Engebretson

3   Brien Porter

4   Arun Iyer

5   David Crutchfield

6   Dennis Lambert

7   Fred Moore

8   Alan Arvin

  [3rd   Help Desk Analyst]

9   [Between 1 and 5 contractors]

10  

11  

 

EXHIBIT “B”

 

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Door Controller Camera’s

 

[BAY ALARM – LOGO]

 

PROPOSAL

PREPARED BY THOMAS DONAHUE

 

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PLUMTREE.COM

 

500 SANSOME STREET [illegible], SAN FRANCISCO, CA 94117

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Day Alarm to install:

 

One

   (1)    Two-Door Controller.

One

   (1)    Door Profile [illegible]          

(1)  Locked on [illegible] Floor Door.

One

   (1)    [illegible] Electric Door Lock Lower Set.

One

   (1)    Electric Door Lock Transfer Image.

 

Bar Alarms to contract this equipment to existing Bay Installed access digital
system

 

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Initial Installation Instrument:

   $   2,140.00

Additional Monthly Service Fee:

   $        40.00

 

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*   Bay Alarm guarantees the parts and labor. In the event that service is
required for your system, Bay Alarm provides service 24 hours a day, every day
of the year.

*   Contracts to be signed and a check or P.O. to be issued prior to ordering
parts and scheduling [illegible]

 

EXHIBIT “B”

 

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