Exhibit 10.55

 

THIRD AMENDMENT TO LEASE

 

THIS THIRD AMENDMENT TO LEASE (this “Amendment”) is made as of the 1st day of
Nov, 2001, by and between Enterprise Way Associates, LLC, a Delaware limited
liability company (“Landlord”) and Borland Software Corporation, f/k/a/ Inprise
Corporation, a Delaware corporation (“Tenant”), with reference to the following
facts and objectives:

 

 

RECITALS

 

A. ScanlanKemperBard Companies, an Oregon corporation, a predecessor in interest
to Landlord, as landlord and Tenant, as tenant, entered into that certain Lease
dated as of February 17, 2000 (the “Original Lease”), as amended by that certain
First Amendment to Lease dated September 30th, 2000 (the “First Amendment”) and
that certain Second Amendment to Lease dated June 1st, 2001 (the “Second
Amendment”), pertaining to certain premises located in Modules D-3, E and F and
storage space located in the storage area on the lower level (the “Storage
Space”) at 100 Enterprise Way, Scotts Valley, California (the “Premises”). The
Original Lease, as amended by the First Amendment and the Second Amendment,
shall be referred to herein as the “Lease”.

 

B. The Premises leased to Tenant under the Original Lease included as part of
the Storage Space a demarcation room on the lower level of Module F-1 (the
“Demarcation Room”). Under the First Amendment, Landlord and Tenant reduced the
size of the Premises to eliminate a portion of the Demarcation Room. Tenant now
wishes to further reduce the size of the Premises to eliminate the remaining
portion of the Demarcation Room.

 

C. Tenant was given certain rights to use the auditorium located on the Project
(the “Auditorium”) pursuant to the Original Lease, as amended by the First
Amendment. Tenant wishes to have increased rights to use the Auditorium.

 

D. The parties desire to amend the Lease to (i) further reduce the size of the
Premises to exclude the remaining portion of the Demarcation Room and (ii) give
Tenant increased rights to use the Auditorium.

 

 

AGREEMENT

 

NOW, THEREFORE, in consideration of good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the parties hereto agree as
follows:

 

1. Effective Date. This Amendment shall be effective as of November 1, 2001 (the
“Effective Date”).

 

2. Reduction in Size of Premises. As of the Effective Date, the Premises shall
be reduced in size to exclude the remaining portion of the Demarcation Room.
Prior to the Effective Date, Tenant shall remove any of its personal property,
fixtures or equipment located in the remaining portion of the Demarcation Room
and surrender possession thereof to Tenant in the condition required under the
Lease.

 

a. As of the Effective Date, the reference in Section D of the Summary of Basic
Lease Terms to “161,201” (which was changed in the First Amendment to “150,476”)
shall be changed to “149,627”

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and the reference to “19,036” (which was changed in the First Amendment to
“9,578”) shall be changed to “8,729”.

 

b. In Section G of the Summary of Basic Lease Terms, as of the Effective Date,
the reference to “44.14%” (which was changed in the First Amendment to “40.63%”)
shall be changed to “40.40%”.

 

c. In Section K of the Summary of Basic Lease Terms, as of the Effective Date,
the rent schedule (which was replaced in the First Amendment and the Second
Amendment) shall be replaced with the following:

 

Year

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Base Monthly Rent for the

Premises Located in Modules

D-3, E and F

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Base Monthly

Rent for the

Storage Space

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Remainder of Year 2

    

$313,534.29

 

$4,495.43

3

    

$322,940.32

 

$4,630.30

4

    

$332,628.53

 

$4,769.20

5

    

$342,607.39

 

$4,912.28

6

    

$352,885.61

 

$5,059.65

7

    

$363,472.18

 

$5,211.44

8

    

$374,376.34

 

$5,367.78

9

    

$385,607.63

 

$5,528.81

10

    

$397,175.86

 

$5,694.68

 

d. As of the Effective Date, Exhibit A of the Lease (“Site Plan of the Project
Containing Description of the Premises”) shall be deleted and replaced with
Exhibit A attached hereto.

 

e. As of the Effective Date, the term “Premises” shall refer to the premises
shown on Exhibit A attached hereto.

 

3. Auditorium. As of the Effective Date, Section 16(e) of the First Amendment
shall be deleted and replaced with the following:

 

In consideration for Tenant’s payment of the amount set forth in the following
sentence, Landlord shall permit Tenant to use (i) the auditorium located in the
Building ten (10) days per calendar quarter (regardless of the number of hours
per use) and (ii) the conference rooms located in Module D-2 four (4) hours per
week, in each case without paying Landlord’s standard charge or any additional
charges for the use thereof. On January 1, April 1, July 1 and October 1 of each
year, Tenant shall pay as Additional Rent an amount equal to Two Thousand Five
Hundred Dollars ($2,500) for the right to use the auditorium and conference
rooms as set forth in the preceding sentence. Notwithstanding the foregoing,
Tenant’s right to use the auditorium set forth in the first sentence of this
section and the Additional Rent therefore shall be prorated for the period from
November 1, 2001 through December 31, 2001, such that Tenant shall be entitled
to use the auditorium without additional charge for seven (7) days during such
period, and the Additional Rent for such usage due on January 1, 2002 shall be
One Thousand Six Hundred Sixty-Six and 67/100 Dollars ($1,666.67). All such
usage described in this section shall be subject to Landlord’s rights and
Tenant’s obligations under Section 6.3 of the Lease, including, without
limitation (A) scheduling such usage in accordance with Landlord’s then-current
procedures, on a first-come, first-served basis, (B) Tenant’s obligation to pay
for clean-up costs after using such areas, (C) Tenant not charging Landlord for
any services provided

 

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by Kelsay or any other employee or contractor providing services in connection
therewith and (D) Landlord’s right, as described in Section 6.3 of the Lease, to
eliminate the auditorium and meeting rooms in the Building. Any additional usage
of the auditorium, Module D-2 conference rooms or other portions of the Common
Areas shall be on all of the terms set forth in Section 6.3 of the Lease,
including payment of Landlord’s standard charges therefor; provided, however,
Tenant shall have the right to use the auditorium for additional days, subject
to the restrictions set forth in this sentence, for Five Hundred Dollars ($500)
per day (rather than Landlord’s standard charge), which amount may be increased
by Landlord (i) from time to time to reflect increases in Landlord’s actual
costs in operating the auditorium and (ii) to an amount up to Landlord’s
then-standard charge for use of the auditorium in the event that there is a
substantial increase in requests to use the auditorium by other occupants of the
Project.

 

4. Miscellaneous. This Amendment, together with the Lease, constitutes the
entire agreement between Landlord and Tenant regarding the Lease and the subject
matter contained herein and supersedes any and all prior and/or contemporaneous
oral or written negotiations, agreements or understandings. This Amendment shall
be binding upon and inure to the benefit of Landlord and Tenant and their
respective heirs, legal representatives, successors and assigns. No subsequent
change or addition to this Amendment shall be binding unless in writing and duly
executed by both Landlord and Tenant. Except as specifically amended hereby, all
of the terms and conditions of the Lease are and shall remain in full force and
effect and are hereby ratified and confirmed. Capitalized terms used but not
defined in this Amendment shall have the meanings ascribed to such terms in the
Lease.

 

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IN WITNESS WHEREOF, the parties have executed this Amendment, by their duly
authorized signatories, as of the day and year first above written.

 

LANDLORD:

ENTERPRISE WAY ASSOCIATES LLC

By:

 

PRAEDIUM IV ENTERPRISE LLC, ITS MANAGING MEMBER        

 

By:

 

THE PRAEDIUM PERFORMANCE FUND IV, L.P., ITS MANAGING MEMBER        

 

By:

 

PRAEDIUM PERFORMANCE PARTNERS, LLC, ITS GENERAL PARTNER      

 

By:

 

/S/    CHRISTOPHER HUGHES      

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Name: Christopher Hughes

   

Title:

 

 

TENANT:

BORLAND SOFTWARE CORPORATION, F/K/A INPRISE CORPORATION, A DELAWARE CORPORATION

By:

 

/S/    ROGER A. BARNEY  

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Name: Roger A. Barney

   

Title: SRVP Corporate Services/CAO

 

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EXHIBIT A

 

PREMISES

 

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