##### 



Exhibit 10.19
 OFFICE LEASE
 Between
 BRANNAN PROPCO, LLC
 (Landlord)
 and
 OMNITURE, INC.
 (Tenant)




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OFFICE LEASE
  ARTICLE I
 DEFINITIONS
  Building and Common Areas
   Premises
 Rentable Area of the Premises
 1




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Lease Term
 Commencement Dates
   Expiration Date
 Base Rent
  Period
    
    Annualized
    
    
    MonthlyMonth 1
    
    NA
    
    
    0Months 2 to 3rd Floor North Commencement Date
    
    $
    643,208.00
    
    
    $
    53,600.67
  Period
    
    Annualized
    
    
    MonthlyMonth 1
    
    NA
    
    $
    53,600.67Months 2 to 12
    
    $
    1,452,179.00
    
    
    $
    121,014.92Months 13 to 24
    
    $
    1,487,598.00
    
    
    $
    123,966.50Months 25 to 36
    
    $
    1,523,017.00
    
    
    $
    126,918.08
 2




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##### 



Period
    
    Annualized
    
    
    MonthlyMonths 36 to 48
    
    $
    1,558,436.00
    
    
    $
    129,869.67Months 49 to 60
    
    $
    1,593,855.00
    
    
    $
    132,821.25
   .
 Alternatively, payments may be wired as follows:Bank:
    
    JPMorgan Chase Bank, New York, NYBank ABA:
    
    [Intentionally Omitted]Credit Account:
    
    Brannan Propco, LLC252 Clayton StreetDenver, CO 80206Account number:
    
    [Intentionally Omitted]Reference:
    
    (Please include reference for payment cash application)Bank Contact:
    
    David Rowe[Intentionally Omitted]
 Tenants Percentage Share
 Base Year
 Security Deposit
  3




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Tenants Permitted Use
 Business Hours
 Landlords Address For Notices
 Tenants Address For Notices
 Broker(s)
 Parking Spaces
 Type of Space
    
    Number of Such Spaces
    
    Monthly Charge per SpaceParking Garage 
Unreserved
    
    
    35
    
    
    Prevailing market rent
in effect from time to
time during the Term
which as of the Lease
Date is $260.00 per
space per month
 4




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Allowance
  Additional Allowance
 ARTICLE II
 PREMISES
 Lease of Premises
 Acceptance of 3rd Floor South
   5




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rd
  rd rd
 rd
 6




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rd
  Acceptance of 3rd Floor North
     7




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ARTICLE III
 TERM; OPTION TO RENEW; RIGHT OF FIRST OFFER
 Term
 Option to Extend
  8




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9




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Right of First Offer
     10




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ARTICLE IV
 RENTAL
 Definitions
   11




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12




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13




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Base Rent
 Adjustment Procedure; Estimates
   14




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Review of Landlords Statement
   15




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Payment
 Late Charge; Interest
 Additional Rent
 16




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ARTICLE V
 SECURITY DEPOSIT
  Exhibit G
  17




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ARTICLE VI
 USE OF PREMISES
 Tenants Permitted Use
 Compliance With Laws and Other Requirements
   18




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Hazardous Materials
  19




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Definitions
  20




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ARTICLE VII
 UTILITIES; SERVICES AND SIGNAGE
 Building Services
   21




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Interruption of Services
 22




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Signage
    23




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ARTICLE VIII
 MAINTENANCE AND REPAIRS
 Landlords Obligations
 24




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Tenants Obligations
 Landlords Rights
 ARTICLE IX
 ALTERATIONS, ADDITIONS AND IMPROVEMENTS
 Landlords Consent; Conditions
 25




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Performance of Alterations Work
 Liens
 26




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Lease Termination rd rd
 ARTICLE X
 INDEMNIFICATION AND INSURANCE
 Indemnification
  27




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Property Insurance
  28




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Landlords Insurance
 Liability Insurance
   Workers Compensation Insurance
 29




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Policy Requirements
 Waiver of Subrogation
   30




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Failure to Insure
 Exemption of Landlord from Liability
 31




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ARTICLE XI
 DAMAGE OR DESTRUCTION
 Total Destruction
 Partial Destruction of Premises
 Exceptions to Landlords Obligations
 32




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Waiver
 ARTICLE XII
 CONDEMNATION
 Taking
 Award
 Temporary Taking
 ARTICLE XIII
 OMITTED
 ARTICLE XIV
 ASSIGNMENT AND SUBLETTING
 Restriction
  33




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Notice to Landlord
  34




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Landlords Recapture Rights
 Landlords Consent; Standards
 Additional Rent
 35




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Landlords Costs
 Continuing Liability of Tenant
 Non-Waiver
 ARTICLE XV
 DEFAULT AND REMEDIES
 Events of Default By Tenant
  36




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Remedies
 37




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Landlords Right To Continue Lease Upon Tenant Default
 Right of Landlord to Perform
 Non-Waiver
 38




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Cumulative Remedies
 Default by Landlord
 ARTICLE XVI
 ATTORNEYS FEES; COSTS OF SUIT
 Attorneys Fees
 39




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Indemnification
 ARTICLE XVII
 SUBORDINATION AND ATTORNMENT
 Subordination
 40




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Attornment
 Mortgagee Protection
 ARTICLE XVIII
 QUIET ENJOYMENT
  41




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ARTICLE XIX
 RULES AND REGULATIONS
  ARTICLE XX
 ESTOPPEL CERTIFICATES
  42




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ARTICLE XXI
 ENTRY BY LANDLORD
  ARTICLE XXII
 LANDLORDS LEASE UNDERTAKINGS  EXCULPATION FROM
PERSONAL LIABILITY; TRANSFER OF LANDLORDS INTEREST
 Landlords Lease Undertakings
 Transfer of Landlords Interest
 43




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ARTICLE XXIII
 HOLDOVER TENANCY
  ARTICLE XXIV
 NOTICES
  44




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ARTICLE XXV
 BROKERS
  ARTICLE XXVI
 COMMUNICATIONS AND COMPUTER LINES
 Generally
 Interruption
 Removal
 45




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Abandonment
 New Providers
 46




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ARTICLE XXVII
 MISCELLANEOUS
 Entire Agreement
 Amendments
 Successors
 Force Majeure
 Survival of Obligations
 Light and Air
 Governing Law
 Severability
 47




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Captions
 Interpretation
 Independent Covenants
 Number and Gender
 Time is of the Essence
 Joint and Several Liability
 Exhibits
 Offer to Lease
 Choice of Laws; Waiver of Jury Trial TO THE FULLEST EXTENT PERMITTED BY LAW, INCLUDING ANY LAW ENACTED AFTER THE LEASE
DATE, TENANT AND LANDLORD HEREBY, KNOWINGLY AND VOLUNTARILY, WAIVE TRIAL BY JURY IN ANY ACTION WHATSOEVER BROUGHT BY LANDLORD OR TENANT
UNDER OR IN RESPECT OF THIS LEASE, INCLUDING, BUT NOT LIMITED TO, ANY AND ALL COUNTERCLAIMS. THE
 48




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FOREGOING WAIVER HAS BEEN A MATERIAL INDUCEMENT TO LANDLORDS AND TENANTS ENTERING INTO THIS
LEASE.
 Electrical Service to the Premises
 Rights Reserved by Landlord
 No Recordation
 No Merger
 49




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Tax Credits
 Financial Reports
 Presumption
 Confidentiality
 Parking
 50




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Signing Authority
 51




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LANDLORD:
    
    
    
    TENANT:BRANNAN PROPCO, LLC,
a Delaware limited liability company
    
    
    
    OMNITURE, INC.,
a Delaware corporationBy:
    
    /s/ Mark R. Best

Name: Mark R. Best
    
    
    
    By:
    
    /s/ Michael S. Herring

Name: Michael S. HerringIts: V.P.
    
    
    
    
    
    Title: CFO1/8/08
 52




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EXHIBIT A
 FLOOR PLAN OF PREMISES
 [Intentionally Omitted]
 A-1




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EXHIBIT B
 WORK LETTER AGREEMENT
  1. Base Building Work; Programming Information; the Work.
  . rd rd rd rd
 B-1




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2. Working Drawings; Cost Estimates, Construction Schedule.
 A. 3rd Floor North. rd
    B-2




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B. 3rd Floor South. rd
   B-3




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3. Performance of the Work; Allowance; Additional Allowance.
  B-4




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4. Payment.
 3rd Floor North rd
   3rd Floor South rd
 B-5




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5. Substantial Completion. rd rd
 B-6




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6. Tenant Delays.
        7. Additional Work.
 B-7




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8. Tenant Access.
     B-8




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9. Lease Provisions.
 10. Miscellaneous.
       B-9




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.
      B-10




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6.
    7.
    B-11




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EXHIBIT C
 RULES
      C-1




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C-2




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C-3




---



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C-4




---



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C-5




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C-6




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EXHIBIT D
 FORM OF COMMENCEMENT DATE CERTIFICATE
          Witnesses as to Tenant:
    TENANT:By:Name:Title:Dated: D-1




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EXHIBIT E
 FORM OF SNDA
 RECORDING
REQUESTED BY AND AFTER RECORDING, RETURN TO:
 
 SPACE ABOVE THIS LINE RESERVED FOR RECORDERS USE
 SUBORDINATION, NON-DISTURBANCE
AND ATTORNMENT AGREEMENT
 CAPMARK BANK
 Background
 Loan Security Instrument Exhibit A Property
 Lease Leased Space
   Subordination
 Nondisturbance
 E-1




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provided however
 Attornment Successor
Owner
 Rent Payments; Notice to Tenant Regarding Rent Payments
 Lender Opportunity to Cure Landlord Defaults
 E-2




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Miscellaneous
 Notices (
 To Lender:
    
    Capmark Bank116 Welsh RoadHorsham, PA 19044Attn: Servicing  Executive Vice PresidentTo Tenant:To Landlord:
 Entire Agreement; Modification
 E-3




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Binding Effect; Joint and Several Obligations
 Unenforceable Provisions
 Duplicate Originals; Counterparts
 Construction of Certain Terms Agreement
 Governing Law
 Consent to Jurisdiction
 WAIVER OF JURY TRIAL
 [Remainder of page is blank; signatures appear on next page.]
 E-4




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IN WITNESS WHEREOF,
 TENANT:WITNESSES:By:
    
    /s/ Michael S. HerringPrint Name:
    
    
    
    
    
    Name:
    
    Mike HerringTitle:
    
    CFOPrint Name:[Notary Stamp]/s/ Nicole Y. RoweNOTARY PUBLICMy Commission expires: Sept. 19, 2011LANDLORD:WITNESSES:By:Print Name:
    
    
    
    
    
    Name:Title:Print Name:NOTARY PUBLICMy Commission expires:
 E-5




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LENDER:WITNESSES:
    
    CAPMARK BANK,
a Utah industrial bankBy:Print Name:
    
    
    
    
    
    Name:Title:Print Name:NOTARY PUBLICMy Commission expires:
 E-6




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EXHIBIT A
 Legal Description of Property




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F-1




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BRANNAN PROP CO, LLC
 AS LANDLORD
 OMNITURE, INC.
 AS TENANT
 US$1,280,000.00
 MARCH 1, 2009
 AT OUR COUNTERS IN SANTA CLARA, CALIFORNIA
  SVBSF
 1.
    
    THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT (S), IF ANY.2.
    
    YOUR SIGHT DRAFT, IN WHOLE OR IN PART DRAWN ON US IN THE FORM ATTACHED HERETO AS
EXHIBIT A.3.
    
    A DATED STATEMENT PURPORTEDLY SIGNED BY AN AUTHORIZED REPRESENTATIVE OF THE
BENEFICIARY, FOLLOWED BY HIS/HER PRINTED NAME AND DESIGNATED TITLE, STATING ANY OF THE
FOLLOWING:
  G-1




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January 8, 2008,
  January 8, 2008
  OF January 8, 2008, AS
 G-2




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SIXTY (60) JULY 31 2013
  G-3




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EXHIBIT B 1 4
  ND
   G-4




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SILICON VALLEY BANK,(FOR BANK USE ONLY)
    
    
    
    (FOR BANK USE ONLY)
 G-5




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EXHIBIT A
   DATE:
    
    REF. NO.
 A
 P
 
  SILICON VALLEY BANK SVBSF
 TO:
    
    SILICON VALLEY BANK3003 TASMAN DRIVE
SANTA CLARA, CA 95054
    
    
    
    [INSERT NAME OF BENEFICIARY]Authorized Signature
 GUIDELINES TO PREPARE THE SIGHT DRAFT OR BILL OF EXCHANGE:
 1.
    
    DATE     INSERT ISSUANCE DATE OF DRAFT OR BILL OF EXCHANGE.2.
    
    REF. NO.     INSERT YOUR REFERENCE NUMBER IF ANY.3.
    
    PAY TO THE ORDER OF: INSERT NAME OF BENEFICIARY4.
    
    US$     INSERT AMOUNT OF DRAWING IN NUMERALS/FIGURES.5.
    
    U.S. DOLLARS INSERT AMOUNT OF DRAWING IN WORDS.6.
    
    LETTER OF CREDIT NUMBER INSERT THE LAST DIGITS OF OUR STANDBY L/C NUMBER THAT
PERTAINS TO THE DRAWING.7.
    
    DATED     INSERT THE ISSUANCE DATE OF OUR STANDBY L/C.NOTE: BENEFICIARY SHOULD ENDORSE THE BACK OF THE SIGHT DRAFT
OR BILL OF EXCHANGE AS YOU WOULD A CHECK.
 EFRAIN TUVILLA ALICE DALUZ
 G-6




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EXHIBIT B
  TO:
    
    SILICON VALLEY BANK3003 TASMAN DRIVE
    
    
    
    RE:
    
    IRREVOCABLE STANDBY LETTER OF CREDITSANTA CLARA, CA 95054
    
    
    
    
    
    NO.    ISSUED BYATTN: INTERNATIONAL DIVISION.
    
    
    
    
    
    SILICON VALLEY BANK, SANTA CLARASTANDBY LETTERS OF CREDIT
    
    
    
    
    
    L/C AMOUNT:
   
    SINCERELY,(BENEFICIARYS NAME)(SIGNATURE OF BENEFICIARY)(NAME AND TITLE)
  (Name of Bank)(Address of Bank)(City, State, ZIP Code)(Authorized Name and Title)(Authorized Signature)(Telephone number)
 G-7




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TABLE OF CONTENTS
 PageARTICLE I     DEFINITIONS
    
    
    11.1
    
    Building and Common Areas
    
    
    11.2
    
    Premises
    
    
    11.3
    
    Rentable Area of the Premises
    
    
    11.4
    
    Lease Term
    
    
    21.5
    
    Commencement Dates
    
    
    21.6
    
    Expiration Date
    
    
    21.7
    
    Base Rent
    
    
    21.8
    
    Tenants Percentage Share
    
    
    31.9
    
    Base Year
    
    
    31.10
    
    Security Deposit
    
    
    31.11
    
    Tenants Permitted Use
    
    
    41.12
    
    Business Hours
    
    
    41.13
    
    Landlords Address For Notices
    
    
    41.14
    
    Tenants Address For Notices
    
    
    41.15
    
    Broker(s)
    
    
    41.16
    
    Parking Spaces
    
    
    41.17
    
    Allowance
    
    
    51.18
    
    Additional Allowance
    
    
    5ARTICLE II     PREMISES
    
    
    52.1
    
    Lease of Premises
    
    
    52.2
    
    Acceptance of 3rd Floor South
    
    
    52.3
    
    Acceptance of 3rd Floor North
    
    
    7ARTICLE III     TERM; OPTION TO RENEW; RIGHT OF FIRST OFFER
    
    
    83.1
    
    Term
    
    
    83.2
    
    Option to Extend
    
    
    83.3
    
    Right of First Offer
    
    
    10ARTICLE IV     RENTAL
    
    
    114.1
    
    Definitions
    
    
    114.2
    
    Base Rent
    
    
    144.3
    
    Adjustment Procedure; Estimates
    
    
    144.4
    
    Review of Landlords Statement
    
    
    15
 -i-




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TABLE OF CONTENTS
 Page4.5
    
    Payment
    
    
    164.6
    
    Late Charge; Interest
    
    
    164.7
    
    Additional Rent
    
    
    16ARTICLE V     SECURITY DEPOSIT
    
    
    17ARTICLE VI     USE OF PREMISES
    
    
    186.1
    
    Tenants Permitted Use
    
    
    186.2
    
    Compliance With Laws and Other Requirements
    
    
    186.3
    
    Hazardous Materials
    
    
    19ARTICLE VII     UTILITIES; SERVICES AND SIGNAGE
    
    
    217.1
    
    Building Services
    
    
    217.2
    
    Interruption of Services
    
    
    227.3
    
    Signage
    
    
    23ARTICLE VIII     MAINTENANCE AND REPAIRS
    
    
    248.1
    
    Landlords Obligations
    
    
    248.2
    
    Tenants Obligations
    
    
    258.3
    
    Landlords Rights
    
    
    25ARTICLE IX     ALTERATIONS, ADDITIONS AND IMPROVEMENTS
    
    
    259.1
    
    Landlords Consent; Conditions
    
    
    259.2
    
    Performance of Alterations Work
    
    
    269.3
    
    Liens
    
    
    269.4
    
    Lease Termination
    
    
    27ARTICLE X     INDEMNIFICATION AND INSURANCE
    
    
    2710.1
    
    Indemnification
    
    
    2710.2
    
    Property Insurance
    
    
    2810.3
    
    Landlords Insurance
    
    
    2910.4
    
    Liability Insurance
    
    
    2910.5
    
    Workers Compensation Insurance
    
    
    2910.6
    
    Policy Requirements
    
    
    3010.7
    
    Waiver of Subrogation
    
    
    3010.8
    
    Failure to Insure
    
    
    3110.9
    
    Exemption of Landlord from Liability
    
    
    31
 -ii-




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TABLE OF CONTENTS
 PageARTICLE XI     DAMAGE OR DESTRUCTION
    
    
    3211.1
    
    Total Destruction
    
    
    3211.2
    
    Partial Destruction of Premises
    
    
    3211.3
    
    Exceptions to Landlords Obligations
    
    
    3211.4
    
    Waiver
    
    
    33ARTICLE XII     CONDEMNATION
    
    
    3312.1
    
    Taking
    
    
    3312.2
    
    Award
    
    
    3312.3
    
    Temporary Taking
    
    
    33ARTICLE XIII     OMITTED
    
    
    33ARTICLE XIV     ASSIGNMENT AND SUBLETTING
    
    
    3314.1
    
    Restriction
    
    
    3314.2
    
    Notice to Landlord
    
    
    3414.3
    
    Landlords Recapture Rights
    
    
    3514.4
    
    Landlords Consent; Standards
    
    
    3514.5
    
    Additional Rent
    
    
    3514.6
    
    Landlords Costs
    
    
    3614.7
    
    Continuing Liability of Tenant
    
    
    3614.8
    
    Non-Waiver
    
    
    36ARTICLE XV     DEFAULT AND REMEDIES
    
    
    3615.1
    
    Events of Default By Tenant
    
    
    3615.2
    
    Remedies
    
    
    3715.3
    
    Landlords Right To Continue Lease Upon Tenant Default
    
    
    3815.4
    
    Right of Landlord to Perform
    
    
    3815.5
    
    Non-Waiver
    
    
    3815.6
    
    Cumulative Remedies
    
    
    3915.7
    
    Default by Landlord
    
    
    39ARTICLE XVI     ATTORNEYS FEES; COSTS OF SUIT
    
    
    3916.1
    
    Attorneys Fees
    
    
    3916.2
    
    Indemnification
    
    
    40ARTICLE XVII     SUBORDINATION AND ATTORNMENT
    
    
    4017.1
    
    Subordination
    
    
    40
 -iii-




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TABLE OF CONTENTS
 Page17.2
    
    Attornment
    
    
    4117.3
    
    Mortgagee Protection
    
    
    41ARTICLE XVIII     QUIET ENJOYMENT
    
    
    41ARTICLE XIX     RULES AND REGULATIONS
    
    
    42ARTICLE XX     ESTOPPEL CERTIFICATES
    
    
    42ARTICLE XXI     ENTRY BY LANDLORD
    
    
    43ARTICLE XXII  
LANDLORDS LEASE UNDERTAKINGS  EXCULPATION FROM PERSONAL
LIABILITY; TRANSFER OF LANDLORDS INTEREST
    
    
    4322.1
    
    Landlords Lease Undertakings
    
    
    4322.2
    
    Transfer of Landlords Interest
    
    
    43ARTICLE XXIII     HOLDOVER TENANCY
    
    
    44ARTICLE XXIV     NOTICES
    
    
    44ARTICLE XXV     BROKERS
    
    
    45ARTICLE XXVI     COMMUNICATIONS AND COMPUTER LINES
    
    
    4526.1
    
    Generally
    
    
    4526.2
    
    Interruption
    
    
    4526.3
    
    Removal
    
    
    4526.4
    
    Abandonment
    
    
    4626.5
    
    New Providers
    
    
    46ARTICLE XXVII     MISCELLANEOUS
    
    
    4727.1
    
    Entire Agreement
    
    
    4727.2
    
    Amendments
    
    
    4727.3
    
    Successors
    
    
    4727.4
    
    Force Majeure
    
    
    4727.5
    
    Survival of Obligations
    
    
    4727.6
    
    Light and Air
    
    
    4727.7
    
    Governing Law
    
    
    4727.8
    
    Severability
    
    
    4727.9
    
    Captions
    
    
    4827.10
    
    Interpretation
    
    
    4827.11
    
    Independent Covenants
    
    
    48
 -iv-




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TABLE OF CONTENTS
 Page27.12
    
    Number and Gender
    
    
    4827.13
    
    Time is of the Essence
    
    
    4827.14
    
    Joint and Several Liability
    
    
    4827.15
    
    Exhibits
    
    
    4827.16
    
    Offer to Lease
    
    
    4827.17
    
    Choice of Laws; Waiver of Jury Trial
    
    
    4827.18
    
    Electrical Service to the Premises
    
    
    4927.19
    
    Rights Reserved by Landlord
    
    
    4927.20
    
    No Recordation
    
    
    4927.21
    
    No Merger
    
    
    4927.22
    
    Tax Credits
    
    
    5027.23
    
    Financial Reports
    
    
    5027.24
    
    Presumption
    
    
    5027.25
    
    Confidentiality
    
    
    5027.26
    
    Parking
    
    
    5027.27
    
    Signing Authority
    
    
    51
 EXHIBIT A FLOOR PLAN OF PREMISES
    
    
    A-1EXHIBIT B WORK LETTER AGREEMENT
    
    
    B-1EXHIBIT C RULES
    
    
    C-1EXHIBIT D FORM OF COMMENCEMENT DATE CERTIFICATE
    
    
    D-1EXHIBIT E FORM OF SNDA
    
    
    E-1EXHIBIT F SIGNAGE CRITERIAEXHIBIT G FORM OF LETTER OF CREDIT
 -v-