Exhibit 10.56
CUPERTINO CITY CENTER
NET OFFICE LEASE
by and between
CUPERTINO CITY CENTER BUILDINGS,
a California limited partnership,
as Lessor
and
BORLAND SOFTWARE CORPORATION,
a Delaware corporation,
as Lessee
TABLE OF CONTENTS
Page
1.
SUMMARY OF LEASE PROVISIONS
1
2.
PREMISES DEMISED
2
3.
TERM: OPTION TO EXTEND
2
4.
POSSESSION
4
5.
RENT
4
6.
SECURITY DEPOSIT
4
7.
PROJECT TAXES AND OPERATING EXPENSE ADJUSTMENTS
5
8.
USE
10
9.
COMPLIANCE WITH LAWS
11
10.
ALTERATIONS AND ADDITIONS
12
11.
REPAIRS
13
12.
LIENS
14
13.
ASSIGNMENT AND SUBLETTING
14
14.
HOLD HARMLESS
16
15.
SUBROGATION
17
16.
LESSEE'S INSURANCE
17
17.
SERVICES AND UTILITIES
18
18.
RULES AND REGULATIONS
19
19.
HOLDING OVER
19
20.
ENTRY BY LESSOR
19
21.
RECONSTRUCTION
20
22.
DEFAULT
21
23.
REMEDIES UPON DEFAULT
22
24.
EMINENT DOMAIN
23
25.
OFFSET STATEMENT; MODIFICATIONS FOR LENDER
23
26.
PARKING
24
27.
AUTHORITY
24
28.
SURRENDER OF PREMISES
25
29.
LESSOR DEFAULT AND MORTGAGEE PROTECTION
25
30.
RIGHTS RESERVED BY LESSOR
25
31.
EXHIBITS
26
32.
WAIVER
26
33.
NOTICES
26
34.
JOINT OBLIGATIONS
26
i
35.
MARGINAL HEADINGS
26
36.
TIME
26
37.
SUCCESSORS AND ASSIGNS
26
38.
RECORDATION
26
39.
QUIET POSSESSION
26
40.
LATE CHARGE & ADDITIONAL RENT AND INTEREST
27
41.
PRIOR AGREEMENTS
27
42.
INABILITY TO PERFORM
27
43.
ATTORNEYS' FEES
27
44.
SALE OF PREMISES BY LESSOR
27
45.
SUBORDINATION/ATTORNMENT
28
46.
NAME
28
47.
SEVERABILITY
28
48.
CUMULATIVE REMEDIES
28
49.
CHOICE OF LAW
28
50.
SIGNS
28
51.
GENDER AND NUMBER
29
52.
CONSENTS
29
53.
BROKERS
29
54.
SUBSURFACE AND AIRSPACE
29
55.
COMMON AREA
29
56.
LABOR DISPUTES
30
57.
CONDITIONS
30
58.
LESSEE'S FINANCIAL STATEMENTS
30
59.
LESSOR NOT A TRUSTEE
30
60.
MERGER
30
61.
NO PARTNERSHIP OR JOINT VENTURE
30
62.
LESSOR'S RIGHT TO PERFORM LESSEE'S COVENANTS
30
63.
PLANS
30
64.
COMMUNICATIONS EQUIPMENT
30
65.
WAIVER OF JURY
31
66.
JOINT PARTICIPATION
32
67.
EXPEDITED DISPUTE RESOLUTION
32
68.
ONE TIME RIGHT OF FIRST REFUSAL FOR EXPANSION
32
69.
COUNTERPARTS
32
ii
CUPERTINO CITY CENTER
NET OFFICE LEASE
For and in consideration of rentals, covenants, and conditions hereinafter set
forth, Lessor hereby leases to Lessee, and Lessee hereby teases from Lessor, the
herein described Premises for the term, at the rental rate specified herein and
subject to and upon all of the terms, covenants and agreements set forth in this
lease ("Lease"):
1.
SUMMARY OF LEASE PROVISIONS.
a.
Lessee: BORLAND SOFTWARE CORPORATION, a Delaware corporation ("Lessee").
b.
Lessor: CUPERTINO CITY CENTER BUILDINGS, a California limited partnership
("Lessor").
c.
Date of Lease (for reference purposes only): December 18, 2002.
d.
Premises: That certain office space commonly known as 20450 Stevens Creek
Boulevard, Suites 600, 700 and 800, Cupertino, California, and shown
cross-hatched on the reduced floor plans attached hereto as Exhibit "A,"
consisting of approximately sixty-one thousand two hundred ninety-one (61,291)
square feet of Rentable Area (the "Premises"). (ARTICLE 2)
e.
Term: Two (2) years. (ARTICLE 3)