Document:

exv10w37

 

EXHIBIT 10.37

LEASE BETWEEN

ASP WT, L.L.C.

AND

TIBURON ENTERTAINMENT, INC.

FOR SPACE AT

Summit Park I

June 15, 2004 

DATE

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	PARAGRAPH	 	 	 	PAGE
	1.1
	 	DEFINITIONS	 	 	1	 
	1.2
	 	SCHEDULES AND ADDENDA	 	 	2	 
	2.1
	 	LEASE OF PREMISES	 	 	2	 
	2.2
	 	PRIOR OCCUPANCY	 	 	2	 
	3.1
	 	RENT	 	 	3	 
	3.2
	 	DEPOSIT; PREPAID RENT	 	 	3	 
	3.3
	 	OPERATING COSTS	 	 	3	 
	3.4
	 	TAXES	 	 	4	 
	4.1
	 	CONSTRUCTION CONDITIONS	 	 	4	 
	4.2
	 	COMMENCEMENT OF POSSESSION	 	 	5	 
	5.1
	 	PROJECT SERVICES	 	 	5	 
	5.2
	 	INTERRUPTION OF SERVICES	 	 	5	 
	6.1
	 	USE OF LEASED PREMISES	 	 	6	 
	6.2
	 	INSURANCE	 	 	7	 
	6.3
	 	REPAIRS	 	 	8	 
	6.4
	 	ASSIGNMENT AND SUBLETTING	 	 	8	 
	6.5
	 	ESTOPPEL CERTIFICATE	 	 	9	 
	7.1
	 	ADDITIONAL RIGHTS RESERVED TO LANDLORD	 	 	9	 
	8.1
	 	CASUALTY AND UNTENANTABILITY	 	 	10	 
	9.1
	 	CONDEMNATION	 	 	10	 
	10.1
	 	WAIVER AND INDEMNITY	 	 	11	 
	10.2
	 	WAIVER OF SUBROGATION	 	 	11	 
	10.3
	 	LIMITATION OF LANDLORD’S LIABILITY	 	 	11	 
	11.1
	 	TENANT’S DEFAULT	 	 	11	 
	11.2
	 	REMEDIES OF LANDLORD	 	 	12	 
	12.1
	 	SURRENDER OF LEASED PREMISES	 	 	12	 
	12.2
	 	HOLD OVER TENANCY	 	 	13	 
	12.3
	 	DOWNSIZING OPTION	 	 	13	 
	12.4
	 	RENEWAL OPTION	 	 	13	 
	13.1
	 	QUIET ENJOYMENT	 	 	14	 
	13.2
	 	ACCORD AND SATISFACTION	 	 	14	 
	13.3
	 	SEVERABILITY	 	 	14	 
	13.4
	 	SUBORDINATION AND ATTORNMENT	 	 	14	 
	13.5
	 	ATTORNEY’S FEES	 	 	15	 
	13.6
	 	APPLICABLE LAW	 	 	15	 
	13.7
	 	BINDING EFFECT; GENDER	 	 	15	 
	13.8
	 	TIME	 	 	15	 
	13.9
	 	ENTIRE AGREEMENT	 	 	15	 
	13.10
	 	NOTICES	 	 	15	 
	13.11
	 	HEADINGS	 	 	15	 
	13.12
	 	STANDBY POWER/UPS	 	 	15	 
	13.13
	 	EXCLUSIVE USE	 	 	16	 
	13.14
	 	LOBBY/COURTYARD USE	 	 	16	 
	13.15
	 	SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT	 	 	16	 
	13.16
	 	BROKERAGE COMMISSIONS	 	 	16	 
	13.17
	 	BASE RENT ADJUSTMENT	 	 	16	 
	13.18
	 	RADON GAS	 	 	16	 
	13.19
	 	SIGNAGE	 	 	17	 
	13.20
	 	RIGHT OF FIRST REFUSAL	 	 	17	 
	13.21
	 	RELOCATING SUITE 300 TENANT	 	 	17	 
	13.22
	 	GUARANTY	 	 	17	 

 

 

LIST OF SCHEDULES

1. Description of Leased Premises

2. Rules and Regulations

3. Utility Services

4. Maintenance Services

5. Parking

6. Work Letter Agreement

7. Certificate of Acceptance

8. Guaranty

 

 

LEASE

This Lease is made June 15, 2004 between ASP WT, L.L.C. (“Landlord”),
and TIBURON ENTERTAINMENT, INC. (“Tenant”).

ARTICLE ONE

Definitions, Schedules and Addenda

     1.1 DEFINITIONS:

a. Leased Premises shall mean those suites/floors as described in
Schedule 1.

b. Building shall mean Maitland Summit Park I located at 1950
Summit Park Drive, Orlando, Florida 32810.

c. Project shall mean Maitland Summit Park I located at 1950
Summit Park Drive, Orlando, Florida 32810 .

d. Tenant’s Square Footage shall mean 117,201  rentable square
feet; Total Square Footage of the Building shall mean 128,240
rentable square feet.

e. Lease Commencement Date shall mean January 1, 2005, which may
be adjusted pursuant to paragraph 4.2 of this Lease; Lease Expiration
Date shall mean June 30, 2010, which may be adjusted pursuant to
paragraph 4.2 of this Lease; Lease Term shall mean the period between
Lease Commencement Date and Lease Expiration Date.

f. Base Rent shall mean $ 2,344,020.00 per year, payable in
monthly installments of $ 195,335.00, plus applicable sales tax,
if any; the total Base Rent payable over the entire Lease Term is
$13,203,473.99, unless the options described under sections 12.3
or 12.4 are exercised.

g. Tenant’s Pro Rata Share shall mean 91.4%.

h. Base Year shall mean the calendar year 2005 during which the Lease
Commencement occurs.

i. Deposit shall mean $ -0-; Prepaid Rent shall mean $ -0-,
of which $  -0- represents the first monthly installment of Base
Rent, and $ -0-  represents the last monthly
installment of Base Rent.

j. Permitted Purpose shall mean  general office use .

k. Authorized Number of Parking Spaces shall mean a minimum of 484
 spaces at a rate of $  -0-  per space per
month.

l. Managing Agent shall mean  Trammell Crow Company  whose address
is  1950 Summit Park Drive, Suite 100, Orlando, FL 32810.

m. Broker of Record shall mean  Trammell Crow Company .

n. Cooperating Broker shall mean  Advantis .

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o. Landlord’s Mailing Address: Terrabrook, as Servicer for ASP WT,
L.L.C., 3030 LBJ Freeway, Suite 1450, Dallas, Texas, 75234, telephone:
972-443-7200, and fax: 972-443-7210.

p. Tenant’s Mailing Address: 1950 Summit Park Drive, Orlando,
Florida, 32810, telephone:            
            , and fax:            
            , with copy to 209 Redwood Shores
Parkway, Redwood City, CA 94065, attn: Senior Director of Facilities.

q. Market Base Rent: shall mean market rents, Tenant improvements, rent
concessions for renewing tenants in similar Class A office space in
Maitland, Florida

     1.2 SCHEDULES AND ADDENDA: The schedules and addenda listed below are
incorporated into this Lease by reference unless lined out. The terms of
schedules, exhibits and typewritten addenda, if any, attached or added hereto
shall control over any inconsistent provisions in the paragraphs of this Lease.

a. Schedule 1: Description of Leased Premises and/or Floor Plan

b. Schedule 2: Rules and Regulations

c. Schedule 3: Utility Services

d. Schedule 4: Maintenance Services

e. Schedule 5: Parking

f. Schedule 6: Work Letter Agreement

g. Schedule 7: Certificate of Acceptance

h. Schedule 8: Guaranty

ARTICLE TWO

Premises

     2.1 LEASE OF PREMISES: In consideration of the Rent and the provisions of
this Lease, Landlord leases to Tenant and Tenant accepts from Landlord the
Leased Premises. Tenant’s Square Footage is a stipulated amount based on
Landlord’s method of determining Total Square Footage for rental purposes and
may not reflect the actual amount of floor space available for Tenant’s use.

     2.2 PRIOR OCCUPANCY: Tenant shall not occupy the Leased Premises prior to
Lease Commencement Date except with the express prior written consent of
Landlord and in accordance with the provisions of Schedule 6. If with
Landlord’s consent, Tenant occupies the Leased Premises prior to the Lease
Commencement Date, Tenant shall pay Landlord only Tenant’s Pro Rata Share of
Operating Costs for that portion of the Premises actually occupied by the
Tenant, as defined in paragraph 3.3(a), from the first day of such occupancy to
the Lease Commencement Date. These amounts will be payable on the first day of
such occupancy and thereafter on the first day of every calendar month until
the first day of the Lease Term. A prorated monthly installment shall be paid
for the fraction of the month if Tenant’s occupancy of the Leased Premises
commences on any day other than the first day of the month. Notwithstanding
the above, Tenant may occupy up to one full floor of the Premises rentable
square feet prior to the Lease Commencement Date with the only cost to Tenant
being the cost of the electricity used by Tenant. Additional space occupied
prior to the Lease Commencement Date will include the costs of Tenant’s Pro
Rata Share of Operating Costs, as set out above. If Tenant shall occupy the
Leased Premises prior to Lease Commencement Date, all covenants and conditions
of this Lease shall be binding on the parties commencing at such prior
occupancy. Tenant shall be permitted to install Furniture, Fixtures and
Equipment within the 60 days prior to the Lease Commencement Date.

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ARTICLE THREE

Payment of Rent

     3.1 RENT: Tenant shall pay each monthly installment of Base Rent in
advance on the first calendar day of each month. During the Base Year, no
Excess Operating Costs shall be paid by Tenant. For each calendar year
following the Base Year, Tenant shall pay each monthly installment of Tenant’s
Pro Rata Share of Excess Operating Costs in advance together with each monthly
installment of Base Rent. Monthly installments for any fractional calendar
month, at the beginning or end of the Lease Term, shall be prorated based on
the number of days in such month. Base Rent, together with all other amounts
payable by Tenant to Landlord under this Lease, including, without limitation,
any late charges and interest due Landlord for Rent not paid when due, shall be
sometimes referred to collectively as “Rent”. Tenant shall pay all Rent,
without deduction or set-off, to Landlord or Managing Agent at a place
specified by Landlord. Rent not paid when due shall bear interest until paid,
at the rate of 1.5% per month, or at the maximum rate allowed by law, whichever
is less, from the date when due. Tenant shall also pay a processing charge of
$50 with each late payment of Rent. Landlord agrees to waive the processing
and interest charge for late payments of Rent twice during any twelve month
period during the Lease Term, provided any such late Rent payment is paid in
full within 10 days of the date when due. At the beginning of each calendar
year Landlord shall issue invoices for both Base Rent and Pro Rata Share of
Excess Operating Costs.

     3.2 DEPOSIT; PREPAID RENT: Tenant shall not be required to pay any
deposit; provided it shall not default on any monetary obligation of the Lease.
Landlord reserves the right to require Tenant to pay a Security Deposit in the
amount of ONE (1) month’s rent, if Tenant defaults in any monetary obligation
or a material term of this Lease, any such Deposit shall be held as security
for performance of Tenant’s obligations under this Lease. In the event Tenant
fully complies with all the terms and conditions of this Lease, the Deposit
shall be refunded to Tenant without interest, unless otherwise required by law,
upon expiration of this Lease. Landlord may, but is not obligated to, apply a
portion of the Deposit to cure any default hereunder and Tenant shall pay on
demand the amount necessary to restore the Deposit in full within TEN (10) days
after notice by Landlord.

     3.3 OPERATING COSTS: Tenant shall pay Tenant’s Pro Rata Share of any
Excess Operating Costs as follows:

a. “Operating Costs” shall mean all reasonable and actual expenses
relating to the Leased Premises, the Building or the Project, including
but not limited to: real estate taxes and assessments; gross rents,
sales, use, business, corporation, franchise or other taxes (except
income taxes); utilities not separately chargeable to other tenants;
insurance premiums and (to the extent used) deductibles; maintenance,
repairs and replacements; refurbishing and repainting; cleaning,
janitorial and other services; equipment, tools, materials and supplies;
air conditioning, heating and elevator service; property management
including typical market management fees; security; employees and
contractors; resurfacing and restriping of walks, drives and parking
areas; signs, directories and markers; landscaping; and snow and rubbish
removal. Operating Costs shall not include expenses for legal services,
real estate brokerage and leasing commissions, Landlord’s income taxes,
income tax accounting, interest, depreciation, general corporate
overhead, or capital improvements to the Building or Project except for
capital improvements installed for the purpose of reducing or controlling
expenses, or required by any governmental or other authority having or
asserting jurisdiction over the Building or Project. If any expense,
though paid in one year, relates to more than one calendar year, at
option of Landlord, such expense may be proportionately allocated among
such related calendar years. In the event that the Building is not fully
leased during any calendar year, Landlord may make appropriate
adjustments to the Operating Costs, using reasonable projections, to
adjust such costs to an amount that would normally be expected to be
incurred if the Building were 95% leased, and such adjusted costs shall
be used for purposes of this paragraph 3.3. “Excess Operating Costs”
shall mean any excess of (i) Landlord’s Operating Costs for any calendar
year following the Base Year over (ii) the actual Operating Costs of the
Base Year.

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b. Tenant shall pay, in equal monthly installments, Tenant’s Pro Rata
Share of any estimated Excess Operating Costs for each calendar year
which falls (in whole or in part) during the Lease Term (prorated for any
partial calendar year at the beginning or end of the Lease Term).
Annually, or from time to time, based on actual and projected Operating
Cost data, Landlord may adjust its estimate of Operating Costs upward or
downward. Within 15 days after notice to Tenant of a revised estimate of
Operating Costs, Tenant shall remit to Landlord a sum equal to any
shortage of the amount which should have been paid to date for the then
current calendar year based on the revised estimate, and all subsequent
monthly estimated payments shall be based on the revised estimate.
Landlord shall cap controllable operating cost increases, constituting
the Excess Operating Costs, to FOUR percent (4%) per year.
Non-controllable Operating Expenses include taxes, insurance and
utilities, as well as any other expenses (“Other Non-controllable
Expenses”) that increase by more than FOUR percent (4%) by reason of any
act of God, fire, natural disaster, accident, act of government,
shortages of material or supplies or any other cause reasonably beyond
the control of such party (“Force Majeure”), provided that Landlord gives
Tenant written notice of the Force Majeure promptly and, in any event,
within fifteen (15) days of discovery thereof. Should the Force Majeure
subside and cease to affect the relevant Other Non-Controllable Expenses,
such expenses shall be adjusted downward as appropriate and shall again
be subject to the Cap.

c. As soon as possible, after the first day of each year Landlord shall
compute the actual Operating Costs for the prior calendar year, and shall
give notice thereof to Tenant. Within 30 days after receipt of such
notice, Tenant shall pay any deficiency between estimated and actual in
Tenant’s Pro Rata Share of any Excess Operating Costs for the prior
calendar year (prorated for any partial calendar year at the beginning or
end of the Lease Term). In the event of overpayment by Tenant, Landlord
shall issue a check to Tenant within 30 days for the amount of the
overpayment. Tenant or its representatives shall have the right, upon
reasonable notice, to examine Landlord’s books and records with respect
to the Operating Costs at the management office during normal business
hours at any time within 60 days following the delivery by Landlord to
Tenant of the notice of actual Operating Costs. Tenant shall have an
additional 10 days to file any written exception to any of the Operating
Costs.

     3.4 TAXES: In addition to Base Rent and other sums to be paid by Tenant
hereunder, Tenant shall reimburse Landlord, as additional Rent, on demand, any
taxes payable by Landlord (a) upon, measured by or reasonably attributable to
the cost or value of Tenant’s equipment, fixtures and other personal property
located in the Leased Premises or by the cost or value of any leasehold
improvements made to the Leased Premises by Tenant or Landlord, regardless of
whether title to such improvements are held by Tenant or Landlord; (b) upon or
measured by the monthly rental payable hereunder, including, without
limitation, any gross receipts tax or excise tax; (c) upon or with respect to
the possession, leasing, operation, management, maintenance, alteration,
repair, use or occupancy by Tenant of the Leased Premises or any portion
thereof; (d) upon this Lease or any document to which Tenant is a party
creating or transferring an interest or an estate in the Leased Premises.

ARTICLE FOUR

Improvements

     4.1 CONSTRUCTION CONDITIONS: The improvements shall be constructed as
described in the work letter attached hereto as Schedule 6 (the
“Improvements”). The expenses to be incurred as between Landlord and Tenant
for construction of the Improvements are specified in Schedule 6. If any act,
omission or change requested or caused by Tenant increases the cost of work or
materials or the time required for completion of construction, Tenant shall
reimburse Landlord for such increase in cost at the time the increased cost is
incurred and shall reimburse Landlord for any loss in Rent at the time the Rent
would have become due. Landlord’s approval of Tenant’s plans for Improvements
shall create no

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responsibility or liability on the part of Landlord for their completeness,
design sufficiency, or compliance with laws, rules and regulations of
governmental agencies or authorities.

     4.2 COMMENCEMENT OF POSSESSION: If the Leased Premises are not
substantially completed by the scheduled Lease Commencement Date then the Lease
Commencement Date shall be extended to the date the Leased Premises are ready
for occupancy. Furthermore, if the Lease Commencement Date is any other than
the first day of a calendar month, then the term of the Lease shall be extended
for the remainder of that calendar month. If Landlord fails to cause the
Leased Premises to be ready for occupancy at the time of the Scheduled Lease
Commencement Date, Landlord and Landlord’s agents, officers, employees, or
contractors shall not be liable for any damage, loss, liability or expense
caused thereby, and this Lease shall not become void or voidable unless such
failure continues for more than 120 days, in which case Tenant may terminate
this Lease upon 20 days written notice to Landlord. Upon occupancy of the
Leased Premises, Tenant shall execute and deliver to Landlord a letter in the
form attached as Schedule 7, acknowledging the Lease Commencement Date and
certifying that the Improvements have been substantially completed and that
Tenant has examined and accepted the Leased Premises. If Tenant fails to
deliver such letter, Tenant shall conclusively be deemed to have made such
acknowledgment and certification by occupying the Leased Premises.

ARTICLE FIVE

Project Services

     5.1 PROJECT SERVICES: Landlord shall furnish:

a. Utility Services: The utility services listed on Schedule 3
(“Utility Services”). Except in the event that Tenant elects to
separately meter the Premises and assumes any and all utility expenses as
to the Premises, should Tenant, in Landlord’s sole judgment, use
additional, unusual or excessive Utility Services, Landlord reserves the
right to charge for such services as determined either by a separate
submeter, installed at Tenant’s expense, or by methods specified by an
engineer selected by Landlord.

b. Maintenance Services: Maintenance of all interior and exterior common
areas of the Building areas including lighting, landscaping, cleaning,
painting, maintenance and repair of the exterior of the Building and its
structural portions and roof, including all of the services listed on
Schedule 4 (“Maintenance Services”).

c. Parking: Parking under the terms and conditions described in Schedule
5 (“Parking”).

     Utility Services, Maintenance Services and Parking described above shall
be collectively referred to as “Project Services”. The costs of Project
Services shall be a part of Operating Costs.

     5.2 INTERRUPTION OF SERVICES: Landlord does not warrant that any of the
Project Services will be free from interruption. Any Project Service may be
suspended by reason of accident or of necessary repairs, alterations or
improvements, or by strikes or lockouts, or by reason of operation of law, or
causes beyond the reasonable control of Landlord. Subject to possible rent
abatement as may be provided pursuant to the conditions described in paragraph
8.1, any such interruption or discontinuance of such Project Services shall
never be deemed a disturbance of Tenant’s use and possession of the Leased
Premises, or render Landlord liable to Tenant for damages by abatement of rent
or otherwise, or relieve Tenant from performance of Tenant’s obligations under
this Lease; provided, however, that should such interruption or discontinuance
of Project Services which materially impairs Tenant’s ability to conduct its
business continue for 4 consecutive business days, then beginning on the fifth
business day, Landlord shall abate Base Rent and Tenant’s Pro Rata Share of
Excess Operating Costs, for that portion of the Leased Premises rendered
untenable, from the fifth business day after said interruption or

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discontinuance until the Project Services are restored. Landlord shall use its
best efforts to cause the Project Services to be promptly restored. Tenant may
terminate this Lease if Project Services cannot be restored within 45 days.

ARTICLE SIX

Tenant’s Covenants

     6.1 USE OF LEASED PREMISES: Tenant agrees to:

a. Permitted Usage: Use the Leased Premises for the Permitted Purpose
only and for no other purpose.

b. Compliance with Laws: At Tenant’s expense, comply with the provisions
of all recorded covenants, conditions and restrictions and all building,
zoning, fire and other governmental laws, ordinances, regulations or
rules now in force or which may hereafter be in force relating to
Tenant’s use and occupancy of the Leased Premises, the Building, or the
Project and all requirements of the carriers of insurance covering the
Project.

c. Nuisances or Waste: Not do or permit anything to be done in or about
the Leased Premises, or bring or keep anything in the Leased Premises
that may increase Landlord’s fire and extended coverage insurance
premium, damage the Building or the Project, constitute waste, constitute
an immoral purpose, or be a nuisance, public or private, or menace or
other disturbance to tenants of adjoining premises or anyone else.

d. Hazardous Substances: Landlord certifies that it has not stored nor
located any Hazardous Materials within the Building or the Leased
Premises and Tenant agrees to (i) comply with all Environmental Laws;
(ii) not cause or permit any Hazardous Materials to be treated, stored,
disposed of, generated, or used in the Leased Premises or the Project,
provided, however, that Tenant may store, use or dispose of products
customarily found in offices and used in connection with the operation
and maintenance of property if Tenant complies with all Environmental
Laws and does not contaminate the Leased Premises, Project or
environment; (iii) promptly after receipt, deliver to Landlord any
communication concerning any past or present, actual or potential
violation of Environmental Laws, or liability of either party for
Environmental Damages. Environmental Laws mean all applicable present
and future statutes, regulations, rules, ordinances, codes, permits or
orders of all governmental agencies, departments, commissions, boards,
bureaus, or instrumentalities of the United States, states and their
political subdivisions and all applicable judicial, administrative and
regulatory decrees and judgments relating to the protection of public
health or safety or of the environment. Hazardous Materials include
substances (i) which require remediation under any Environmental Laws; or
(ii) which are or become defined as a “hazardous waste”, “hazardous
substance”, pollutant or contaminant under any Environmental Laws; or
(iii) which are toxic, explosive, corrosive, flammable, infectious,
radioactive, carcinogenic or mutagenic; or (iv) which contain petroleum
hydrocarbons, polychlorinated biphenyls, asbestos, asbestos containing
materials or urea formaldehyde.

e. Alterations and Improvements: Make no alterations or improvements to
the Leased Premises without the prior written approval of Landlord and
Landlord’s mortgagee, if required. Notwithstanding, Tenant may make
non-structural improvements/alterations up to a cost of $20,000.00, to
the Leased Premises, provided such alterations do not affect building
systems or equipment, in any way, provided Tenant provides written notice
to Landlord and provided construction is coordinated or approved through
Landlord and affected by a licensed contractor acceptable to Landlord.
Any such alterations or improvements by Tenant shall be done in a good
and workmanlike manner, at Tenant’s expense, by a licensed contractor
approved by Landlord in conformity with plans and specifications approved
by Landlord. If requested by Landlord, Tenant will post a bond or other
security reasonably satisfactory to Landlord to protect Landlord against

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liens arising from work performed for Tenant. Landlord’s approval of the
plans and specifications for Tenant’s alterations or improvements shall
not be unreasonably withheld and shall create no responsibility or
liability on the part of Landlord for their completeness, design
sufficiency, or compliance with all laws, rules and regulations of
governmental agencies or authorities.

f. Liens: Keep the Leased Premises, the Building and the Project free
from liens arising out of any work performed, materials furnished or
obligations incurred by or for Tenant. If, at any time, a lien or
encumbrance is filed against the Leased Premises, the Building or the
Project as a result of Tenant’s work, materials or obligations, Tenant
shall promptly discharge such lien or encumbrance. If such lien or
encumbrance has not been removed within 30 days from the date it is
filed, Tenant agrees to deposit with Landlord cash or a bond, which shall
be in a form and be issued by a company acceptable to Landlord in its
sole discretion, in an amount equal to 150% of the amount of the lien, to
be held by Landlord as security for the lien being discharged.

g. Rules and Regulations: Observe, perform and abide by all the rules
and regulations promulgated by Landlord from time to time. Schedule 2
sets forth Landlord’s rules and regulations in effect on the date hereof.

h. Signage: Obtain the prior approval of the Landlord before placing any
sign or symbol in doors or windows or elsewhere in or about the Leased
Premises, or upon any other part of the Building, or Project including
building directories. Any signs or symbols which have been placed
without Landlord’s approval may be removed by Landlord. Upon expiration
or termination of this Lease, all signs installed by Tenant shall be
removed and any damage resulting therefrom shall be promptly repaired, or
such removal and repair may be done by Landlord and the cost charged to
Tenant as Rent.

     6.2 INSURANCE: Tenant shall, at its own expense, procure and maintain
during the Lease Term: (i) fire and extended casualty insurance covering
Tenant’s trade fixtures, merchandise and other personal property located in the
Leased Premises, in an amount not less than 100% of their actual replacement
cost, and (ii) worker’s compensation insurance in at least the statutory
amounts, and (iii) commercial general liability insurance with respect to the
Leased Premises and Tenant’s activities in the Leased Premises and in the
Building and the Project, providing bodily injury and broad form property
damage coverage with a maximum $5,000 deductible, or such other amount approved
by Landlord in writing, and minimum coverage as follows:

a. $1,000,000 with respect to bodily injury or death to any one person;

b. $5,000,000 with respect to bodily injury or death arising out of any
one occurrence;

c. $1,000,000 with respect to property damage or other loss arising out
of any one occurrence.

     Nothing in this paragraph 6.2 shall prevent Tenant from obtaining
insurance of the kind and in the amounts provided for under this paragraph
under a blanket insurance policy covering other properties as well as the
Leased Premises, provided, however, that any such policy of blanket insurance
(i) shall specify the amounts of the total insurance allocated to the Leased
Premises, which amounts shall not be less than the amounts required by
subparagraphs a. through c. above, and (ii) such amounts so specified shall be
sufficient to prevent any one of the assureds from becoming a coinsurer within
the terms of the applicable policy, and (iii) shall, as to the Leased Premises,
otherwise comply as to endorsements and coverage with the provisions of this
paragraph.

     Tenant’s insurance shall be with a company which has a rating equal to or
greater than Best’s Insurance Reports classification of A, Class X or its
equivalent, as such classification is determined as of the Lease Commencement
Date. Landlord and Landlord’s mortgagee, if any, shall be named as “additional
insureds” under Tenant’s insurance, and such Tenant’s insurance shall be
primary and non-contributing with Landlord’s insurance. Tenant’s insurance
policies shall contain endorsements requiring

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30 days notice to Landlord and Landlord’s mortgagee, if any, prior to any
cancellation, lapse or nonrenewal or any reduction in amount of coverage.

     Tenant shall deliver to Landlord as a condition precedent to its taking
occupancy of the Leased Premises certificates of insurance (with respect to the
liability policy) and evidence of insurance (ACCORD Number 27) or equivalent
(with respect to the property policy).

     6.3 REPAIRS: Tenant, at its sole expense, agrees to maintain the interior
of the Leased Premises in a neat, clean and sanitary condition. If Tenant
fails to maintain or keep the Leased Premises in good repair and such failure
continues for 15 days after written notice from Landlord or if such failure
results in a nuisance or health or safety risk, Landlord may perform any such
required maintenance and repairs and the cost thereof shall be payable by
Tenant as Rent within 10 days of receipt of an invoice from Landlord. Tenant
shall also pay to Landlord the costs of any repair to the Building or Project
necessitated by any act or neglect of Tenant.

     6.4 ASSIGNMENT AND SUBLETTING: Tenant shall not assign, mortgage, pledge,
or encumber this Lease, or permit all or any part of the Leased Premises to be
subleased without the prior written consent of Landlord, and Landlord’s
mortgagee if required pursuant to the loan documents, if any, which consent
shall not be unreasonably withheld or delayed. Landlord agrees that it shall
provide its response to such request within fifteen (15) days of receipt by
Landlord. Any transfer of this Lease by merger, consolidation, reorganization
or liquidation of Tenant, or by operation of law, or change in ownership of or
power to vote the majority of the outstanding voting stock of a corporate
Tenant, or by change in ownership of a controlling partnership interest in a
partnership Tenant, shall constitute an assignment for the purposes of this
paragraph. Notwithstanding the foregoing, Tenant shall have the right to
assign or sublease part or all of the Leased Premises without Landlord’s prior
consent to any of its subsidiaries, affiliates or any parent corporation of
Tenant with prior written notice to Landlord provided that (i) Tenant continues
to be primarily liable on its obligations as set forth herein; (ii) any such
assignee or sublessee shall assume and be bound by all covenants and
obligations of Tenant herewith; (iii) the proposed assignee or sublessee is, in
Landlord’s good faith judgment, compatible with other tenants in the Building
and seeks to use the Leased Premises only for the Permitted Purpose and for a
use that is not prohibited under the terms of a lease with another tenant in
the Building; and (iv) such use would not result in a material change in the
number of personnel working in, or members of the general public visiting, the
Leased Premises.

     In addition to other reasonable bases, Tenant hereby agrees that Landlord
shall be deemed to be reasonable in withholding its consent, if: (a) such
proposed assignment or sublease is to any party who is then a tenant of the
Building or the Project if Landlord has comparable area; or (b) Tenant is in
default under any of the terms, covenants, conditions, provisions and
agreements of this Lease at the time of request for consent or on the effective
date of such subletting or assignment; or (c) the proposed subtenant or
assignee is, in Landlord’s good faith judgment, incompatible with other tenants
in the Building, or seeks to use any portion of the Leased Premises for a use
not consistent with other uses in the Building, or is financially incapable of
assuming the obligations of this Lease; or (d) the proposed assignee of
sublessee or its business is subject to compliance with additional requirements
of the law (including related regulation) commonly known as the “Americans with
Disabilities Act” beyond those requirements which are applicable to the Tenant,
unless the proposed assignee or sublessee shall: (i) first deliver plans and
specifications for complying with such additional requirements and obtain
Landlord’s consent thereto, and (ii) comply with all Landlord’s conditions for
or contained in such consent, including without limitation, requirements for
security to assure the lien-free completion of such improvements. Tenant shall
submit to Landlord the name of a proposed assignee or subtenant, the terms of
the proposed assignment or subletting, the nature of the proposed subtenant’s
business and such information as to the assignee’s or subtenant’s financial
responsibility and general reputation as Landlord may reasonably require.

     No subletting or assignment, even with the consent of Landlord, shall
relieve Tenant of its primary obligation to pay the Rent and to perform all of
the other obligations to be performed by Tenant hereunder. The acceptance of
Rent by Landlord from any other person or entity shall not be deemed to

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be waiver by Landlord of any provision of this Lease or to be a consent to any
assignment, subletting or other transfer. Consent to one assignment,
subletting or other transfer shall not be deemed to constitute consent to any
subsequent assignment, subletting or transfer.

     In the event that Tenant intends to sublease any portion of the Premises,
Landlord and Tenant shall coordinate efforts toward marketing of the space to
be made available. To the extent that any Sublessee, which shall be approved
by Landlord, enters into a Sublease extending beyond the then effective term of
the Lease, Tenant shall pay that portion of such costs that would correspond to
the balance of the Term and Landlord shall pay that portion corresponding to
the extended Term. In lieu of giving any consent to a sublet or an assignment
of all the Leased Premises, Landlord may, at Landlord’s option, elect to
terminate this Lease. In the case of a proposed subletting of a portion of the
Leased Premises, Landlord may, at Landlord’s option, elect to terminate the
Lease with respect to that portion of the Leased Premises being proposed for
subletting. The effective date of any such termination shall be 30 days after
the proposed effective date of any proposed assignment or subletting. If
Landlord elects to terminate the Lease, after either Landlord or Tenant have
expended monies toward marketing costs to sublet any such space, Landlord and
Tenant shall share equally in payment of such reasonable and customary
marketing costs. The party to be reimbursed shall submit an itemized list of
expenses to the other party, which shall remit payment to the other within
thirty (30) days of receipt.

     Fifty Percent (50%) of any proceeds in excess of Base Rent and Tenant’s
Pro Rata Share of Excess Operating Costs which is received by Tenant for the
balance of the Term, pursuant to an assignment or subletting consented to by
Landlord, less reasonable brokerage commissions actually paid by Tenant, and
less other costs incurred by Tenant and paid to unaffiliated third parties in
connection with making the space available for lease, shall be remitted to
Landlord as extra Rent within 10 days of receipt by Tenant. For purposes of
this paragraph, all money or value in whatever form received by Tenant from or
on account of any party as consideration for an assignment or subletting shall
be deemed to be proceeds received by Tenant pursuant to an assignment or
subletting.

     6.5 ESTOPPEL CERTIFICATE: From time to time and within 10 business days
after request by Landlord, Tenant shall execute and deliver a certificate to
any proposed lender or purchaser, or to Landlord, together with a true and
correct copy of this Lease, certifying with any appropriate exceptions, (i)
that this Lease is in full force and effect without modification or amendment,
(ii) the amount of Rent payable by Tenant and the amount, if any, of Prepaid
Rent and Deposit paid by Tenant to Landlord, (iii) the nature and kind of
concessions, rental or otherwise, if any, which Tenant has received or is
entitled to receive, (iv) that Tenant has not assigned its rights under this
Lease or sublet any portion of the Leased Premises, (v) that Landlord has
performed all of its obligations due to be performed under this Lease and that
there are no defenses, counterclaims, deductions or offsets outstanding or
other excuses for Tenant’s performance under this Lease, (vi) that such
proposed lender or purchaser may rely on the information contained in the
certificate, and (vii) any other fact reasonably requested by Landlord or such
proposed lender or purchaser.

ARTICLE SEVEN

Landlord’s Reserved Rights

     7.1 ADDITIONAL RIGHTS RESERVED TO LANDLORD: Without notice and without
liability to Tenant or without effecting an eviction or disturbance of Tenant’s
use or possession, Landlord shall have the right to (i) grant utility easements
or other easements in, or replat, subdivide or make other changes in the legal
status of the land underlying the Building or the Project as Landlord shall
deem appropriate in its sole discretion, provided such changes do not
substantially interfere with Tenant’s use of the Leased Premises for the
Permitted Purpose; (ii) enter the Leased Premises at reasonable times with
twenty-four (24) hours prior notice to Tenant and at any time in the event of
an emergency to inspect, alter or repair the Leased Premises or the Building
and to perform any acts related to the safety, protection, reletting, sale or
improvement of the Leased Premises or the

9

 

Building; (iii) change the name or street address of the Building or the
Project; (iv) install and maintain signs on and in the Building and the
Project; and (v) make such rules and regulations as, in the sole judgment of
Landlord, may be needed from time to time for the safety of the tenants, the
care and cleanliness of the Leased Premises, the Building and the Project and
the preservation of good order therein.

ARTICLE EIGHT

Casualty and Untenability

     8.1 CASUALTY AND UNTENANTABILITY: If the Building is made substantially
untenable or if Tenant’s use and occupancy of the Leased Premises are
substantially interfered with due to damage to the common areas of the Building
or if the Leased Premises are made wholly or partially untenable by fire or
other casualty, Landlord may, by notice to within 45 days after the damage,
terminate this Lease. Such termination shall become effective as of the date
of such casualty.

     If the Leased Premises are made partially or wholly untenable by fire or
other casualty and this Lease is not terminated as provided above, Landlord
shall restore the Leased Premises to the condition they were in on the Lease
Commencement Date, not including any personal property of Tenant or alterations
performed by Tenant.

     If the Landlord does not terminate this Lease as provided above, and
Landlord fails within 120 days from the date of such casualty to restore the
damaged common areas thereby eliminating substantial interference with Tenant’s
use and occupancy of the Leased Premises, or fails to restore the Leased
Premises to the condition they were in on the Lease Commencement Date, not
including any personal property or alterations performed by Tenant, Tenant may
terminate this Lease as of the end of such 120 day period.

     In the event of termination of this Lease pursuant to this paragraph, Rent
shall be prorated on a per diem basis and paid to the date of the casualty,
unless the Leased Premises shall be tenantable, in which case Rent shall be
payable to the date of the lease termination. If the Leased Premises are
untenable and this Lease is not terminated, Rent shall abate on a per diem
basis from the date of the casualty until the Leased Premises are ready for
occupancy by Tenant. If part of the Leased Premises are untenable, Rent shall
be prorated on a per diem basis and apportioned in accordance with the part of
the Leased Premises which is usable by Tenant until the damaged part is ready
for Tenant’s occupancy. Notwithstanding the foregoing, if any damage was
proximately caused by an act or omission of Tenant, its employees, agents,
contractors, licensees or invitees, then, in such event, Tenant agrees that
Rent shall not abate or be diminished during the term of this Lease.

ARTICLE NINE

Condemnation

     9.1 CONDEMNATION: If all or any part of the Leased Premises shall be
taken under power of eminent domain or sold under imminent threat to any public
authority or private entity having such power, this Lease shall terminate as to
the part of the Leased Premises so taken or sold, effective as of the date
possession is required to be delivered to such authority. In such event, Base
Rent shall abate in the ratio that the portion of Tenant’s Square Footage taken
or sold bears to Tenant’s Square Footage. If a partial taking or sale of the
Leased Premises, the Building or the Project (i) substantially reduces Tenant’s
Square Footage resulting in a substantial inability of Tenant to use the Leased
Premises for the Permitted Purpose, or (ii) renders the Building or the Project
not commercially viable to Landlord in Landlord’s sole opinion, either Tenant
in the case of (i), or Landlord in the case of (ii), may terminate this Lease
by notice to the other party within 30 days after the terminating party
receives written notice of the portion to be taken or sold. Such termination
shall be effective 180 days after notice thereof, or when the portion is taken
or sold,

10

 

whichever is sooner. All condemnation awards and similar payments shall be
paid and belong to Landlord, except any amounts awarded or paid specifically to
Tenant for removal and reinstallation of Tenant’s trade fixtures, personal
property or Tenant’s moving costs. To the extent permitted by law, Tenant
shall, however, be entitled to seek business damages from any condemning
authority.

ARTICLE TEN

Waiver and Indemnity

     10.1 WAIVER AND INDEMNITY: Except for those claims arising from
Landlord’s breach of this Lease, negligence or willful misconduct, Tenant, to
the extent permitted by law, waives all claims it may have against Landlord,
and against Landlord’s agents and employees for any damages sustained by Tenant
or by any occupant of the Leased Premises, or by any other person, resulting
from any cause arising at any time. Tenant agrees to hold Landlord harmless
and indemnified against claims and liability for injuries to all persons and
for damage to or loss of property occurring in or about the Leased Premises or
the Building, due to Tenant’s breach of this Lease or any act of negligence or
default under this Lease by Tenant, its contractors, agents, employees,
licensees and invitees. Tenant agrees to indemnify, defend, reimburse and hold
Landlord harmless against any Environmental Damages incurred by Landlord
arising from Tenant’s breach of paragraph 6.1(d) of this Lease. Environmental
Damages means all claims, judgments, losses, penalties, fines, liabilities,
encumbrances, liens, costs and reasonable expenses of investigation, defense or
good faith settlement resulting from violations of Environmental Laws, and
including, without limitation: (i) damages for personal injury and injury to
property or natural resources; (ii) reasonable fees and disbursement of
attorneys, consultants, contractors, experts and laboratories; and (iii) costs
of any cleanup, remediation, removal, response, abatement, containment,
closure, restoration or monitoring work required by any Environmental Law and
other costs reasonably necessary to restore full economic use of the Leased
Premises or Project.

     10.2 WAIVER OF SUBROGATION: Tenant and Landlord release each other and
waive any right of recovery against each other for loss or damage to the
waiving party or its respective property, which occurs in or about the Leased
Premises or Building, whether due to the negligence of either party, their
agents, employees, officers, contractors, licensees, invitees or otherwise, to
the extent that such loss or damage is insurable against under the terms of
standard fire and extended coverage insurance policies. Tenant and Landlord
agree that all policies of insurance obtained by either of them in connection
with the Leased Premises shall contain appropriate waiver of subrogation
clauses.

     10.3 LIMITATION OF LANDLORD’S LIABILITY: The obligations of Landlord
under this Lease do not constitute personal obligations of the individual
partners, shareholders, directors, officers, employees or agents of Landlord,
and Tenant shall look solely to Landlord’s interest in the Building and land
and to no other assets of Landlord for satisfaction of any liability in respect
of this Lease. Tenant will not seek recourse against the individual partners,
shareholders, directors, officers, employees or agents of Landlord or any of
their personal assets for such satisfaction. Notwithstanding any other
provisions contained herein, Landlord shall not be liable to Tenant, its
contractors, agents or employees for any consequential damages or damages for
loss of profits.

ARTICLE ELEVEN

Tenant’s Default and Landlord’s Remedies

     11.1 TENANT’S DEFAULT: It shall be an “Event of Default” if Tenant shall
(i) fail to pay any monthly installment of Base Rent or Tenant’s Pro Rata Share
of Excess Operating Costs, or any other sum payable hereunder within 10 days
after such payment is due and payable as evidenced by this Lease and invoices
provided by Landlord for each month of the Lease Year in January for the
following twelve month period; (ii) violate

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or fail to perform any conditions, covenants, or agreements herein made by
Tenant respecting Tenant’s insurance requirements as specified in paragraph
6.2, and such violation or failure shall continue for 5 business days after
written notice thereof to Tenant by Landlord; (iii) violate or fail to perform
any of the other conditions, covenants or agreements herein made by Tenant, and
such violation or failure shall continue for 15 days after written notice
thereof to Tenant by Landlord; provided, however, if such default is of a
nature that it cannot reasonably be cured within 15 days, it shall not be an
Event of Default if Tenant commences to cure within such 15 day period and
diligently prosecutes such cure to completion within the time reasonably
required for such cure, not to exceed 60 days; (iv) make a general assignment
for the benefit of its creditors or file a petition for bankruptcy or other
reorganization, liquidation, dissolution or similar relief; (v) have a
proceeding filed against Tenant seeking any relief mentioned in (iv) above;
(vi) have a trustee, receiver or liquidator appointed for Tenant or a
substantial part of its property; (vii) abandon or vacate the Leased Premises
and any portion of Rent is delinquent; (viii) default under any other lease, if
any, within the Building or the Project; or (ix) if Tenant is a partnership, if
any partner of the partnership is involved in any of the acts or events
described in subparagraphs (i) through (viii) above.

     11.2 REMEDIES OF LANDLORD: If an Event of Default occurs and such default
has not been cured by Tenant within any applicable cure period, Landlord, may,
at its option, within 10 days after written notice to Tenant, reenter the
Leased Premises, remove all persons therefrom, take possession of the Leased
Premises, and remove all of Tenant’s personal property at Tenant’s risk and
expense and, either (i) terminate this Lease and Tenant’s right of possession
of the Leased Premises or (ii) maintain this Lease in full force and effect and
endeavor to relet all or part of the Leased Premises. In the event Landlord
elects to maintain this Lease, Landlord shall have the right to relet the
Leased Premises for such rent and upon such terms as Landlord deems reasonable
and necessary, and Tenant shall be liable for all damages sustained by
Landlord, including but not limited to, any deficiency in Rent for the period
of time which would have remained in the Lease Term in the absence of any
termination, leasing fees, attorneys’ fees, other marketing and collection
costs, the cash value of any concessions granted to Tenant and all expenses of
placing the Leased Premises in first class rentable condition. Landlord
retains the right to terminate this Lease, at any time, notwithstanding that
Landlord fails to terminate this Lease initially. If Landlord is unable after
diligent efforts to relet the Leased Premises within 60 days after termination
of this Lease, Landlord may elect at any time thereafter to have Tenant
immediately pay, as liquidated damages and not as a penalty, all Rent then due
and the present value (discounted at 10%) of all Rent which would have become
due (based on Base Rent and Tenant’s Pro Rata Share of Excess Operating Costs
payable at the time of such election and the cash value of any concessions
granted to Tenant) for the period of time which would have remained in the
Lease Term in the absence of any termination.

     The remedies granted to Landlord herein shall be cumulative and shall not
exclude any other remedy allowed by law, and shall not prevent the enforcement
of any claim Landlord may have against Tenant for anticipatory breach of the
unexpired term of this Lease, including without limitation, a claim for
attorney’s fees incurred by Landlord.

ARTICLE TWELVE

Termination/Renewal

     12.1 SURRENDER OF LEASED PREMISES: On expiration of this Lease, if no
Event of Default exists, Tenant shall surrender the Leased Premises in the same
condition as when the Lease Term commenced, ordinary wear and tear or damage
from casualty excepted. Except for furnishings, trade fixtures and other
personal property installed at Tenant’s expense, all alterations, additions or
improvements, whether temporary or permanent in character, made in or upon the
Leased Premises, either by Landlord or Tenant, shall be Landlord’s property and
at the expiration or earlier termination of the Lease Term shall remain on the
Leased Premises without compensation to Tenant, except if requested by
Landlord, Tenant, at its expense and without delay, shall remove any
alterations, additions or improvements made to the Leased Premises by Tenant
designated by Landlord to be

12

 

removed, and repair any damage to the Leased Premises or the Building caused by
such removal. If Tenant fails to repair the Leased Premises, Landlord may
complete such repairs and Tenant shall reimburse Landlord for such repair and
restoration. Landlord shall have the option to require Tenant to remove all
its property. If Tenant fails to remove such property as required under this
Lease, Landlord may dispose of such property in its sole discretion without any
liability to Tenant, and further may charge the cost of any such disposition to
Tenant.

     Notwithstanding anything herein to the contrary, upon expiration of the
Lease, Tenant shall remove any and all of Tenant’s cabling (including, but not
limited to, all wiring and cabling for telephones and computer systems) from
the Leased Premises, distribution boards, chases, conduit, junction boxes or
anywhere in the Building, and shall repair any damage to the Leased Premises or
the Building caused by such removal. If Tenant fails to remove all such
cabling and wiring or to repair any damage caused by such removal, Landlord may
do so and Tenant shall reimburse Landlord all costs for any such removal,
repair or restoration.

     12.2 HOLD OVER TENANCY: If Tenant shall hold over after the Lease
Expiration Date, Tenant may be deemed, at Landlord’s option, to occupy the
Leased Premises as a tenant from month to month, which tenancy may be
terminated by one month’s written notice. During such tenancy, Tenant agrees
to pay to Landlord, monthly in advance, an amount equal to One Hundred Fifty
Percent (150%) in first month and Two Hundred Percent (200%) for any holdover
thereafter of all Rent which would become due (based on Base Rent and Tenant’s
Pro Rata Share of Excess Operating Costs payable for the last month of the
Lease Term, together with all other amounts payable by Tenant to Landlord under
this Lease), and to be bound by all of the terms, covenants and conditions
herein specified. If Landlord relets the Leased Premises or any portion
thereof to a new tenant and the term of such new lease commences during the
period for which Tenant holds over, Landlord shall also be entitled to recover
from Tenant all costs and expenses, attorneys fees, damages or loss of profits
incurred by Landlord as a result of Tenant’s failure to deliver possession of
the Leased Premises to Landlord when required under this Lease.

     12.3 DOWNSIZING OPTION: Tenant shall have a one-time option to terminate
a portion of the Premises only in the event that Tenant intends to expand its
office facilities to a premises in excess of the available space in Summit Park
I, and Tenant is moving into a building in which it will occupy no less than
130,000 Rentable Square Feet (“RSF”). By written notice to Landlord, Tenant
may elect to vacate up to 47,067 RSF of contiguous space, the location of which
Landlord and Tenant shall mutually agree upon in writing. This option only
remains open for partial termination of the respective portion of the Premises
between the end of the THIRTY-SIXTH (36th) month and FORTY-FIFTH (45th) month
of the Lease Term, and Tenant shall provide no less than TWELVE (12) months
prior written notice to Landlord.

In the event that Tenant elects to vacate a portion of the Premises, Tenant
shall pay to Landlord an early termination fee of ONE HUNDRED THOUSAND and
NO/100 dollars ($100,000.00).

     In the event that Tenant exercises this Downsizing Option, Tenant agrees
to give Landlord an opportunity to submit a proposal to provide Tenant’s new
occupancy need in another building owned or managed by Landlord, or to be
constructed by Landlord.

     12.4 RENEWAL OPTION: Tenant shall have one option to renew (“Option to
Renew”) this Lease for five (5) years (the “Renewal Period”). If Tenant
desires to exercise its Option to Renew, Tenant shall give Landlord written
notice (“Renewal Notice”) thereof on or before May 31, 2009. During the thirty
(30) day period following Landlord’s receipt of the Renewal Notice, Landlord
and Tenant shall use reasonable efforts to negotiate a mutually agreeable
Market Base Rent, as defined in 1.1, for the Renewal Period. The Market Base
Rent shall be negotiated in light of then current terms for renewing tenants
for comparable space, including market rents, term of renewal, and operating
expense pass-throughs. Within fifteen (15) business days of agreement by the
parties on the Market Base Rent and other terms of the renewal, Landlord shall
deliver to Tenant an amendment to this Lease extending this Lease on such
terms. If the terms are acceptable

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to Tenant, then Tenant shall execute and deliver the amendment to Landlord
within ten (10) business days following receipt of such amendment. The
foregoing option and rights are subject to there having been no Event of
Default under this Lease that is not cured within the applicable cure period,
are personal to the original Tenant executing the Lease, may not be assigned,
and shall be available to and exercisable by the Tenant only when the original
Tenant or its permitted assignee, is in actual possession and physical
occupancy of the entire Leased Premises. Time is of the essence in the
exercise of Tenant’s Option to Renew. Should Tenant fail to exercise such
option, execute and deliver any required documents, or perform any of its
required obligations under this section, or should the parties be unable to
agree on Market Base Rent for the Renewal Period, within the time periods set
forth above, then this Option to Renew and any other rights of Tenant under the
Lease in the nature of options, shall be null and void, and the Lease shall
terminate at the end of the Lease Term.

ARTICLE THIRTEEN

Miscellaneous

     13.1 QUIET ENJOYMENT: If and so long as Tenant pays all Rent and keeps
and performs each and every term, covenant and condition herein contained on
the part of Tenant to be kept and performed, Tenant shall quietly enjoy the
Leased Premises without hindrance by Landlord.

     13.2 ACCORD AND SATISFACTION: No receipt and retention by Landlord of any
payment tendered by Tenant in connection with this Lease shall constitute an
accord and satisfaction, or a compromise or other settlement, notwithstanding
any accompanying statement, instruction or other assertion to the contrary
unless Landlord expressly agrees to an accord and satisfaction, or a compromise
or other settlement, in a separate writing duly executed by Landlord. Landlord
will be entitled to treat any such payments as being received on account of any
item or items of Rent, interest, expense or damage due in connection herewith,
in such amounts and in such order as Landlord may determine at its sole option.

     13.3 SEVERABILITY: The parties intend this Lease to be legally valid and
enforceable in accordance with all of its terms to the fullest extent permitted
by law. If any term hereof shall be invalid or unenforceable, the parties
agree that such term shall be stricken from this Lease to the extent
unenforceable, the same as if it never had been contained herein. Such
invalidity or unenforceability shall not extend to any other term of this
Lease, and the remaining terms hereof shall continue in effect to the fullest
extent permitted by law, the same as if such stricken term never had been
contained herein.

     13.4 SUBORDINATION AND ATTORNMENT: Tenant acknowledges that this Lease is
subject and subordinate to all leases in which Landlord is lessee and to any
mortgage or deed of trust now in force against the Building and to all advances
made or hereafter to be made thereunder, or any amendments or modifications
thereof, and shall be subordinate to any future leases in which Landlord is
lessee and to any future mortgage or deed of trust hereafter in force against
the Building and to all advances made or hereafter to be made thereunder (all
such existing and future leases, mortgages and deeds of trust referred to
collectively as “Superior Instruments”). Tenant also agrees that if the holder
of any Superior Instrument elects to have this Lease superior to its Superior
Instrument and gives notice of its election to Tenant, then this Lease shall be
superior to the lien of any such lease, mortgage or deed of trust and all
renewals, replacements and extensions thereof, whether this Lease is dated
before or after such lease, mortgage or deed of trust. If requested in writing
by Landlord or any first mortgagee or ground lessor of Landlord, Tenant agrees
to execute a subordination agreement required to further effect the provisions
of this paragraph.

     In the event of any transfer in lieu of foreclosure or termination of a
lease in which Landlord is lessee or the foreclosure of any Superior
Instrument, or sale of the Property pursuant to any Superior

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Instrument, Tenant shall attorn to such purchaser, transferee or lessor and
recognize such party as landlord under this Lease, provided such party acquires
and accepts the Leased Premises subject to this Lease. The agreement of Tenant
to attorn contained in the immediately preceding sentence shall survive any
such foreclosure sale or transfer.

     13.5 ATTORNEY’S FEES: If the services of an attorney are required by any
party to secure the performance under this Lease or otherwise upon the breach
or default of the other party to the Lease, or if any judicial remedy is
necessary to enforce or interpret any provision of the Lease, the prevailing
party shall be entitled to reasonable attorney’s fees, costs and other
expenses, in addition to any other relief to which such prevailing party may be
entitled.

     13.6 APPLICABLE LAW: This Lease shall be construed according to the laws
of the state in which the Leased Premises are located. Venue shall be proper
in Orange County, Florida.

     13.7 BINDING EFFECT; GENDER: This Lease shall be binding upon and inure
to the benefit of the parties and their successors and assigns. It is
understood and agreed that the terms “Landlord” and “Tenant” and verbs and
pronouns in the singular number are uniformly used throughout this Lease
regardless of gender, number or fact of incorporation of the parties hereto.

     13.8 TIME: Time is of the essence of this Lease.

     13.9 ENTIRE AGREEMENT: This Lease and the schedules and addenda attached
set forth all the covenants, promises, agreements, representations, conditions,
statements and understandings between Landlord and Tenant concerning the Leased
Premises and the Building and the Project, and there are no representations,
either oral or written between them other than those in this Lease. This Lease
shall not be amended or modified except in writing signed by both parties.
Failure to exercise any right in one or more instances shall not be construed
as a waiver of the right to strict performance or as an amendment to this
Lease.

     13.10 NOTICES: Any notice or demand provided for or given pursuant to
this Lease shall be in writing and served on the parties at the addresses
listed in paragraph 1.1(n) and paragraph 1.1(o). Any notice shall be either (i)
personally delivered to the addressee set forth above, in which case it shall
be deemed delivered on the date of delivery to said addressee; or (ii) sent by
registered or certified mail/return receipt requested, in which case it shall
be deemed delivered 3 business days after being deposited in the U.S. Mail;
(iii) sent by a nationally recognized overnight courier, in which case it shall
be deemed delivered 1 business day after deposit with such courier; or (iv)
sent by telecommunication (“Fax”) during normal business hours in which case it
shall be deemed delivered on the day sent, provided an original is received by
the addressee after being sent by a nationally recognized overnight courier
within 1 business day of the Fax. The addresses and Fax numbers listed in
paragraphs 1.1(n) and 1.1(o) may be changed by written notice to the other
parties, provided, however, that no notice of a change of address or Fax number
shall be effective until the date of delivery of such notice. Copies of notices
are for informational purposes only and a failure to give or receive copies of
any notice shall not be deemed a failure to give notice.

     13.11 HEADINGS: The headings on this Lease are included for convenience
only and shall not be taken into consideration in any construction or
interpretation of this Lease or any of its provisions.

     13.12 STANDBY POWER/UPS: Landlord shall make available to Tenant, at no
cost to Tenant, the two (2) emergency generators and two (2) UPS systems that
are currently in place in the Building. Tenant, at Tenant’s sole cost and
expense, shall be responsible for keeping the energy generators and

15

 

UPS systems in good working order, including, but not limited to, testing and
maintenance. Landlord shall deliver the generators and UPS systems in good
working order to Tenant including all service agreements and warranties (to the
extent they are available), as of the Lease Commencement Date. Prior to
occupancy by Tenant, Landlord will provide Tenant with an engineering report
concluding that the systems are in good working order.

     13.13 EXCLUSIVE USE: Throughout Tenant’s lease term, Landlord agrees not
to lease space to any other video game production companies within the
Building.

     13.14 LOBBY/COURTYARD USE: Tenant shall, upon Landlord’s prior written
authority, have the right to use the Building lobby for display purposes
including plasma screens and kiosks, provided such use and display is deemed by
Landlord to be in good taste, at Landlord’s discretion, and such use or
displays do not interfere with any other tenant’s rights and does not
constitute a nuisance. As long as Tenant occupies the entire FIRST (1st)
Floor, Tenant will have the exclusive use of (at no additional cost) the
courtyard area on the east side of the Building and may make improvements to
suit its needs subject to Landlord’s reasonable approval. Tenant shall install
and maintain any such items at Tenant’s sole cost and expense, and Tenant
shall, at Tenant’s sole cost and expense, remove any such items and restore the
Building lobby to its original condition.

     13.15 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT: Landlord shall use
reasonable efforts to obtain from its lender a subordination, non-disturbance
and attornment agreement for the benefit of Tenant, in a form acceptable to the
lender.

     13.16 BROKERAGE COMMISSIONS: Tenant and Landlord each represents to the
other that no broker or agent was instrumental in procuring or negotiating or
consummating this Lease other than Broker of Record whose compensation shall be
paid by Landlord, and Cooperating Broker, if any, whose compensation shall be
paid by Broker of Record, and Tenant and Landlord each agree to defend,
indemnify and hold harmless the other party against any loss, cost, expense or
liability for any compensation, commission, fee or charge, including
reasonable attorney’s fees, resulting from any claim of any other broker, agent
or finder claiming under or through the indemnifying party in connection with
this Lease or its negotiation.

     13.17 BASE RENT ADJUSTMENT: Base Rent shall be adjusted on the following
dates:

	 	 	 	 	 	 	 	 	 
	 	 	Monthly	 	Total Base Rent
	Period
	 	Base Rent
	 	For Period

	Months 1-6.5
	 	$	free —	 	 	$	free —	 
	Months 6.5-12
	 	$	195,335.00	 	 	$	1,074,342.50	 
	Months 13-24
	 	$	214,868.50	 	 	$	2,578,422.00	 
	Months 25-36
	 	$	220,240.21	 	 	$	2,642,882.55	 
	Months 37-48
	 	$	225,709.59	 	 	$	2,708,515.11	 
	Months 49-60
	 	$	231,374.31	 	 	$	2,776,491.69	 
	Months 61-66
	 	$	237,136.70	 	 	$	1,422,820.14	 

     13.18 RADON GAS: Landlord has advised Tenant that radon is a naturally
occurring radioactive gas that, when it has accumulated in a building in
sufficient quantities, may present health risks to persons who are exposed to
it over time.

16

 

Levels of radon that exceed federal and state guidelines have been found
in buildings in Florida. Additional information regarding radon and radon
testing may be obtained from the county public health unit.

     13.19 SIGNAGE: Landlord will allow Tenant, at Tenant’s expense, to
display its company name on the Building facia and the Building’s illuminated
monument sign at the entrance of Summit Park. Specifications for any such
signage must be approved by Landlord in writing prior to Tenant’s seeking
applicable permits from governmental authorities and installation. Landlord
reserves the right in its sole discretion, to specify details of such signage.
In the event that Tenant elects to exercise its Downsizing Option, Landlord
shall have the right to require Tenant, at Tenant’s sole cost, to remove its
sign from the Building facia and restore the Building facia to its original
condition, original wear and tear excepted. Tenant, at Tenant’s sole cost and
expense, shall be required to remove all Building signage and restore the
Building facia to its original condition, original wear and tear excepted, upon
expiration of the lease.

     All signage will conform to applicable governing authority requirements
and Tenant shall obtain any permits or authorizations necessary.

     Landlord shall arrange for Tenant’s suite identification sign(s) and lobby
directory strip(s) at Tenant’s expense. Tenant may incorporate its logo
graphics, without color, on the suite identification sign(s).

     13.20 RIGHT OF FIRST REFUSAL: Subject to the rights of Charles Schwab as
to Summit Park II, Tenant shall have a one-time Right of First Refusal (“ROFR”)
on any tenable space that becomes available in the Project. Should Landlord
have a bona fide third party offer on this ROFR space, Landlord shall provide
Tenant written notice of the terms and conditions of such offer and Tenant
shall have FIVE (5) business days within which to accept or decline the ROFR
space upon the same terms and conditions as that offered by the bona fide third
party. With respect to Suite 300, Summit Park I, this ROFR shall only apply if
there remains no less than four years on the Term of this Lease. Should Tenant
elect to take the Suite 300 summit Park I space pursuant to this ROFR, the
terms shall be pro-rated such that the term for the ROFR Suite 300 space shall
be co-terminous with that of this Lease. Should Tenant not exercise its Right
of First Refusal Option, Landlord shall be free to lease the space to a third
party.

     13.21 RELOCATING SUITE 300 TENANT: After Tenant’s request to Landlord in
writing that it intends to take additional space in the Building (Suite 300),
if ultimately made available, Landlord shall exercise its commercially
reasonable efforts to relocate the current tenant of Suite 300 within the
Project. Terms of any such relocation shall be coordinated and agreed upon by
the affected parties. Any cost associated with relocating the tenant from
Suite 300 shall be borne by Tenant unless otherwise agreed upon between
Landlord and Tenant.

     13.22 GUARANTY: Landlord has required Tenant to obtain for Landlord’s
benefit an unconditional guaranty of Tenant’s performance of its obligations
pursuant to the Lease, by Tenant’s parent company, Electronic Arts, Inc. The
Guaranty shall be in the Form attached hereto as Schedule 8.

— SIGNATURES ON NEXT PAGE —

17

 

     SUBMISSION OF THIS INSTRUMENT FOR EXAMINATION OR SIGNATURE BY TENANT DOES
NOT CONSTITUTE A RESERVATION OF OR OPTION FOR LEASE, AND IT IS NOT EFFECTIVE AS
A LEASE OR OTHERWISE UNTIL EXECUTION AND DELIVERY BY BOTH LANDLORD AND TENANT.

     This Lease is executed as of the date first written above.

	 	 	 	 
	

	 	LANDLORD:	 
	 
	 	 	 
	

	 	ASP WT, L.L.C.
	 
	 	 	 
	Witnesses:
	 	 	 
	/s/
Carol J. McAdams
	 	 
	

	By:	/s/ Scott R. Fitzgerald
	Print Name:
	   Carol J. McAdams	 	

	

	
	 	 
	 	 	Print Name:	Scott R. Fitzgerald
	 
	 	 	

	/s/ Mary Mason
	

	Title:	Vice President
	Print Name:
	   Mary Mason	 	

	 	
	 	 
	

	 	Date: 	June 15, 2004
	 	 	 	

	 
	 	 	 
	

	 	TENANT:	 
	 
	 	 	 
	

	 	TIBURON ENTERTAINMENT,INC.
	 
	 	 	 
	Witnesses:
	 	 	 
	/s/
Gay A. Jacobs
	 	 
	

	By:	/s/ Bryan Neider
	Print Name:
	   Gay A. Jacobs	 	

	

	
	 	 
	 	 	Print Name:	Bryan Neider
	 
	 	 	

	/s/ Tomi Watanabe
	

	Title:	CFO, Worldwide Studios
	Print Name:
	   Tomi Watanabe	 	

	 	
	 	 
	

	 	Date: 	June 14, 2004
	 	 	 	

Where Tenant is a corporation, this Lease shall be signed by a President or
Vice President and Secretary or Assistant Secretary of Tenant. Any other
signatories shall require a certified corporate resolution.

18

 

SCHEDULE 1

DESCRIPTION OF LEASED PREMISES

First Floor (excluding commons areas)

Second Floor

Third Floor (excluding Suite 300, existing of 11,039 RSF)

Fourth Floor

Fifth Floor

Sixth Floor

19

 

SCHEDULE 2

RULES AND REGULATIONS

1. The sidewalks, entrances, halls, corridors, elevators and stairways of the
Building and Project shall not be obstructed or used as a waiting or lounging
place by tenants, and their agents, servants, employees, invitees, licensees
and visitors. All entrance doors leading from any Leased Premises to the
hallways are to be kept closed at all times.

2. Landlord reserves the right to refuse admittance to the Building after
reasonable business hours, as established from time to time, to any person not
producing both a key to the Leased Premises and/or a pass issued by Landlord.
In case of invasion, riot, public excitement or other commotion, Landlord also
reserves the right to prevent access to the Building during the continuance of
same. Landlord shall in no case be liable for damages for the admission or
exclusion of any person to or from the Building.

3. Landlord will furnish each tenant with two keys to each door lock on the
Leased Premises, and Landlord may make a reasonable charge for any additional
keys and access cards requested by any tenant. No tenant shall have any keys
made for the Leased Premises; nor shall any tenant alter any lock, or install
new or additional locks or bolts, on any door without the prior written
approval of Landlord. If Landlord approves any lock alteration or addition,
the tenant making such alteration shall supply Landlord with a key for any such
lock or bolt. Each tenant, upon the expiration or termination of its tenancy,
shall deliver to Landlord all keys and access cards in any such tenant’s
possession for all locks and bolts in the Building.

4. No tenant shall cause any unnecessary labor by reason of such tenant’s
carelessness or indifference in the preservation of good order and cleanliness
of the Leased Premises. Tenants will see that (i) the windows are closed, (ii)
the doors securely locked, and (iii) all water faucets and other utilities are
shut off (so as to prevent waste or damage) each day before leaving the Leased
Premises. In the event tenant must dispose of crates, boxes, etc. which will
not fit into office waste paper baskets, Tenant is to clearly mark those items
that are to be disposed of and leave such items next to the trash cans for
disposal.

5. Landlord reserves the right to prescribe the date, time, method and
conditions that any personal property, equipment, trade fixtures, merchandise
and other similar items shall be delivered to or removed from the Building. No
iron safe or other heavy or bulky object shall be delivered to or removed from
the Building, except by experienced safe men, movers or riggers approved in
writing by Landlord. All damage done to the Building by the delivery or
removal of such items, or by reason of their presence in the Building, shall be
paid to Landlord, immediately upon demand, by the tenant by, through, or under
whom such damage was done. There shall not be used in any space, or in the
public halls of the Building, either by tenant or by jobbers or others, in the
delivery or receipt of merchandise, any hand trucks, except those equipped with
rubber tires.

6. Tenant shall not cover or obstruct any skylights, windows, doors and
transoms that reflect or admit light into passageways or into any other part of
the Building.

7. The toilet rooms, toilets, urinals, wash bowls and water apparatus shall
not be used for any purpose other than for those for which they were
constructed or installed, and no sweepings, rubbish, chemicals, or other
unsuitable substances shall be thrown or placed therein. The expense of any
breakage, stoppage or damage resulting from violation(s) of this rule shall be
borne by the tenant by whom, or by whose agents, employees, invitees, licensees
or visitors, such breakage, stoppage or damage shall have been caused.

8. No sign, name, placard, advertisement or notice visible from the exterior
of any Leased Premises, shall be inscribed, painted or affixed by any tenant on
any part of the Building or Project without the prior written approval of
Landlord. All signs or letterings on doors, or otherwise, approved by Landlord
shall be inscribed, painted or affixed at the sole cost and expense of the
tenant, by a person approved by

20

 

Landlord. A directory containing the names of all tenants in the Building
shall be provided by Landlord at an appropriate place on the first floor of the
Building.

9. Landlord may inquire as to Tenant’s use of signaling, telegraphic or
telephonic instruments or devices, or other wires, instruments or devices, that
are installed by Tenant in connection with any Leased Premises. Such
installations, and the boring or cutting for wires, shall be made at the sole
cost and expense of the tenant and under control and direction of Landlord.
Landlord retains, in all cases, the right to require (i) the installation and
use of such electrical protecting devices that prevent the transmission of
excessive currents of electricity into or through the Building, (ii) the
changing of wires and of their installation and arrangement underground or
otherwise as Landlord may direct, and (iii) compliance on the part of all using
or seeking access to such wires with such rules as Landlord may establish
relating thereto. All such wires used by tenants must be clearly tagged at the
distribution boards and junction boxes and elsewhere in the Building, with (i)
the number of the Leased Premises to which said wires lead, (ii) the purpose
for which said wires are used, and (iii) the name of the company operating
same.

10. Tenant, their agents, servants or employees, shall not (a) go on the roof
of the Building, (b) use any additional method of heating or air conditioning
the Leased Premises, (c) sweep or throw any dirt or other substance from the
Leased Premises into any of the halls, corridors, elevators, or stairways of
the Building, (d) bring in or keep in or about the Leased Premises any vehicles
or animals of any kind, (e) install any radio or television antennae or any
other device or item on the roof, exterior walls, windows or windowsills of the
Building, (f) place objects against glass partitions, doors or windows which
would be unsightly from the interior or exterior of the Building, (g) use any
Leased Premises (i) for lodging or sleeping, (ii) for cooking (except that the
use by any tenant of Underwriter’s Laboratory-approved equipment for
microwaving, brewing coffee, tea and similar beverages shall be permitted,
provided that such use is in compliance with law), (iii) for any manufacturing,
storage or sale of merchandise or property of any kind, (h) cause or permit
unusual or objectionable odor to be produced or permeate from the Leased
Premises, including, without limitation, duplicating or printing equipment
fumes, and (i) install or operate any vending machines in the Leased Premises
unless specifically identified and located on Construction Documents as defined
in Schedule 6. Tenant, its agents, servants and employees, invitees,
licensees, or visitors shall not permit the operation of any musical or sound
producing instruments or device which may be heard outside Leased Premises,
Building or garage facility, or which may emit electrical waves which will
impair radio or television broadcast or reception from or into the Building.

11. No canvassing, soliciting, distribution of hand bills or other written
material, or peddling by Tenant shall be permitted in the Building or the
Project, and tenants shall cooperate with Landlord in prevention and
elimination of same.

12. Tenant shall give Landlord prompt notice of all accidents to or defects
in air conditioning equipment, plumbing, electrical facilities or any part or
appurtenances of Leased Premises.

13. If any Leased Premises becomes infested with vermin by acts of Tenant,
the Tenant, at its sole cost and expense, shall cause its premises to be
exterminated from time to time to the satisfaction of the Landlord and shall
employ such exterminators as shall be approved by Landlord.

14. No curtains, blinds, shades, screens, awnings or other coverings or
projections of any nature shall be attached to or hung in, or used in
connection with any door, window or wall of the premises of the Building by
Tenant if such attachment or hanging will cause material damage to the
Premises, unless otherwise approved by Landlord.

15. Landlord shall have the right to prohibit any advertising by tenant
which, in Landlord’s opinion, tends to impair the reputation of Landlord or of
the Building, or its desirability as an office building for existing or
prospective tenants who require the highest standards of integrity and
respectability, and upon written notice from Landlord, tenant shall refrain
from or discontinue such advertising.

21

 

16. Wherever the word “tenant” occurs, it is understood and agreed that it
shall also mean tenant’s associates, employees, agents and any other person
entering the Building or the Leased Premises under the express or implied
invitation of tenant. Tenant shall cooperate with Landlord to assure
compliance by all such parties with rules and regulations.

17. Landlord will not be responsible for lost or stolen personal property,
equipment, money or any article taken from Leased Premises, Building or garage
facilities regardless of how or when loss occurs.

18. All contractors and or technicians performing alterations as described in
6.1(e) for Tenant within the Leased Premises, Building or garage facilities
shall be referred to Landlord for approval before performing such work. This
shall apply to all work including, but not limited to, installation of
telephones, electrical devises and attachments, and all installations affecting
floors, walls, windows, doors, ceilings, equipment of any other physical
feature of the Building, Leased Premises or garage facilities.

19. Showcases and any other articles shall not be placed in front of or affixed
to any part of the exterior of the Building, nor placed in the halls, corridors
or vestibules by Tenant without the prior written consent of Landlord.

20. The Tenant shall not do anything in the Leased Premises, or bring or keep
anything herein, which will in any way increase or tend to increase the risk of
fire or rate of insurance, or which shall conflict with the Regulations of the
Fire Department, any fire laws, with any insurance policy on the Building or
any part thereof, or with any rules or ordinances established by any
governmental authority.

21. The requirements of Tenant will be attended to only upon application to the
Managing Agent. Employees of Landlord shall not perform any work or do
anything outside of their regular dates unless under special instructions from
Landlord, and no employee will admit any person (Tenant or otherwise) to any
office without specific instructions from Landlord.

22. No Tenant shall obtain for use upon the Leased Premises ice, drinking
water, towel or other similar service or accept barbering or other personal
services on the Leased Premises, except for persons authorized by Landlord and
at the hours and under regulations fixed by Landlord.

23. Landlord reserves the right to make reasonable amendments, modifications
and additions to the rules and regulations heretofore set forth, and to make
additional reasonable rules and regulations, as in Landlord’s sole judgment may
from time to time be needed for the safety, care, cleanliness and preservation
of good order of the Building.

NOTE: In consideration to Tenant’s occupancy of the Tenant’s Square Footage,
Tenant shall be permitted to:

	a.	 	Allow, within the Premises, certain domesticated pets, with
prior approval from Landlord which approval may be reasonably
withheld.
	 
	b.	 	Install, by contractors approved by Landlord in locations and
configuration approved by Landlord, to the extent permitted by law
and deemed architecturally sound by Landlord, satellite dishes or
supplemental HVAC, on the roof.
	 
	c.	 	Place food and beverage vending machines within the Premises
through vendors selected by Tenant and approved by Landlord.
	 
	d.	 	Allow barbering within the Premises.
	 
	e.	 	Section 17 hereinabove shall apply except in the event of
Landlord’s gross negligence.
	 
	f.	 	Section 2 shall be amended as to the Tenant’s employees or
invitees to the extent Tenant has provided access cards, codes or
keys to such individuals. Tenant shall

22

 

	 	 	assume all risk associated with access obtained by use of Tenant’s
access cards, codes or keys.

23

 

SCHEDULE 3

UTILITY SERVICES

A. The Landlord shall provide, as part of Operating Costs, except as otherwise
provided, the following services:

     (1) Air Conditioning and heat for normal purposes only, to provide in
Landlord’s judgment, comfortable occupancy Monday through Friday from 8:00 a.m.
to 6:00 p.m., and Saturday from 8:00 a.m. to 12:00 p.m., Sundays and
holidays excepted. Tenant agrees not to use any apparatus or device, in or
upon or about the Leased Premises, and Tenant further agrees not to connect any
apparatus or device with the conduits or pipes, or other means by which such
services are supplied, for the purpose of using additional or unusual amounts
of such services, without written consent of Landlord. The HVAC system is
currently designed to accommodate separate metering of electrical usage. In
the event that the Tenant does not elect separate metering of the HVAC system,
after-hours HVAC is available to Tenant at a price equal to actual cost
(including equipment depreciation) plus TEN percent (10%).

     (2) Electric power for lighting and operating of office machines between
Monday and Friday from 8:00 a.m. to 6:00 p.m. and Saturdays from 8:00
a.m. to 12:00 p.m., Sundays and holidays excepted. Electric power furnished
by Landlord is intended to be that consumed in normal office use for lighting
and small office machines including desktop computers, copiers and fax
machines.

     (3) Water for drinking, lavatory and toilet purposes from the regular
Building supply (at the prevailing temperature) through fixtures installed by
Landlord, (or by Tenant with Landlord’s written consent).

B. Tenant may elect, after providing SIXTY (60) days’ prior written notice to
Landlord to obtain its own utility for the Premises, as follows:

     (1) Tenant shall have the right to separately meter the Premises and pay
the actual electrical costs.

     (2) In the event that Tenant elects to pay the aforementioned expenses
directly, the Base Rental Rate and the Base Year Operating Expense Stop will be
reduced accordingly.

24

 

SCHEDULE 4

MAINTENANCE SERVICES

(1) In order that the Building may be kept in a state of cleanliness, each
tenant shall during the term of each respective lease, permit Landlord’s
employees (or Landlord’s agent’s employees) to take care of and clean the
Leased Premises and tenants shall not employ any person(s) other than
Landlord’s employees (or Landlord’s agent’s employees) for such purpose. ,
Tenant may, upon SIXTY (60) day’s prior notice to Landlord, assume all
obligations for janitorial services within the Leased Premises at its sole cost
and expense. Base Rents and Base Year Operating Expense shall be reduced by
corresponding amounts charged to Landlord prior to Tenant’s election.

(2) Landlord shall supply public restroom supplies, public area lamp
replacement, window washing with reasonable frequency, and janitorial services
to the common areas of the Building and Leased Premises during the time and in
the manner that such janitorial services are customarily furnished in general
office buildings in the area. These services are included in Tenant’s Pro Rata
Share of Operating Costs.

(3) Landlord agrees to maintain the exterior and common areas of Building to
include maintenance of the structure, roof, mechanical, electrical and HVAC
equipment, architectural finish, lawn and shrub care, snow removal and so on,
excluding only those items specifically excepted elsewhere in this Lease.

25

 

SCHEDULE 5

PARKING

     Landlord hereby grants to Tenant a license to the use during the term of
this Lease the minimum number of spaces described in Article 1.1k. Said
parking spaces shall be made available to Tenant on an allocated basis and
Tenant agrees to comply with such reasonable rules and regulations as may be
made by Landlord from time to time in order to insure the proper operation of
the parking facilities. In consideration of the right to use said parking
spaces, Tenant shall pay to Landlord on the first day of each calendar month,
the amount specified in Article 1.1k, in addition to the Rent and other charges
payable by Tenant under this Lease. Tenant agrees not to overburden the
parking facilities and agrees to cooperate with Landlord and other tenants in
the use of parking facilities. Landlord reserves the right in its sole
discretion to determine whether parking facilities are becoming crowded, and in
such event, to allocate specific parking spaces among Tenant and other tenants
or to take such other steps necessary to correct such condition, including but
not limited to policing and towing, and if Tenant, its agents, officers,
employees, contractors, licensees or invitees are deemed by Landlord to be
contributing to such condition, to charge to Tenant as Rent that portion of the
cost thereof which Landlord reasonably determines to be caused thereby but in
no event shall any such actions by Landlord result in a reduction of the number
of parking spaces allocated to Tenant pursuant to Article 1.1k. Landlord may,
in its sole discretion, change the location and nature of the parking spaces
available to Tenant, provided that after such change, there shall be available
to Tenant approximately the same number of spaces as available before such
change. Tenant shall have rights to request up to TWENTY (20) “reserved”
parking spaces.

     In the event that Tenant shall become the sole tenant within the Building,
the parking deck for the 1950 Building will be designated for Tenant’s
exclusive use. In the event Tenant requires over-flow parking, it may utilize
additional spaces that may be available in the Phase II garage (location to be
designated by Landlord) at no additional charge until such time as Phase III is
completed.

26

 

SCHEDULE 6

WORK LETTER AGREEMENT

(Tenant Constructs)

        A. LANDLORD’S WORK: Landlord shall ensure as of the commencement date
that any mechanical, electrical and plumbing structures are in good working
order and Tenant acknowledges and agrees that it is accepting possession of the
Premises in AS-IS condition and that, except for the Tenant Improvement
Allowance, Landlord has no obligation to furnish, render, or supply any money,
work, labor, material, fixture, equipment, or decoration with respect to the
Premises.

        B. TENANT’S OBLIGATIONS:

              (1) Subject to the provisions hereof, Tenant shall, at its expense, cause
the construction and installation of all improvements to the Premises in
accordance with the Plans and Specifications, as hereinafter defined, and as
necessary to permit Tenant to occupy same and conduct normal business
operations (such improvements being referred to herein as “Tenant’s Work”).

              (2) Within twenty days of the effective date of the Lease, the parties
shall have mutually approved a space plan for the Premises. The space plan
shall be acknowledged by the parties in writing. The Plans and Specifications,
as hereinafter defined, shall be based on the mutually approved space plan.
Tenant agrees to furnish to Landlord at Tenant’s expense within sixty (60) days
from the effective date of the Lease a detailed set of plans and specifications
(the “Plans and Specifications”) for Tenant’s Work. The Plans and
Specifications shall be prepared by Tenant’s architect and engineer, which
architect and engineer shall be subject to Landlord’s prior written approval,
which shall not be unreasonably withheld or delayed. If Tenant elects to
retain Landlord’s architect and/or engineer, such architect and/or engineer
shall nonetheless be considered to be Tenant’s agent(s) for purposes of this
Work Letter.

              (3) The Plans and Specifications shall be subject to Landlord’s review and
approval. Landlord shall accept or notify Tenant of its objections to the
Plans and Specifications within ten (10) business days after receipt thereof.
If Landlord requires more than ten (10) business days to approve the Plans and
Specifications, Landlord shall not be deemed to be in default hereunder or
otherwise liable in damages to Tenant. Should Tenant fail to submit the Plans
and Specifications within the time period set forth above, or should Tenant
fail to make any modifications Landlord may require within fifteen (15) days of
notice thereof, then either such event shall be deemed to be a delay caused by
Tenant. Notwithstanding Landlord’s review and approval of the Plans and
Specifications, Landlord assumes no responsibility whatsoever, and shall not be
liable, for the manufacturer’s, architect’s, or engineer’s design or
performance of any structural, mechanical, electrical, or plumbing systems or
equipment of Tenant.

              (4) Once Landlord approves the Plans and Specifications, Tenant shall,
within fifteen (15) days, provide Landlord with three (3) sets of the Plans and
Specifications which shall be signed and dated by both parties, with two sets
retained by Landlord and one set retained by Tenant (and any changes to the
Plans and Specifications shall be made only by written addendum signed by both
parties).

              (5) Tenant shall use only licensed contractors and subcontractors approved
in writing by Landlord to complete the construction and installation of
Tenant’s Work. Within ten (10) days after the date hereof, Tenant shall
provide to Landlord certificates of insurance

27

 

evidencing that Tenant has the required commercial general liability insurance
required of Tenant under the Lease. In addition, prior to selecting the
contractor, Tenant shall provide to Landlord certificates of insurance
evidencing that Tenant’s general contractor has in effect (and shall maintain
at all times during the course of the work hereunder) workers’ compensation
insurance to cover full liability under workers’ compensation laws of the State
in which the Premises is located with employers’ liability coverage; commercial
general liability and builder’s risk insurance for the hazards of operations,
independent contractors, products and completed operations (for two (2) years
after the date of acceptance of the work by Landlord and Tenant); and
contractual liability specifically covering the indemnification provision in
the construction contract, such commercial general liability to include broad
form property damage and afford coverage for explosion, collapse and
underground hazards, and “personal injury” liability insurance and an
endorsement providing that the insurance afforded under the contractor’s policy
is primary insurance as respects Landlord and Tenant and that any other
insurance maintained by Landlord or Tenant is excess and non-contributing with
the insurance required hereunder, provided that such insurance may be written
through primary or umbrella insurance policies with a minimum policy limit of
$2,000,000.00. Landlord and Tenant are to be included as an additional insured
for insurance coverages required of the general contractor. Tenant shall
inform its contractor, subcontractors, and material suppliers that Landlord’s
interest in the Premises shall not be subject to any lien to secure payment for
work done or materials supplied to the Premises on Tenant’s behalf. All
inspections and approvals necessary and appropriate to complete Tenant’s Work
in accordance with the Plans and Specifications and as necessary to obtain a
certificate of use and occupancy as hereinafter provided are the responsibility
of Tenant and its general contractor. Tenant shall arrange a meeting prior to
the commencement of construction between Landlord and Tenant’s contractors for
the purpose of organizing and coordinating the completion of Tenant’s Work.
To the extent any Tenant’s Work is done by contractors of Landlord, Landlord’s
contractors shall adhere to the same insurance standards set out in this
paragraph and shall provide to Tenant certificates of insurance evidencing the
required coverage.

              (6) Tenant shall commence Tenant’s Work (and shall be required to
diligently pursue same) upon receipt of the building permit therefore. If
Tenant has not commenced Tenant’s Work by such date, or if Tenant has not
substantially completed Tenant’s Work before December 31, 2004, then, in either
such event, Tenant shall be in default under the Lease, and the Commencement
Date shall not be extended such that Tenant will be required to pay Rent and
Additional Rent as otherwise provided in this Lease. If Tenant has not
completed Tenant’s Work within sixty (60) days of the Commencement Date,
Landlord shall have the option to declare the Lease null and void and exercise
any remedies available under the Lease. Should the Lease be declared null and
void pursuant to this paragraph, Tenant shall forfeit all rights to any
deposits, advance rent, and any other payments made under the Lease, and
Landlord shall have no further liability to Tenant under the Lease.
“Substantial Completion” of Tenant’s Work shall mean that the Premises are
approved for use and occupancy by the appropriate governmental authorities and
are in suitable condition for the operation of Tenant’s business.

              (7) All of Tenant’s Work shall be completed in a good and workmanlike
manner and shall be in conformity with the applicable building codes, and in
accordance with Landlord’s construction rules and regulations pertaining to
contractors. Upon completion of Tenant’s Work, Tenant shall furnish Landlord:

                  (a) a certificate of use and/or occupancy issued by the appropriate
governmental authority and other evidence satisfactory to Landlord that Tenant
has obtained the governmental approvals necessary to permit occupancy; and

                  (b) a notarized affidavit from Tenant’s contractor(s) that all amounts due
for work done and materials furnished in completing Tenant’s Work have been
paid; and

28

 

                  (c) releases of lien from any subcontractor or material supplier that has
given Landlord a Notice to Owner pursuant to Florida law; and

                  (d) as-built drawings of the Premises, with a list and description of all
work performed by the contractors, subcontractors, and material suppliers.

              (8) Any damage to the existing finishes of the building shall be patched
and repaired by Tenant, at its expense, and all such work shall be done to
Landlord’s satisfaction. If any patched and painted area does not match the
original surface, then the entire surface shall be repainted at Tenant’s
expense. Tenant agrees to indemnify and hold harmless Landlord, its agents,
and employees from and against any and all costs, expenses, damage, loss, or
liability, including, but not limited to, reasonable attorneys’ fees and costs,
which arise out of, are occasioned by, or are in any way attributable to the
build-out of the Premises by Tenant pursuant to this Work Letter. Tenant, at
its expense, shall be responsible for the maintenance, repair, and replacement
of any and all items constructed by Tenant’s contractor.

              (9) Tenant shall not alter the existing fire alarm system in the Premises
or the building. The Plans and Specifications shall include detailed drawings
and specifications for the design and installation of Tenant’s fire alarm (and
security) system(s) for the Premises. Such system(s) shall meet all
appropriate building code requirements, and the fire alarm system shall, at
Tenant’s expense, be integrated into Landlord’s fire alarm system for the
building (if any). (Landlord is not required to provide any security system.)
Landlord’s electrical contractor and/or fire alarm contractor shall, at
Tenant’s expense, make all final connections between Tenant’s and Landlord’s
fire alarm systems. Tenant shall insure that all work performed on the fire
alarm system shall be coordinated at the job site with the Landlord’s
representative.

              (10) Landlord will provide Tenant with an allowance (the “Tenant
Improvement Allowance”) against the cost of the improvements to the Premises
and against the fees and costs incurred with respect to preparation of the
Plans and Specifications for the Premises and all permit fees. The Tenant
Improvement Allowance shall be One Million Four Hundred Thirty-Seven Thousand
Eighteen Dollars and Six Cents ($1,437,018.06, for use on any portion of the
Premises. Upon expiration or written waiver of the Downsizing Option, Landlord
shall pay an additional $6.82 per square foot of Tenant Improvement Allowance
for the space not vacated up to 47,067 RSF ($320,977.00). In the event that
Tenant retains possession of the Premises subject to the Downsizing Option
after the THIRTY-SIXTH month, but exercises the Downsizing Option before the
FORTY-FIFTH (45th) month, Tenant shall receive a proportionate share of the
additional Tenant Improvement Allowance which shall be determined as follows:
The total of this retained RSF multiplied by $6.82 plus the total RSF to be
vacated (but retained during Downsizing Option Period) multiplied by that
number of months Tenant remains in possession divided by that proportion of the
remaining Lease Term that the total number of months after the THIRTY SIXTH
(36th) month that Tenant remains in possession of the portion of the Premises
subject to the Downsizing Option of the remaining months of the Lease Term (30
months). [Example: If Tenant vacates the 10,000 RSF on the 40th month of the
Lease, Tenant shall receive $252,796.94 [37,067 RSF x $6.82 = $252,796.94] plus
$9,093.33 [(10,000 x $6.82 ) x (4÷30) = $9,093.33]. The Tenant Improvement
Allowance shall be paid by Landlord by joint check to Tenant or Tenant’s
designated agent and its general contractor in monthly installments, based upon
requests for payment submitted by Tenant and its general contractor not more
than monthly. Additionally, TWENTY FIVE percent (25%) of the additional Tenant
Improvement Allowance may be applied, at Tenant’s request, toward Rent. Each
request for payment shall be accompanied by a certification by the architect
that all work up to the date of the request for payment has been substantially
completed, along with the items required under subsection (7), above (except
for a certificate of occupancy), for work done or materials furnished up to the
date of Tenant’s request for payment. Upon receipt thereof, Landlord shall pay
to Tenant and its general contractor (by joint check), within TWENTY (20) days
after submission of such items to

29

 

Landlord, an amount equal to Landlord’s pro-rata share of such request for
payment. Landlord’s pro-rata share shall mean the percentage that the Tenant
Improvement Allowance bears to the total cost of the Tenant’s Work (plus the
architectural and engineering fees incurred with respect to the Plans and
Specifications and permit fees) (less TEN percent (10%) of each payment to be
retained by Landlord pending final completion). Upon final completion of the
Tenant’s Work and receipt by Landlord of the items required under subsection
(7), above, plus reasonable evidence indicating that all of Tenant’s Costs have
been paid, Landlord shall pay to Tenant and its general contractor (by joint
check) within THIRTY (30) days the remaining Tenant Improvement Allowance, plus
the retainage (provided, however, that the retainage will not be released by
Landlord until all punchlist items have been completed). Any and all costs for
the construction of the Premises above the Tenant Improvement Allowance
(“Tenant’s Costs”) shall be paid by Tenant to the applicable contractors,
subcontractors, and material suppliers. Tenant shall receive no credit or
payment for any unused portion of the Tenant Improvement Allowance. Tenant
shall be able to recapture up to TWENTY-FIVE percent (25%) of any Tenant
Improvement dollars via an offset in base rental.

30

 

SCHEDULE 7

CERTIFICATE OF ACCEPTANCE

	 	 
	TENANT:	 
	 	

LEASED PREMISES:
Suite

LOCATED AT 1950 Summit Park
Drive, Orlando, Florida, 32810

This letter is to certify that:

	 	 
	1.	The above referenced Leased Premises have been accepted by the Tenant for
possession.
	 
	2.	The Leased Premises are substantially complete in accordance with the
plans and specifications used in constructing the demised premises.

	 
	3.	The Leased Premises can now be used for intended purposes.

	 	 
	Lease Commencement Date:	 
	 	

	 	 
	Expiration Date:	 
	 	

Executed this       day of 20      

	 	 	 
	 	TENANT:
	 	 	 
	 	By:	 
	 	 	

	 	 	 
	 	Print Authorized Signatory Name:
	 	 	

	 	 	 
	 	Title:	 
	 	 	

31

 

SCHEDULE 8

GUARANTY

     For value received and in consideration of and in order to induce ASP WT,
L.L.C. (the “Landlord”) to enter into that certain Lease dated June 15, 2004,
between Landlord and TIBURON ENTERTAINMENT, INC. (the “Tenant”); for a certain
office space in Maitland in Orange County, Florida, (the “Lease”), ELECTRONIC
ARTS INC. (the “Guarantor”), absolutely, unconditionally and irrevocably
guarantees to the Landlord and to its legal representatives, successors, and
assigns, the prompt and full performance and observance by the Tenant and by
its legal representatives, successors, and assigns, of all of the covenants,
terms, provisions, conditions, and agreements required to be performed by
Tenant under the Lease, whether, before or during the term of, or after the
termination of the term of the Lease.

     The capitalized terms used in this Guaranty shall have the same
definitions as those terms have in the Lease unless the context clearly
indicates a contrary intent.

     Notice of all defaults is waived and consent is given to all extensions of
time that the Landlord may grant to Tenant in the performance of any of the
terms of the Lease or to the waiving in whole or in part of performance, or to
the releasing of Tenant in whole or in part from any performance, or to the
adjusting of any dispute concerning the Lease; and no defaults by Tenant,
extensions, waivers, releases, or adjustments, with or without the knowledge of
the Guarantor, shall affect or discharge the liability of the Guarantor. The
Guarantor shall pay all expenses, including reasonable legal fees and
disbursements paid or incurred by Landlord in endeavoring to enforce this
Guaranty.

     This Guaranty shall not be impaired by, and the Guarantor consents to, any
modification, supplement, extension, or amendment of the Lease to which the
parties to the Lease may hereafter agree. The liability of the Guarantor
hereunder is direct and unconditional and may be enforced without requiring the
Landlord first to resort to any other right, remedy, or security. The Guarantor
shall have no right of subrogation, reimbursement, or indemnity whatsoever, nor
any right of recourse to security for the debts and obligations of Tenant to
Landlord. Guarantor waives all defenses based on claims that Landlord has
impaired any collateral for the Tenant’s obligations to Landlord or to
Guarantor, including any such claim based on Lender’s failure to perfect or
maintain any security interest in Tenant’s property.

     This Guaranty is a continuing guaranty that shall be effective before the
commencement of the Lease Term, and shall remain effective following the Lease
Term as to any surviving provisions that remain effective after the termination
of the Lease. The Guarantor’s obligations under this Guaranty shall also
continue in full force and effect after any transfer of the Tenant’s interest
under the Lease as defined in the Lease, unless such obligation is terminated
in writing by Landlord.

     The liability of Guarantor under this Guaranty shall in no way be
affected, modified, or diminished by reason of (a) any assignment, renewal,
modification, amendment, or extension of the Lease, or (b) any modification or
waiver of or change in any of the terms, covenants, and conditions of the Lease
by Landlord and Tenant, or (c) any extension of time that may be granted by
Landlord to Tenant, or (d) any consent, release, indulgence, or other action,
inaction, or omission under or in respect of the Lease (other than a default by
Landlord), or (e) any dealings or transactions or matter or thing occurring
between Landlord and Tenant (other than a default by Landlord), or (f) any
bankruptcy, insolvency, reorganization, liquidation, arrangement, assignment
for the benefit of creditors, receivership, trusteeship, or similar proceeding
affecting Tenant, or the rejection or disaffirmance of the Lease in any
proceedings, whether or not notice of the proceedings is given to Guarantor.

     Should Landlord be obligated by any bankruptcy or other law to repay to
Tenant or to Guarantor or to any trustee, receiver, or other representative of
either of them, any amounts previously paid, this Guaranty shall be reinstated
in the amount of the repayments. Landlord shall not be required to litigate or
otherwise dispute its obligation to make any repayments if it in good faith
believes that the obligation exists.

 

 

     No delay on the part of Landlord in exercising any right under this
Guaranty or failure to exercise any right shall operate as a waiver of or
otherwise affect any right nor shall any single or partial exercise of a right
preclude any other or further exercise of the right or the exercise of any
other right.

     No waiver or modification of any provision or this Guaranty nor any
termination of this Guaranty shall be effective unless in writing and signed by
Landlord; nor shall any such waiver be applicable except in the specific
instance for which given.

     All of Landlord’s rights and remedies under the Lease and under this
Guaranty, now or hereafter existing at law or in equity or by statute or
otherwise, are intended to be distinct, separate, and cumulative and no
exercise or partial exercise of any right or remedy mentioned in the Lease or
this Guaranty is intended to be in exclusion of or a waiver of any of the
others.

     If Landlord assigns the Lease or sells the Leased Premises, Landlord may
assign this Guaranty to the assignee or transferee, who shall thereafter
succeed to the rights of Landlord under this Guaranty to the same extent as if
the assignee were an original guaranteed party named in this Guaranty, and the
same rights shall accrue to each subsequent assignee of this Guaranty. If
Tenant assigns or sublets the Leased Premises, the obligations of the Guarantor
under this Guaranty shall remain in full force and effect, unless terminated as
otherwise provided herein.

     From time to time, Guarantor, on not less than five days’ prior notice,
shall execute and deliver to Landlord an estoppel certificate in a form
generally consistent with the requirements of institutional lenders and
certified to Landlord and any mortgagee or prospective mortgagee or purchaser
of the Leased Premises; provided that no such estoppel shall enlarge the
obligations of Guarantor hereunder. In addition, if requested, Guarantor shall
provide any financial information concerning Guarantor that may be reasonably
requested by any mortgagee or prospective mortgagee or purchaser of the Leased
Premises; provided that any such information shall be treated as “confidential”
and not released to third parties except in connection with the enforcement of
Landlord’s rights hereunder.

     If any provision of this Guaranty or the application of any provision to
any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of that provision and this Guaranty and the application of the
provision to persons or circumstances other than those as to which it is
invalid or enforceable shall not be affected thereby, and the remainder of the
provision and this Guaranty shall otherwise remain in full force and effect.

     As a further inducement to Landlord to make and enter into the Lease and
in consideration of Landlord’s execution of the Lease, Landlord and Guarantor
waive trial by jury in any action or proceeding brought on, under, or by virtue
of this Guaranty.

     Without regard to principles of conflicts of laws, the validity,
interpretation, performance, and enforcement of this Guaranty shall be governed
by and construed in accordance with the internal laws of the State of Florida
and shall be deemed to have been made and performed in the State of Florida.

     Any legal action or proceeding arising out of or in any way connected with
this Guaranty shall be instituted in a court (federal or state) located in
Orange County, Florida, which shall be the exclusive jurisdiction and venue for
litigation concerning this Guaranty. Landlord and Guarantor shall be subject to
the personal jurisdiction of those courts in any legal action or proceeding. In
addition, Landlord and Guarantor waive any objection that they may now have or
hereafter have to the laying of venue of any action or proceeding in those
courts, and further waive the right to plead or claim that any action or
proceeding brought in any of those courts has been brought in an inconvenient
form.

     If there is more than one Guarantor, the liability of each Guarantor shall
be joint and several with all other Guarantors.

	 	 	 
	

	 	GUARANTOR”

 

 

	 	 	 
	

	 	  ELECTRONIC ARTS INC.
	 
	 	 
	Witness:

	By:	/s/ Ken Barker
	/s/ Wendy Shaw-Rossie	 	

	
	Print Name:   	Ken Barker
	Wendy Shaw-Rossie	 	

	
	Title: 	Chief Accounting Officer
	 	 	

	 
	 	 
	 	Guarantor’s address:
	 
	 
	209 Redwood Shores
Parkway
	

	

	

	Redwood City, CA 94065

	 
	 

	Dated: June 15, 2004exv10w38

 

Exhibit 10.38

FIRST AMENDMENT TO OFFICE LEASE

     This First Amendment to Office Lease (this “First Amendment”) is made and
entered into as of March 3, 2004, by and between PLAYA VISTA – WATER’S EDGE,
LLC, a Delaware limited liability company (“Landlord”), and ELECTRONIC ARTS
INC., a Delaware corporation (“Tenant”).

RECITALS:

     A. Landlord and Tenant entered into that certain Office Lease, dated July
31, 2003 (the “Lease”), pursuant to which Landlord leases to Tenant and Tenant
leases from Landlord certain space (the “Premises”) located at 5510 and 5570
Lincoln Boulevard, Los Angeles, California.

     B. Landlord and Tenant desire to amend the Lease, on the terms and
conditions set forth in this First Amendment.

     C. Except as otherwise provided herein, all capitalized terms used herein
shall have the same meanings given such terms in the Lease.

AGREEMENT:

     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.

     1. Tenant’s Additional Construction Obligations.

          1.1 In General. Subject to the terms of this First Amendment,
Tenant shall (i) construct the Surface Parking Lot and the loading dock to
service the Project pursuant to the plans prepared by HLW International LLP,
Site/Courtyard Package 5, Bulletin Number 1, dated January 30, 2004 (the
“Approved Plans”), and (ii) remove and dispose of the temporary power poles
located on the Field and the area in which the Surface Parking Lot is to be
constructed (such obligations to be referred to herein collectively as
“Tenant’s Additional Construction Obligations”). Except as otherwise set forth
in this Section 1, all of the terms of the Tenant Work Letter applicable to the
Tenant Improvements shall be applicable Tenant’s Additional Construction
Obligations, including without limitation, causing such construction to comply
with all Applicable Laws; provided, however, that, notwithstanding anything in
the Tenant Work Letter or anything contained herein to the contrary, in no
event shall Tenant make any changes to the Approved Plans with respect to
Tenant’s Additional Construction Obligations without the approval of Landlord,
which approval Landlord shall not be unreasonably withheld and shall be granted
or denied within five (5) business days following Tenant’s request therefor.
In addition, Tenant shall be responsible for obtaining all approvals or
consents required by the Underlying Documents with respect to Tenant’s
Additional Construction Obligations. In no event shall the Tenant Improvement
Allowance or the Common Area Allowance be modified as a result of Tenant’s
Additional Construction Obligations, provided that Landlord shall have the
obligation to reimburse Tenant for the cost of

- 1 -

 

Tenant’s Additional Construction Obligations, subject to and in accordance
with the terms of Section 1.4 of this First Amendment. Tenant shall complete
Tenant’s Additional Construction Obligations so that such improvements, when
completed, shall be in good condition and working order and free of defects.

          1.2 Surface Parking Lot. Tenant shall, subject to Force Majeure
Delays, complete the Surface Parking Lot in accordance with the terms hereof on
or prior to April 1, 2004. Until such time as the Surface Parking Lot is
complete, notwithstanding anything in the Lease to the contrary, (i) Landlord
shall have no obligation to provide more parking than the Existing Parking
Garage can reasonably accommodate (including through use of valets and aisle
stacking (which shall be paid for by Landlord or Tenant, as the case may be, in
accordance with the terms of the Lease), (ii) the Aisle Parking Cap shall not
be applicable, and (iii) all tenant parking (including employee, visitor,
sublease and construction parking) and the Playa Vista Visitor Center parking
required to be provided pursuant to the Underlying Documents shall be located
in the Existing Parking Garage. Notwithstanding anything to the contrary set
forth herein, Tenant shall be permitted to designate commercially reasonably
areas for the parking of non-Tenant vehicles.

          1.3 Loading Dock and Temporary Power Poles. Subject to Applicable
Laws, Tenant shall be permitted to construct the loading dock and to remove the
temporary power poles at any time desired by Tenant during Tenant’s initial
construction of the Tenant Improvements and Common Area Improvements. Tenant
shall be responsible for obtaining all approvals and/or consents required by
the Underlying Documents with respect to the foregoing work. The terms of
Section 28.6 of the Lease shall remain applicable to parking spaces lost in
connection with the loading dock, notwithstanding that the loading dock shall
be constructed by Tenant pursuant to the terms of this First Amendment.

          1.4 Landlord’s Payment for Tenant’s Additional Construction
Obligations. Landlord hereby acknowledges and agrees that the Contractor
shall be responsible for the construction of Tenant’s Additional Construction
Obligations. Landlord shall not have the right to approve the contract with
Contractor with respect to Tenant’s Additional Construction Obligations,
provided that such contract is commercially reasonable, is in written form
signed by the parties, and contains commercially reasonable indemnification and
insurance requirements (naming Landlord as additional insured/indemnitee) and
contains commercially reasonable warranties and guarantees relating to Tenant’s
Additional Construction Obligations. Contractor shall competitively bid the
Tenant’s Additional Construction Obligations as part of Tenant’s Common Area
Improvements (in accordance with the bidding process described below), and the
lowest bidders (after reasonable adjustment for inconsistent qualifications,
clarifications and exclusions, as reasonably approved by Landlord, is made)
shall be selected. Landlord and Tenant shall mutually and reasonably agree
upon the segregation of the costs of the Tenant’s Additional Construction
Obligations from the costs of the Common Area Improvements, and, if applicable,
the Tenant Improvements. Subject to the foregoing, Landlord shall reimburse
Tenant for the entire cost of permitting, design and construction of the
Tenant’s Additional Construction Obligations, subject to and substantially in
accordance with the terms and procedures set forth in Section 2.2.2 of the
Tenant Work Letter (with the words “Tenant’s Additional Construction
Obligations” being substituted for the words “Tenant Improvements”); provided,
however, that Landlord hereby agrees that, other than actual permitting, design
and construction costs for Tenant’s Additional Construction Obligations,
Landlord shall not be charged any additional amounts other than the “Stipulated
Fees and Reimbursements,” as that

- 2 -

 

term is defined, below, in connection with Tenant’s Additional
Construction Obligations. Tenant agrees to cause the Contractor to solicit
bids from not less than three (3) qualified, reputable and appropriately
licensed subcontractors with respect to each trade comprising a portion of
Tenant’s Additional Construction Obligations. For purposes of this First
Amendment, the “Stipulated Fees and Reimbursements” equal (i) with respect to
Contractor, an amount equal to $36,748.00, and (ii) with respect to Tenant’s
construction project manager (Aurora Development Corp.), an amount equal to
$20,181.21.

          1.5 Assignment of Guaranties and Warranties. Upon the completion
of Tenant’s Additional Construction Obligations, Tenant shall assign to
Landlord all guaranties and warranties by Contractor and/or any subcontractor
relating to Tenant’s Additional Construction Obligations. In addition, to the
extent necessary, at Landlord’s request, Tenant shall use commercially
reasonable effects to assist Landlord in the enforcement of such guaranties and
warranties.

     2. Grease Interceptor. Landlord hereby agrees that, subject to the
terms of the Tenant Work Letter (including, without limitation, Landlord’s
approval of all plans and specifications in accordance with the terms of the
Tenant Work Letter), as part of the Tenant Improvements, Tenant shall be
permitted to construct a grease interceptor to service Tenant’s kitchen
facilities within the Premises (the “Grease Interceptor”) in the location set
forth on Exhibit A, attached hereto. Tenant shall be responsible for
all repairs, maintenance, compliance with laws and other obligations with
respect to the Grease Interceptor as are applicable to the Tenant Improvements,
notwithstanding the location of the Grease Interceptor outside of the Premises,
and Tenant’s indemnity, as set forth in Section 10.1 of the Lease, shall be
applicable with respect to any Claims related to or connected with the Grease
Interceptor. Notwithstanding anything contained in the Lease or this Section 2
to the contrary, Tenant hereby agrees that, to the extent required by Landlord
in connection with the construction of the Building 3 Project, or any portion
thereof, prior to such date as Landlord shall reasonably designate to avoid
delay of the construction of the Building 3 Project, or any portion thereof,
Tenant shall remove the Grease Interceptor (and restore any affected area of
the Project to the condition existing prior to Tenant’s installation of the
Grease Interceptor) and install the same in an alternative location mutually
and reasonably agreed upon by Landlord and Tenant (subject to the terms of the
Lease, including, without limitation, Article 8 of the Lease). In the event
that the Grease Interceptor shall eliminate any parking spaces at the Project,
(i) all such parking spaces shall be deemed parking spaces provided to and used
by Tenant pursuant to the terms of the Lease, (ii) the Aisle Parking Cap shall
be increased by the number of parking spaces so eliminated, and (iii) Tenant
shall be required to pay the parking charge calculated pursuant to the terms of
Article 28 of the Lease with respect to such eliminated parking spaces.

     3. Construction of Building 3; Relocation of Loading Dock.
Landlord shall have the right to relocate the loading dock servicing the
Project as initially constructed by Tenant in accordance with the terms hereof,
at Landlord’s sole cost and expense, at such time, if applicable, that Building
3 is constructed, to a location mutually and reasonably agreed upon by Landlord
and Tenant which does not materially interfere with the Field. Any such
loading dock shall be constructed in accordance with plans and specifications
prepared by Landlord.

     4. Lease Commencement Date and Lease Expiration Date. Landlord and
Tenant hereby acknowledge and agree that the Lease Commencement Date occurred
as of October 1, 2003,

- 3 -

 

and, notwithstanding anything in Section 7.3 of the Summary to the
contrary, the Lease Expiration Date shall occur as of September 30, 2013.

     5. Rent.

          5.1 Base Rent.

               5.1.1 Summary of Basic Lease Information. Landlord and Tenant
hereby acknowledge and agree that the Section 8 of the Summary is hereby
deleted in its entirety and is replaced with Exhibit B, attached hereto.

               5.1.2 Base Rent Schedule. Landlord and Tenant hereby acknowledge
and agree that, provided that no Commencement Date Delay(s) occurs under
Section 5 of the Tenant Work Letter that, pursuant to such Section 5, would
serve to extend or delay any Tranche Rent Commencement Date, the schedule of
Base Rent payable by Tenant under the Lease shall be as set forth on Exhibit
C, attached hereto, which amounts shall be due and payable in accordance
with the terms of the Lease.

          5.2 Tenant’s Payment of Variable Operating Expenses. Landlord and
Tenant hereby acknowledge and agree that, notwithstanding that Tenant’s Share
shall be less than 100% prior to the Tranche Rent Commencement Date for Tranche
4, within thirty (30) days of billing, Tenant shall pay to Landlord, as
Additional Rent, an amount equal to all variable Operating Expenses, such
components of variable Operating Expenses to be determined in accordance with
sound real estate management and accounting practices consistently applied.
This Section 5.2 is not intended to be duplicative of Section 2.1.4 of the
Lease, but is instead intended to set forth and/or clarify that Tenant is at
all times liable for all variable Operating Expenses incurred at the Project.

          5.3 Storage Rent. The schedule of Storage Rent, as set forth in
Section 29.36 of the Lease, is hereby deleted and is replaced with the
following:

	 	 	 
	“Period of Lease Term
	 	Monthly Storage Rent

	9/1/05-8/31/06

9/1/06-8/31/07

9/1/07-8/31/08

9/1/08-8/31/09

9/1/09-8/31/10

9/1/10-8/31/11

9/1/11-8/31/12

9/1/12-8/31/13

9/1/13-9/30/13
	 	$289.45

$299.00

$308.87

$319.06

$329.59

$340.46

$351.70

$363.31

$375.30”

- 4 -

 

     6. Lease Year Definition. Landlord and Tenant hereby acknowledge
and agree that the seventh sentence (7th) of Section 2.1.1 of the Lease is
hereby deleted in its entirely and is replaced with the following:

          “For purposes of this Lease, the term ‘Lease Year’ shall mean
each consecutive twelve (12) month period during the Lease Term,
provided that (a) for purposes of determining the Base Rent due
under Section 8 of the Summary with respect to all Tranches other
than Tranche 1, the term ‘Lease Year’ shall mean each period
commencing as of September 1 and continuing through and including
the next occurring August 31 which occurs during the Lease Term,
with the first such Lease Year commencing as of September 1, 2003,
and (b) the last Lease Year in all instances shall end on the
Lease Expiration Date.”

In no event shall the foregoing alter or modify the terms of Section 5.1,
above.

     7. Other Miscellaneous Lease Changes.

          7.1 Tranche 1 Part B RSF Transition Date. In the last line of
Section 9 of the Summary, the words “Tranche Part B RSF Transition Date” are
deleted and are hereby replaced with the words “Tranche 1 Part B RSF Transition
Date”.

          7.2 Proposition 8 Reductions. Landlord and Tenant hereby
acknowledge and agree that Section 4.7 of the Lease shall be applicable only to
the extent Landlord fails to fulfill its obligations set forth in the second
(2nd) sentence of Section 4.2.4.2. The following is added following the third
(3rd) sentence of Section 4.2.4.2: “The reasonable out-of-pocket costs to
pursue Proposition 8 reductions hereunder shall be paid by Landlord and
included in Tax Expenses in the Expense Year such expenses are paid.”

          7.3 Underlying Documents. The thirteenth (13th) sentence of
Article 5 is hereby deleted and is replaced with the following:

               “To the extent the Underlying Documents are so created
or amended pursuant to the terms of this Article 5 and
Tenant does not have the right to disapprove such Underlying
Documents in accordance with this Article 5, Tenant, upon
request by Landlord, will execute an agreement substantially
in the form of Exhibit K, attached hereto and
incorporated herein by this reference, evidencing Tenant’s
subordination to any such amendment or newly created
document within thirty (30) business days following request
by Landlord.”

          7.4 Subleases of Tenant. The first sentence of Section 19.3 of the
Lease is hereby deleted and is replaced with the following:

               “If Landlord elects to terminate this Lease, Landlord
shall have the right to terminate any and all subleases,
licenses, concessions or other

- 5 -

 

consensual arrangements for possession entered into by
Tenant and affecting the Premises or may, in Landlord’s sole
discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements.”

          7.5 Notices. Landlord and Tenant hereby acknowledge and agree that
word “mailed” in the second (2nd) sentence of Section 29.14 of the Lease is
hereby deleted and is replaced with the following: “delivered or delivery is
rejected with respect to items mailed”. In addition, for purposes of Section
29.14, personal delivery shall be deemed to include delivery by a nationally
recognized overnight courier.

     8. Deletions. Sections 1.3 (Loading Dock), 1.4 (Temporary Power
Poles), and 1.5 (Surface Parking Lot) of the Tenant Work Letter attached to the
Lease as Exhibit D are hereby deleted in their entirety and are of no further
force or effect.

     9. No Other Modifications. Except as otherwise provided herein,
all other terms and provisions of the Lease shall remain in full force and
effect, unmodified by this First Amendment.

     10. Counterparts. This First Amendment may be executed in any
number of original counterparts. Any such counterpart, when executed, shall
constitute an original of this First Amendment, and all such counterparts
together shall constitute one and the same First Amendment.

     11. Conflict. In the event of any conflict between the Lease and
this First Amendment, this First Amendment shall prevail. Except as explicitly
set forth in this First Amendment, all of the terms and provisions of the Lease
shall be and remain in full force and effect.

- 6 -

 

     IN WITNESS WHEREOF, the parties have entered into this First Amendment as
of the date first set forth above.

	 	 	 	 	 	 	 	 	 
	 	 	“LANDLORD”:
	 	 	 
	 	 	PLAYA VISTA – WATER’S EDGE, LLC,
	 	 	a Delaware limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	CA-Playa Vista Water’s Edge Limited Partnership,
	 	 	 	 	a Delaware limited partnership,
	 	 	 	 	its Co-Manager
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	EOM GP, L.L.C.,
	 	 	 	 	 	 	a Delaware limited liability company,
	 	 	 	 	 	 	its general partner
	 
	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	By:
	 	Equity Office Management, L.L.C.,
	

	 	 	 	 	 	 	 	a Delaware limited liability company,
	

	 	 	 	 	 	 	 	its non-member manager
	 
	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	 	 	By: /s/ Frank R. Campbell
	

	 	 	 	 	 	 	 	
 
	

	 	 	 	 	 	 	 	Name: Frank R. Campbell
	

	 	 	 	 	 	 	 	
 
	

	 	 	 	 	 	 	 	Title: Vice President
	

	 	 	 	 	 	 	 	
 
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Maguire Partners – PV Investor Partnership, L.P.,
	 	 	 	 	a California limited partnership,
	 	 	 	 	its Co-Manager
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Maguire Partners – PV IP GP, LLC,
	 	 	 	 	 	 	a California limited liability company,
	 	 	 	 	 	 	its general partner
	 
	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	By:
	 	Maguire Partners SCS, Inc.,
	

	 	 	 	 	 	 	 	a California corporation,
	

	 	 	 	 	 	 	 	its Manager
	 
	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	 	 	By: /s/ Richard I. Gilchrist
	

	 	 	 	 	 	 	 	
 
	

	 	 	 	 	 	 	 	Name: Richard I. Gilchrist
	

	 	 	 	 	 	 	 	
 
	

	 	 	 	 	 	 	 	Title: Co-CEO and President
	

	 	 	 	 	 	 	 	
 

- 7 -

 

	 	 	 	 	 	 	 	 	 
	 	 	“TENANT”:
	 	 	 
	 	 	ELECTRONIC ARTS INC., a Delaware corporation
	 
	 	 	 	 	 	 	 	 
	

	 	By:	 	/s/ John Batter	 	 	 	 
	 	 	 	 	
 
	

	 	Its:	 	Vice President, Group General Manager	 	 	 	 
	 	 	 	 	
 
	

	 	By:	 	 	 	 	 	 
	 	 	 	 	
 
	

	 	Its:	 	 	 	 	 	 
	 	 	 	 	
 

- 8 -

 

EXHIBIT A

LOCATION OF GREASE INTERCEPTOR

     

EXHIBIT A

- 1 -

 

EXHIBIT B

LEASE SUMMARY SECTION 8

		
	8. 	Base Rent (Article 3):
	 	 
	 	Tranche 1 Part A:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	1
	 	$	812,406.00	 	 	$	67,700.50	 	 	$	17.40	 
	2
	 	$	857,695.30	 	 	$	71,474.61	 	 	$	18.37	 
	3
	 	$	904,385.30	 	 	$	75,365.44	 	 	$	19.37	 
	4
	 	$	952,942.90	 	 	$	79,411.91	 	 	$	20.41	 
	5
	 	$	1,002,901.20	 	 	$	83,575.10	 	 	$	21.48	 
	6
	 	$	1,054,260.20	 	 	$	87,855.02	 	 	$	22.58	 
	7
	 	$	1,107,486.80	 	 	$	92,290.57	 	 	$	23.72	 
	8
	 	$	1,162,581.00	 	 	$	96,881.75	 	 	$	24.90	 
	9
	 	$	1,219,542.80	 	 	$	101,628.57	 	 	$	26.12	 
	10
	 	$	1,278,372.20	 	 	$	106,531.02	 	 	$	27.38	 

     Tranche 1 Part B**:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Base	 	Monthly Installment	 	 	 	 
	Lease Year
	 	Rent
	 	of Base Rent
	 	 	 	 
	1
	 	$	395,550.48	 	 	$	32,962.54	 	 	 	 	 
	2
	 	$	395,550.48	 	 	$	32,962.54	 	 	 	 	 
	3
	 	$	410,544.48	 	 	$	34,212.04	 	 	 	 	 
	4
	 	$	425,538.36	 	 	$	35,461.53	 	 	 	 	 
	5
	 	$	425,538.36	 	 	$	35,461.53	 	 	 	 	 

EXHIBIT B

- 1 -

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Base	 	Monthly Installment	 	 	 	 
	Lease Year
	 	Rent
	 	of Base Rent
	 	 	 	 
	6
	 	$	440,865.24	 	 	$	36,738.77	 	 	 	 	 
	7
	 	$	440,865.24	 	 	$	36,738.77	 	 	 	 	 
	8
	 	$	456,445.56	 	 	$	38,037.13	 	 	 	 	 
	9
	 	$	472,025.88	 	 	$	39,335.49	 	 	 	 	 
	10
	 	$	472,025.88	 	 	$	39,335.49	 	 	 	 	 

	**	 	Notwithstanding the foregoing or anything in this Lease to the contrary, (i) Tenant
shall be entitled to a credit against the monthly Base Rent due for Tranche 1 Part B in
the amount of $29,795.65 (prorated for any partial months) for each month during the
Lease Term occurring prior to (but not including) January, 2004, (ii) Tenant shall be
entitled to a credit against the monthly Base Rent due for Tranche 1 Part B in the amount
of $12,000.00 for each month commencing as of January, 2004 and continuing through and
including June, 2004, and (iii) Tenant shall be entitled to a credit against the monthly
Base Rent due for Tranche 1 Part B for the twelfth (12th) and twenty-fourth (24th) full
calendar months of the Lease Term applicable to Tenant’s lease of Tranche 1 Part B in the
amount of $29,795.65 for each such month.

     Tranche 2:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	1
	 	$	1,001,700.60	 	 	$	83,475.05	 	 	$	17.40	 
	2
	 	$	1,057,542.53	 	 	$	88,128.54	 	 	$	18.37	 
	3
	 	$	1,115,111.53	 	 	$	92,925.96	 	 	$	19.37	 
	4
	 	$	1,174,983.29	 	 	$	97,915.27	 	 	$	20.41	 
	5
	 	$	1,236,582.12	 	 	$	103,048.51	 	 	$	21.48	 
	6
	 	$	1,299,908.02	 	 	$	108,325.67	 	 	$	22.58	 
	7
	 	$	1,365,536.68	 	 	$	113,794.72	 	 	$	23.72	 
	8
	 	$	1,433,468.10	 	 	$	119,455.68	 	 	$	24.90	 
	9
	 	$	1,503,702.28	 	 	$	125,308.52	 	 	$	26.12	 
	10
	 	$	1,576,239.22	 	 	$	131,353.27	 	 	$	27.38	 
	11*
	 	$	1,652,277.00	 	 	$	137,689.75	 	 	$	28.70	 

EXHIBIT B

- 2 -

 

     Tranche 3:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	1
	 	 	N/A	 	 	 	N/A	 	 	 	N/A	 
	2
	 	$	861,534.63	 	 	$	71,794.55	 	 	$	18.37	 
	3
	 	$	908,433.63	 	 	$	75,702.80	 	 	$	19.37	 
	4
	 	$	957,208.59	 	 	$	79,767.38	 	 	$	20.41	 
	5
	 	$	1,007,390.52	 	 	$	83,949.21	 	 	$	21.48	 
	6
	 	$	1,058,979.42	 	 	$	88,248.29	 	 	$	22.58	 
	7
	 	$	1,112,444.28	 	 	$	92,703.69	 	 	$	23.72	 
	8
	 	$	1,167,785.10	 	 	$	97,315.43	 	 	$	24.90	 
	9
	 	$	1,225,001.88	 	 	$	102,083.49	 	 	$	26.12	 
	10
	 	$	1,284,094.62	 	 	$	107,007.89	 	 	$	27.38	 
	11*
	 	$	1,346,039.40	 	 	$	112,169.95	 	 	$	28.70	 

     Tranche 4 Part A:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	1
	 	 	N/A	 	 	 	N/A	 	 	 	N/A	 
	2
	 	 	N/A	 	 	 	N/A	 	 	 	N/A	 
	3
	 	$	908,898.51	 	 	$	75,741.54	 	 	$	19.37	 
	4
	 	$	957,698.43	 	 	$	79,808.20	 	 	$	20.41	 
	5
	 	$	1,007,906.04	 	 	$	83,992.17	 	 	$	21.48	 
	6
	 	$	1,059,521.34	 	 	$	88,293.45	 	 	$	22.58	 
	7
	 	$	1,113,013.56	 	 	$	92,751.13	 	 	$	23.72	 

EXHIBIT B

- 3 -

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	8
	 	$	1,168,382.70	 	 	$	97,365.23	 	 	$	24.90	 
	9
	 	$	1,225,628.76	 	 	$	102,135.73	 	 	$	26.12	 
	10
	 	$	1,284,751.74	 	 	$	107,062.65	 	 	$	27.38	 
	11*
	 	$	1,346,728.20	 	 	$	112,227.35	 	 	$	28.70	 

     Tranche 4 Part B:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Annual Base Rent
	 	 	Annual Base	 	Monthly Installment	 	Per Rentable
	Lease Year
	 	Rent
	 	of Base Rent
	 	Square Foot

	1
	 	 	N/A	 	 	 	N/A	 	 	 	N/A	 
	2
	 	 	N/A	 	 	 	N/A	 	 	 	N/A	 
	3
	 	$	506,118.73	 	 	$	42,176.56	 	 	$	19.37	 
	4
	 	$	533,292.89	 	 	$	44,441.07	 	 	$	20.41	 
	5
	 	$	561,250.92	 	 	$	46,770.91	 	 	$	21.48	 
	6
	 	$	589,992.82	 	 	$	49,166.07	 	 	$	22.58	 
	7
	 	$	619,779.88	 	 	$	51,648.32	 	 	$	23.72	 
	8
	 	$	650,612.10	 	 	$	54,217.68	 	 	$	24.90	 
	9
	 	$	682,489.48	 	 	$	56,874.12	 	 	$	26.12	 
	10
	 	$	715,412.02	 	 	$	59,617.67	 	 	$	27.38	 
	11*
	 	$	749,923.44	 	 	$	62,493.62	 	 	$	28.70	 

Tenant shall be required to pay “Early Rent,” as that term is defined in Section 2.1.2 of this Lease, with respect to Tranche 2, Tranche 3 and Tranche 4 as and to the extent
provided for in Section 2.1.2 of this Lease.

	*	 	11th Lease Year ends on Lease Expiration Date.

EXHIBIT B

- 4 -

 

EXHIBIT C

BASE RENT SCHEDULE

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
					Lease Name:		Traunch 1-A				Traunch 1-B				Traunch 2		Traunch 3
					Space location:		Bldg 2-4th				Playa Capital				Bldg 1		Bldg 2-3rd
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
					RSF:		46,690				(see below left)				57,569		46,899
					
		
				
				
		

	
    
    1
    

    	 	
    October-03
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	3,166.89	 	 	$	1.450	 	 	$	0.00	 	 	$	0.00	 
	
    
    2
    

    	 	
    November-03
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	3,166.89	 	 	$	1.450	 	 	$	0.00	 	 	$	0.00	 
	
    
    3
    

    	 	
    December-03
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	3,166.89	 	 	$	1.450	 	 	$	0.00	 	 	$	0.00	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    4
    

    	 	
    January-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	0.00	 	 	$	0.00	 
	
    
    5
    

    	 	
    February-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	0.00	 	 	$	0.00	 
	
    
    6
    

    	 	
    March-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	
    
    7
    

    	 	
    April-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	
    
    8
    

    	 	
    May-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	
    
    9
    

    	 	
    June-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	20,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	
    
    10
    

    	 	
    July-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	
    
    11
    

    	 	
    August-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.450	 	 	$	83,475.05	 	 	$	0.00	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    12
    

    	 	
    September-04
    	 	$	1.450	 	 	$	67,700.50	 	 	 	19,223	 	 	$	3,166.89	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,794.55	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    13
    

    	 	
    October-04
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    14
    

    	 	
    November-04
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    15
    

    	 	
    December-04
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    16
    

    	 	
    January-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    17
    

    	 	
    February-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    18
    

    	 	
    March-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    19
    

    	 	
    April-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    20
    

    	 	
    May-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    21
    

    	 	
    June-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    22
    

    	 	
    July-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	
    
    23
    

    	 	
    August-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	32,962.54	 	 	$	1.531	 	 	$	88,128.54	 	 	$	71,941.55	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    24
    

    	 	
    September-05
    	 	$	1.531	 	 	$	71,474.61	 	 	 	19,223	 	 	$	3,166.89	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    25
    

    	 	
    October-05
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    26
    

    	 	
    November-05
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    27
    

    	 	
    December-05
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    28
    

    	 	
    January-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    29
    

    	 	
    February-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    30
    

    	 	
    March-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    31
    

    	 	
    April-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    32
    

    	 	
    May-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    33
    

    	 	
    June-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    34
    

    	 	
    July-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	
    
    35
    

    	 	
    August-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.614	 	 	$	92,925.96	 	 	$	75,702.80	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    36
    

    	 	
    September-06
    	 	$	1.614	 	 	$	75,365.44	 	 	 	19,223	 	 	$	34,212.04	 	 	$	1.701	 	 	$	97,915.27	 	 	$	79,767.38	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    37
    

    	 	
    October-06
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    38
    

    	 	
    November-06
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    39
    

    	 	
    December-06
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    40
    

    	 	
    January-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    41
    

    	 	
    February-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    42
    

    	 	
    March-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    43
    

    	 	
    April-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    44
    

    	 	
    May-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    45
    

    	 	
    June-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    46
    

    	 	
    July-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	
    
    47
    

    	 	
    August-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	67,915.27	 	 	$	79,767.38	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    48
    

    	 	
    September-07
    	 	$	1.701	 	 	$	79,411.91	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.701	 	 	$	103,048.51	 	 	$	83,949.21	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    49
    

    	 	
    October-07
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    50
    

    	 	
    November-07
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    51
    

    	 	
    December-07
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    52
    

    	 	
    January-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    53
    

    	 	
    February-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    54
    

    	 	
    March-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    55
    

    	 	
    April-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    56
    

    	 	
    May-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    57
    

    	 	
    June-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 

[Additional columns below]

[Continued from above table, first column(s) repeated]

	 	 	 	 	 	 	 	 	 	 	 	 	 
			Traunch 4-A		Traunch 4-B		
			Bldg 2-2nd		Bldg 2-ground		TOTAL
	 	 	 	 	 	 	 
			46,923		26,129		243,433
			
		
		

	
    
    1
    

    	 	$	0.00	 	 	$	0.00	 	 	$	70,867.39	 
	
    
    2
    

    	 	$	0.00	 	 	$	0.00	 	 	$	70,867.39	 
	
    
    3
    

    	 	$	0.00	 	 	$	0.00	 	 	$	70,867.39	 
	
    
    4
    

    	 	$	0.00	 	 	$	0.00	 	 	$	88,663.04	 
	
    
    5
    

    	 	$	0.00	 	 	$	0.00	 	 	$	88,663.04	 
	
    
    6
    

    	 	$	0.00	 	 	$	0.00	 	 	$	172,138.09	 
	
    
    7
    

    	 	$	0.00	 	 	$	0.00	 	 	$	172,138.09	 
	
    
    8
    

    	 	$	0.00	 	 	$	0.00	 	 	$	172,138.09	 
	
    
    9
    

    	 	$	0.00	 	 	$	0.00	 	 	$	172,138.09	 
	
    
    10
    

    	 	$	0.00	 	 	$	0.00	 	 	$	184,138.09	 
	
    
    11
    

    	 	$	0.00	 	 	$	0.00	 	 	$	184,138.09	 
	
    
    12
    

    	 	$	0.00	 	 	$	0.00	 	 	$	230,790.48	 
	
    
    13
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    14
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    15
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    16
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    17
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    18
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    19
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    20
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    21
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    22
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    23
    

    	 	$	0.00	 	 	$	0.00	 	 	$	264,360.25	 
	
    
    24
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	361,188.36	 
	
    
    25
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    26
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    27
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    28
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    29
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    30
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    31
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    32
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    33
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    34
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    35
    

    	 	$	75,741.54	 	 	$	42,176.56	 	 	$	396,124.35	 
	
    
    36
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	411,509.42	 
	
    
    37
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    38
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    39
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    40
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    41
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    42
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    43
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    44
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    45
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    46
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    47
    

    	 	$	79,808.20	 	 	$	44,441.07	 	 	$	416,805.37	 
	
    
    48
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	432,634.24	 
	
    
    49
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    50
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    51
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    52
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    53
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    54
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    55
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    56
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    57
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 

EXHIBIT C

- 5 -

 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
					Lease Name:		Traunch 1-A				Traunch 1-B				Traunch 2		Traunch 3
					Space location:		Bldg 2-4th				Playa Capital				Bldg 1		Bldg 2-3rd
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
					RSF:		46,690				(see below left)				57,569		46,899
					
		
				
				
		

	
    
    58
    

    	 	
    July-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	
    
    59
    

    	 	
    August-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.790	 	 	$	103,048.51	 	 	$	83,949.21	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    60
    

    	 	
    September-08
    	 	$	1.790	 	 	$	83,575.10	 	 	 	19,223	 	 	$	35,461.53	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    61
    

    	 	
    October-08
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    62
    

    	 	
    November-08
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    63
    

    	 	
    December-08
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    64
    

    	 	
    January-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    65
    

    	 	
    February-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    66
    

    	 	
    March-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    67
    

    	 	
    April-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    68
    

    	 	
    May-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    69
    

    	 	
    June-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    70
    

    	 	
    July-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	
    
    71
    

    	 	
    August-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.882	 	 	$	108,325.67	 	 	$	88,248.29	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    72
    

    	 	
    September-09
    	 	$	1.882	 	 	$	87,855.02	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    73
    

    	 	
    October-09
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    74
    

    	 	
    November-09
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    75
    

    	 	
    December-09
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    76
    

    	 	
    January-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    77
    

    	 	
    February-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    78
    

    	 	
    March-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    79
    

    	 	
    April-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    80
    

    	 	
    May-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    81
    

    	 	
    June-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    82
    

    	 	
    July-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	
    
    83
    

    	 	
    August-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	1.977	 	 	$	113,794.72	 	 	$	92,703.69	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    84
    

    	 	
    September-10
    	 	$	1.977	 	 	$	92,290.57	 	 	 	18,584	 	 	$	36,738.77	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    85
    

    	 	
    October-10
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    86
    

    	 	
    November-10
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    87
    

    	 	
    December-10
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    88
    

    	 	
    January-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    89
    

    	 	
    February-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    90
    

    	 	
    March-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    91
    

    	 	
    April-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    92
    

    	 	
    May-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    93
    

    	 	
    June-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    94
    

    	 	
    July-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	
    
    95
    

    	 	
    August-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.075	 	 	$	119,455.68	 	 	$	97,315.43	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    96
    

    	 	
    September-11
    	 	$	2.075	 	 	$	96,881.75	 	 	 	18,584	 	 	$	38,037.13	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    97
    

    	 	
    October-11
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    98
    

    	 	
    November-11
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    99
    

    	 	
    December-11
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    100
    

    	 	
    January-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    101
    

    	 	
    February-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    102
    

    	 	
    March-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    103
    

    	 	
    April-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    104
    

    	 	
    May-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    105
    

    	 	
    June-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    106
    

    	 	
    July-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	
    
    107
    

    	 	
    August-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.177	 	 	$	125,308.52	 	 	$	102,083.49	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 
	
    
    108
    

    	 	
    September-12
    	 	$	2.177	 	 	$	101,628.57	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	 	 	 	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    109
    

    	 	
    October-12
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    110
    

    	 	
    November-12
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    111
    

    	 	
    December-12
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	 	 	
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	
    
    112
    

    	 	
    January-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    113
    

    	 	
    February-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    114
    

    	 	
    March-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    115
    

    	 	
    April-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    116
    

    	 	
    May-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    117
    

    	 	
    June-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    118
    

    	 	
    July-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    119
    

    	 	
    August-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.282	 	 	$	131,353.27	 	 	$	107,007.89	 
	
    
    120
    

    	 	
    September-13
    	 	$	2.282	 	 	$	106,531.02	 	 	 	18,584	 	 	$	39,335.49	 	 	$	2.392	 	 	$	137,689.75	 	 	$	112,169.95	 

[Additional columns below]

[Continued from above table, first column(s) repeated]

	 	 	 	 	 	 	 	 	 	 	 	 	 
			Traunch 4-A		Traunch 4-B		
			Bldg 2-2nd		Bldg 2-ground		TOTAL
			 		 		 
			46,923		26,129		243,433
			
		
		

	
    
    58
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    59
    

    	 	$	83,992.17	 	 	$	46,770.91	 	 	$	436,797.43	 
	
    
    60
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	453,070.10	 
	
    
    61
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    62
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    63
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    64
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    65
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    66
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    67
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    68
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    69
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    70
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    71
    

    	 	$	88,293.45	 	 	$	49,166.07	 	 	$	458,627.25	 
	
    
    72
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	475,491.65	 
	
    
    73
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    74
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    75
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    76
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    77
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    78
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    79
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    80
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    81
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    82
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    83
    

    	 	$	92,751.13	 	 	$	51,648.32	 	 	$	479,927.20	 
	
    
    84
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	497,383.34	 
	
    
    85
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    86
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    87
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    88
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    89
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    90
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    91
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    92
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    93
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    94
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    95
    

    	 	$	97,365.23	 	 	$	54,217.68	 	 	$	503,272.88	 
	
    
    96
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	521,320.75	 
	
    
    97
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    98
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    99
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    100
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    101
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    102
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    103
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    104
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    105
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    106
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    107
    

    	 	$	102,135.73	 	 	$	56,874.12	 	 	$	527,365.92	 
	
    
    108
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	546,005.52	 
	
    
    109
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    110
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    111
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    112
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    113
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    114
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    115
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    116
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    117
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    118
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    119
    

    	 	$	107,062.65	 	 	$	59,617.67	 	 	$	550,907.97	 
	
    
    120
    

    	 	$	112,227.35	 	 	$	62,493.62	 	 	$	570,447.17	 

EXHIBIT C

- 6 -

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00069-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00069-of-00352.parquet"}]]