Document:

exv10w2

 

EXHIBIT 10.2

LEASE TERMINATION AGREEMENT

     THIS LEASE TERMINATION AGREEMENT (hereinafter referred to as the “Lease Termination”), is made
and entered into effective as of the 1st day of June, 2006 (“Execution Date”), by and
between GREENWAY TOWER JOINT VENTURE (hereinafter called “Landlord”) and ACE CASH EXPRESS, INC., a
Texas corporation (hereinafter called “Tenant”).

RECITALS

     A. Reference is made to that certain Office Lease dated October 1, 1987, between
Landlord, as Landlord, and Tenant, as Tenant, as amended by First Amendment to Lease Agreement for
Greenway Tower dated April 29, 1988, Second Amendment to Lease Agreement for Greenway Tower dated
August 24, 1988, Third Amendment to Lease Agreement for Greenway Tower dated December 29, 1988,
Fourth Amendment to Lease Agreement for Greenway Tower dated January 29, 1991, Fifth Amendment to
Lease Agreement for Greenway Tower dated June 13, 1994, Sixth Amendment to Lease Agreement for
Greenway Tower dated February 1, 1996, Seventh Amendment to Lease Agreement for Greenway Tower
dated December 20, 2000, Eighth Amendment to Lease Agreement for Greenway Tower dated May 10, 2001,
Ninth Amendment to Lease Agreement for Greenway Tower dated October 21, 2003 and Tenth Amendment to
Lease Agreement for Greenway Tower dated July 26, 2004 (as amended, the “Lease”), pursuant to the
terms of which Landlord has leased to Tenant, and Tenant has leased from Landlord, certain premises
located in the Greenway Tower office building as described therein (the “Leased Premises”); and

     B. Landlord and Tenant desire to terminate the Lease effective as of the Execution
Date upon the terms and conditions hereinafter set forth in this Lease Termination.

AGREEMENTS

     1. For good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, and subject to compliance by Tenant with the terms and provisions of this Lease
Termination Agreement, Landlord and Tenant hereby terminate the Lease effective as of the Execution
Date (the “Termination Date”). If Tenant timely performs Tenant’s obligations under the Lease up
to and including the Termination Date, including, without limitation, the obligation to pay rent
and other sums becoming due in accordance with the provisions of the Lease, Tenant’s obligation to
pay rent under the Lease shall terminate effective as of Termination Date; provided, however, that
such termination shall not affect or impair (i) any obligations of Tenant accruing or arising under
the Lease on or prior to the Termination Date including the obligation to pay Energy Costs and
Tenant’s Proportionate Share of Taxes, Insurance and Operating Expenses thereunder to the
Termination Date, (ii) any environmental obligations of Tenant arising under or in connection with
the Lease, (iii) any indemnification by Tenant of Landlord under the Lease, and (iv) any
obligations of Tenant under the Lease which expressly survive termination of the Lease.

     2. Tenant releases and relinquishes any and all rights it may have in or to the Leased
Premises arising under the Lease. Tenant hereby further releases and discharges Landlord of and
from any and all liabilities, obligations, claims, causes of action, debts, and damages which
Tenant has, ever had or may claim to have against Landlord, whether known or unknown, arising from,
under or in connection with the Lease through the Termination Date except for any obligations of
Landlord under the Lease which expressly survive termination of the Lease.

LEASE TERMINATION AGREEMENT — PAGE 1 of 2

 

 

     3. Tenant agrees to indemnify, defend and hold harmless Landlord, and Landlord’s employees,
agents, shareholders, officers and directors from and against any claims, demands, obligations,
penalties, fines, suits, liabilities, settlements, damages, losses, costs and expenses (including,
without limitation, attorneys’ and consultant fees and expenses, investigation, laboratory fees and
expenses, clean-up costs, court costs and other litigation expenses) of whatever kind or nature,
known or unknown, arising out of or in any way related to (i) the presence, removal or production
in, on or affecting any portion of the Leased Premises of any hazardous materials, hazardous
substances, solid wastes or other substances known or suspected to pose a threat to health or the
environment generated or caused by Tenant or any of its agents, servants, employees, contractors,
patrons, guests, licensees or invitees or of any other person entering upon the Premises under or
with the express or implied invitation or permission of Tenant prior to the Termination Date, (ii)
the violation by Tenant of any laws, rules, regulations, ordinances or other requirements of any
applicable governmental authority prior to the Termination Date, and/or (iii) any liens or
encumbrances of any nature whatsoever which are placed or claimed against the Leased Premises or
the Project by Tenant or any party claiming by, through or under Tenant, including, without
limitation, any party who has performed work or labor or supplied materials to or for the benefit
of Tenant.

     4. Tenant represents and warrants to Landlord that (i) Tenant has not previously assigned,
sublet, encumbered or otherwise transferred the Lease or Tenant’s interest therein, (ii) this
Agreement constitutes a valid and legally binding obligation of Tenant and is enforceable in
accordance with its terms, and (iii) Tenant has the requisite power and authority to execute and
deliver this Agreement, and the consent or joinder of no other person or entity is required in
connection therewith.

     5. This Agreement shall be governed by and construed in accordance with the laws of the State
of Texas. This Agreement shall supersede and control any and all other agreements between Landlord
and Tenant.

     IN TESTIMONY WHEREOF, the parties hereto have executed this Lease Termination as of the date
aforesaid.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	GREENWAY TOWER JOINT VENTURE	 	 	 	ACE CASH EXPRESS, INC.,

a Texas corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	Independence Development, Inc.,	 	 	 	 	 	 	 	 
	 

	 	General Partner	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ William S. McCalmont	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	William S. McCalmont	 	 
	By:

	 	/s/ Robert W. Kennedy
	 	 	 	Title:
	 	Executive Vice President &	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	Robert W. Kennedy
	 	 	 	 	 	Chief Financial Officer	 	 
	 

	 	Executive Vice President	 	 	 	 	 	 	 	 

LEASE TERMINATION AGREEMENT — PAGE 2 of 2exv10w01

 

Exhibit 10.01

FIRST AMENDMENT TO LEASE

          This First Amendment to Lease (“First Amendment”) is made and entered into as of the
31st day of March, 2006, by and between KILROY REALTY, L.P., a Delaware limited
partnership (“Landlord”), and INTUIT, INC., a Delaware corporation (“Tenant”).

R E C I T A L S:

          A.      Landlord and Tenant entered into that certain Office Lease dated March 28, 2005 (the
“Lease”), whereby Landlord leased to Tenant and Tenant leased from Landlord approximately 364,538
rentable square feet of space comprising the entire rentable areas of “Building 1,” “Building 2”
and “Building 3,” as those terms are defined in the Lease (collectively, the “Original Premises”),
and located in that certain office project to be constructed by Landlord and more commonly known as
“Santa Fe Summit” (the “Project”).

          B.      On October 31, 2005, Tenant exercised its B4 Expansion Right pursuant to Section
1.4 of the Lease to expand the Original Premises to include all of the approximately 101,062
rentable square feet of space comprising the entire rentable area of Building 4 (the “Building 4
Expansion Space”), to be constructed by Landlord in the Project, and in connection therewith and
pursuant to the provisions of Section 1.4.4 of the Lease, Landlord and Tenant desire to
document such exercise and correspondingly amend the Lease on such terms and conditions as
hereinafter provided.

A G R E E M E N T

          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 is
hereby acknowledged, the parties hereby agree as follows.

          1.      Terms. All undefined terms when used herein shall have the same respective
meanings as are given such terms in the Lease unless otherwise expressly provided in this First
Amendment.

          2.      Building 4 Expansion Space. Effective as of the “B4 Commencement Date,” as that
term is defined in Section 1.4.4 of the Lease (i.e., “eight (8) months following the date
Landlord delivers the Building 4 Expansion Space to Tenant in a Ready for T/Is condition,” but
which eight (8) month period and corresponding B4 Commencement Date remain subject to extension,
pursuant to the terms and conditions of Section 5 of the Tenant Work Letter attached as
Exhibit B to the Lease, for any “Landlord Caused Delay,” as that term is set forth in
Section 5.1 of such Tenant Work Letter), Tenant shall lease from Landlord and Landlord
shall lease to Tenant, the Building 4 Expansion Space. Consequently, effective upon the B4
Commencement Date, the “Premises,” as that term is defined in the Lease, shall consist of the
Original Premises and the Building 4 Expansion Space, and shall, therefore, comprise all of the
approximately 465,600 rentable square feet of space in the Project, the actual square footage of
which shall be verified pursuant to the TCCs of Section 1.2 of the Lease. Landlord and
Tenant

 

 

hereby acknowledge that (i) as Landlord hereby informs Tenant, Landlord’s currently
anticipated delivery date for the Building 4 Expansion Space (in a Ready for T/Is condition) is
March 2, 2007, and therefore it is currently anticipated by Landlord that the corresponding B4
Commencement Date will be November 2, 2007 (assuming no Landlord Caused Delays); provided, however,
the parties acknowledge that in no event shall the recitation of such currently anticipated dates
constitute an agreement to such dates or otherwise operate as an amendment to the TCCs of the Lease
relating thereto, and (ii) the actual square footage of the Building 4 Expansion Space (as well as
the Original Premises) shall remain subject to verification pursuant to the TCCs of Section
1.2 of the Lease.

          3.      B4 Expansion Term. The Term for the Building 4 Expansion Space shall commence upon
the actual B4 Commencement Date, and shall expire coterminously with Tenant’s lease of the Original
Premises on the Lease Expiration Date. The period of time commencing on the B4 Commencement Date
and ending on the Lease Expiration Date shall be referred to herein as the “B4 Expansion Term.”
Landlord shall, within thirty (30) days following the B4 Commencement Date, deliver to Tenant a
notice (a “B4 Expansion Term Memorandum”) substantially in the form attached hereto as Exhibit
A, setting forth the B4 Commencement Date and other applicable information set forth therein,
and Tenant shall execute the B4 Expansion Term Memorandum and return the same to Landlord within
ten (10) business days after receipt thereof (provided that if said B4 Expansion Term Memorandum is
not factually correct, then Tenant shall make such changes as are necessary to make the B4
Expansion Term Memorandum factually correct and shall thereafter execute and return the same to
Landlord within such ten (10) business day period).

          4.      Rent.

                   4.1      Base Rent. Commencing on the B4 Commencement Date, and continuing throughout the
B4 Expansion Term, Tenant shall pay to Landlord annual Base Rent for the Building 4 Expansion Space
(the “Building 4 Base Rent”) in an amount which shall be determined in accordance with that certain
formula set forth in Section 1.4.2.1 of the Lease; provided, however, Landlord and Tenant
hereby agree that the subject annual rate of return for purposes of such calculation as set forth
in item (iii) in Section 1.4.2.1 of the Lease shall equal eight and 31/100 percent (8.31%)
(i.e., the rate which is 375 basis points over the interest rate applicable to the ten (10) year
treasury note as of October 31, 2005). Based upon Landlord’s then-existing estimate of the B4
Project Costs and resulting Building 4 Base Rent, Landlord shall, on or before the date which is
sixty (60) days prior to the B4 Commencement Date, provide written notice to Tenant of the
then-anticipated initial Building 4 Base Rent (the “Initial B4 Base Rent Estimate”). Subject to
the immediately following sentence, Tenant shall initially pay to Landlord monthly installments of
Initial B4 Base Rent Estimate as the B4 Base Rent initially due and owing pursuant to the terms of
the Lease. Within ninety (90) days following the B4 Commencement Date, Landlord shall deliver to
Tenant a notice (a “B4 Base Rent Memorandum ”) substantially in the form attached hereto as
Exhibit B, setting forth the actual Building 4 Base Rent, which Tenant shall execute and
return to Landlord within ten (10) business days after receipt thereof, and Landlord and Tenant
shall, within thirty (30) days following the date Landlord delivers the B4 Base Rent Memorandum to
Tenant, reconcile the amount that should have been paid by Tenant based on the actual Building 4
Base Rent with the amount actually paid by Tenant based on the Initial B4 Base Rent Estimate;
provided, however, to the extent that Tenant audits Landlord’s determination of the B4 Project
Costs pursuant to

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Section 3.1.5 of the Lease, then Tenant shall not be required to execute and return to
Landlord such B4 Base Rent Memorandum as set forth herein, but shall instead be required to execute
and return to Landlord the revised B4 Base Rent Memorandum pursuant to the terms of Section
4.3 of this First Amendment, below.

                   4.2      Additional Rent. During the B4 Expansion Term, Tenant shall pay Tenant’s Share of
Direct Expenses for the Building 4 Expansion Space in accordance with the terms of Article
4 of the Lease and this First Amendment. Notwithstanding anything to the contrary set forth in
the Lease, as hereby amended, for purposes of calculating the amount of Tenant’s Share of Direct
Expenses which Tenant shall pay in connection with the Building 4 Expansion Space, Tenant’s Share
shall equal 100% of Building 4.

                   4.3      Tenant’s Audit of Landlord’s Project Costs. Tenant’s right to audit the Project
Costs pursuant to the terms of Section 3.1.5 of the Lease shall apply to both the Project
Costs and the B4 Project Costs and, in connection therewith, all references in such Section
3.1.5 to Project Costs shall be deemed to include such B4 Project Costs). Landlord and Tenant
hereby acknowledge Tenant’s intent, pursuant to Section 3.1.5, to so elect to audit the
Project Costs (including the B4 Project Costs). Accordingly, unless Tenant, at any time prior to
the selection of the Project Costs Accountant, delivers written notice to Landlord stating that it
will not elect to audit the Project Costs (including the B4 Project Costs), then during the
ninety (90) day period following the last occurring Rent Commencement Date, Landlord and Tenant
shall mutually and reasonably select the Project Costs Accountant. Landlord and Tenant hereby
acknowledge and agree that the absence of such a written “no audit” notice from Tenant shall be
deemed to constitute Tenant’s affirmative election to so audit the Project Costs (including the B4
Project Costs). Concurrently with Landlord’s delivery to Tenant of Landlord’s final determination
of Project Costs (including the B4 Project Costs) pursuant to Section 3.1.5, Landlord shall
deliver a copy of such final determination directly to the Project Costs Accountant. Thereafter,
once the Project Costs (including the B4 Project Costs) are determined and final pursuant to the
TCCs of the Lease, then Landlord shall deliver to Tenant a revised Base Rent Memorandum and B4 Base
Rent Memorandum, as applicable, (or with respect to the initial Premises, a revised Base Rent
Memorandum, as applicable), setting forth the final, corresponding Base Rent and Building 4 Base
Rent, which Tenant shall execute and return to Landlord within ten (10) business days after receipt
thereof (provided that to the extent the revised Base Rent Memorandum and/or B4 Base Rent
Memorandum are not factually correct, then Tenant shall make such changes as are necessary to make
such Base Rent Memorandum and/or B4 Base Rent Memorandum factually correct, as applicable, and
shall thereafter execute and return the same to Landlord within such ten (10) business day period).
Notwithstanding anything to the contrary set forth in the Lease or this First Amendment, following
the mutual selection by Landlord and Tenant of the Project Costs Accountant, such Project Costs
Accountant shall be afforded a period of sixty (60) days to complete such audit (the “Audit
Period”), which Audit Period shall commence on the date Landlord delivers to the Project Costs
Accountant Landlord’s final determination of Project Costs (including the B4 Project Costs);
provided, however, throughout such Audit Period, and promptly following any request therefor,
Landlord shall make available to the Project Costs Accountant for its review, all invoices,
financial records and similar data and information substantiating Landlord’s determination of
Project Costs (including the B4 Project Costs) to the extent the same is reasonably required by the
Project Costs Accountant to complete such audit (e.g., excluding financial information and data which is,
in Landlord’s reasonable judgment, either proprietary or legally privileged).

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          5.      Improvements of the Building 4 Expansion Space. The Building 4 Expansion Space
shall be initially improved with Tenant Improvements pursuant to the applicable terms of the Tenant
Work Letter attached to the Lease; provided, however, with regard to the application of such Tenant
Work Letter to the Building 4 Expansion Space, (A) references therein to the “Premises” or “initial
Premises” shall instead refer to the Building 4 Expansion Space, (B) references therein to the
“Tenant Improvement Allowance” shall mean an amount equal to the product of (i) $55.00, (ii) the
number of rentable square feet of the Building 4 Expansion Space, and (iii) a fraction, the
numerator of which shall be the number of days occurring during the B4 Expansion Term, and the
denominator of which shall be 3,653 (i.e., the number of days during the ten (10) year initial
Lease Term for the Original Premises), (C) notwithstanding anything to the contrary set forth in
the first clause of Section 5.1 of the Tenant Work Letter, the B4 Commencement Date shall
be determined in accordance with the TCCs of Section 2 of this First Amendment, and (D) as
Landlord has, prior to the date of this First Amendment, completed Final Base Building Construction
Documents with regard to the Base Building of Building 4, Landlord shall construct the Base
Building of Building 4 in accordance therewith, and Sections 1.1 through 1.3 of the
Tenant Work Letter which otherwise would have addressed the development and finalization of such
Final Base Building Construction Documents, shall have no application with regard to such Building
4 Expansion Space.

          6.      Brokers. Landlord and Tenant hereby warrant to each other that they have had no
dealings with any real estate broker or agent in connection with the negotiation of this First
Amendment except The Staubach Company and Colliers International (the “Brokers”), and that they
know of no other real estate broker or agent who is entitled to a commission in connection with
this First Amendment. Each party agrees to indemnify and defend the other party against and hold
the other party harmless from any and all claims, demands, losses, liabilities, lawsuits,
judgments, and costs and expenses (including, without limitation, reasonable attorneys’ fees) with
respect to any leasing commission or equivalent compensation alleged to be owing on account of the
indemnifying party’s dealings with any real estate broker or agent other than the Brokers. The
terms of this Section 6 shall survive the expiration or earlier termination of this First
Amendment.

          7.      Deletions. Landlord and Tenant hereby acknowledge and agree that, as of the date
of this First Amendment, Section 1.5 (Right of First Offer), Section 1.6 (Right of
First Refusal), Section 2.2.3.1.2 (First Offer Space), and Section 2.2.3.1.3 (First
Refusal Space) of the Lease, and Section 1.8 (Tenant Election to Delay Construction of
Building 4) of the Tenant Work Letter , are each deleted in their entirety and shall be null and
void and of no further force or effect.

          8.      No Further Modification. Except as specifically set forth in this First Amendment,
all of the terms and provisions of the Lease shall remain unmodified and in full force and effect.
In the event of any conflict between the terms and conditions of the Lease and the terms and
conditions of this First Amendment, the terms and conditions of this First Amendment shall prevail.

[signature page immediately follows]

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          IN WITNESS WHEREOF, Landlord and Tenant have caused this First Amendment to be executed on the
day and date first above written.

	 	 	 	 	 
	 	“LANDLORD”:

KILROY REALTY, L.P.,

a Delaware limited partnership

 	 
	 	By:  	Kilroy Realty Corporation,
 	 
	 	 	a Maryland corporation, 	 
	 	 	General Partner 	 

	 	 	 	 	 
	 	 	 
	 	By:  	/s/ Jeffrey C. Hawken
 	 
	 	 	Jeffrey C. Hawken 	 
	 	 	 	 

	 	 	 	 	 
	 	Its:  	Executive Vice President
 	 
	 	 	Chief Operating Officer 	 
	 	 	 	 

	 	 	 	 	 
	 	By:  	/s/ Nadine K. Kirk
 	 
	 	 	Nadine K. Kirk 	 
	 	 	 	 

	 	 	 	 	 
	 	Its:  	Vice President
 	 
	 	 	Legal Administration 	 
	 	 	 	 
	 

	 	 	 	 	 
	 	“TENANT”:

INTUIT INC.,

a Delaware corporation

 	 
	 	By:  	/s/ Kiran Patel
 	 
	 	 	Kiran Patel 	 
	 	 	 	 

	 	 	 	 	 
	 	Its:  	Senior Vice President, CFO
 	 
	 	 	Intuit Inc. 	 
	 	 	 	 

	 	 	 	 	 
	 	By:  	/s/ Scott Beth
 	 
	 	 	Scott Beth 	 
	 	 	 	 

	 	 	 	 	 
	 	Its:  	VP, Procurement
 	 
	 	 	 	 
	 	 	 	 
	 

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EXHIBIT A

B4 COMMENCEMENT DATE MEMORANDUM

	 	 	 	 	 
	To:

	 	 
	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 

	 	Re: 	 	Office Lease dated                     , 200      between                          , a
                     (“Landlord”), and                          , a
                          (“Tenant”) concerning Suite            on floor(s)                 of
the office building located at                               ,                     ,
California.

Gentlemen:

            In accordance with the Office Lease (the “Lease”), we wish to advise you and/or confirm as
follows:

	 	1.	 	The “B4 Commencement Date,” as that term is defined in Section 1.4.4 of
the Lease, shall occur on or has occurred on                     .
	 
	 	2.	 	If the B4 Commencement Date is other than the first day of the month, the first
billing will contain a pro rata adjustment. Each billing thereafter, with the
exception of the final billing, shall be for the full amount of the monthly installment
as provided for in the Lease.
	 
	 	3.	 	Your rent checks should be made payable to                           at
                         .
	 
	 	4.	 	The exact number of rentable square feet within the Building 4 Expansion Space
is                      square feet.
	 
	 	5.	 	Tenant’s Share as adjusted based upon the exact number of rentable square feet
within the Premises is 100%.

EXHIBIT A

-1-

 

	 	 	 
	 

	 	“Landlord”:

	 	 	 	 	 
	 
	 	, 
	 
	a	 	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 

	 	 	 	 	 
	 	Its:  	
 	 
	 	 	 	 
	 	 	 	 
	 

Agreed to and Accepted

as of                              , 200     .

“Tenant”:

                                                         

a                                                       

	 	 	 	 	 
	By:

	 	 
	 	 
	 

	 	 	 	 

	 	 	 	 	 
	Its:

	 	 
	 	 
	 

	 	 	 	 

 EXHIBIT A

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EXHIBIT B

SANTA FE SUMMIT

B4 COMMENCEMENT DATE AND BASE RENT MEMORANDUM

	 	 	 	 	 
	To:

	 	 
	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 
	 
	 	 	 	 
	 

	 	 	 	 

	 	Re: 	 	Office Lease dated                     , 200      between                          , a
                     (“Landlord”), and                          , a
                          (“Tenant”) concerning Suite            on floor(s)                 of
the office building located at                               ,                     ,
California.

     Gentlemen:

          In accordance with the Office Lease (the “Lease”), we wish to advise you and/or confirm as
follows:

	 	1.	 	B4 Project Costs. The “B4 Project Costs,” as that term is defined in
Section 1.4.2.2 of the Lease, have been determined by Landlord to equal
$                         .
	 
	 	2.	 	Ten (10) Year Treasury Interest Rate. 8.31%
	 
	 	3.	 	Base Rent. Based on the Project Costs set forth in paragraph 2, above,
the annual Base Rent for the Building 4 Expansion Space shall be as follows.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 
 
Period During B4 Expansion Term

	 	 	 
Annual

Base Rent
	 	 	Monthly

Installment

of Base Rent
	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 

 

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 	 

	 	 	 	$	 	 	 	 	$	 	 
	 

	 	4.	 	TIA Increase. Tenant elected to receive a “TIA Increase,” as that term
is defined in Section 2.3 of the Tenant Work Letter, in an amount equal to
$____________. Accordingly, the monthly amortization payment of such TIA
Increase shall be equal to $____________.

	 	 	 
	 

	 	“Landlord”:

	 	 	 	 	 
	 
	 	, 
	 
	a	 	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 

	 	 	 	 	 
	 	Its:  	
 	 
	 	 	 	 
	 	 	 	 
	 

Agreed to and Accepted

as of                              , 200     .

“Tenant”:

                                                         

a                                                       

	 	 	 	 	 
	By:

	 	 
	 	 
	 

	 	 	 	 

	 	 	 	 	 
	Its:

	 	 
	 	 
	 

	 	 	 	 

 EXHIBIT B

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