Document:

Exhibit 10.1

 

LEASE

 

10 CANAL PARK 

CAMBRIDGE, MA

 

THIS INSTRUMENT IS A LEASE, dated as of January       ,
1992 in which the Landlord and the Tenant are the parties hereinafter named,
and which relates to space in the building (the “Building”) known and numbered
as Ten Canal Park, Cambridge, Massachusetts. 
The parties to this instrument hereby agree with each other as follows:

 

ARTICLE I

 

BASIC LEASE PROVISIONS

 

1.1           INTRODUCTION.  The following terms and provisions set forth
basic data and, where appropriate, constitute definitions of the terms
hereinafter listed:

 

1.2           BASIC DATA.

 

Landlord:

 

Teachers Insurance and Annuity

Association of America

 

Landlord’s Original Address:

 

c/o Leggat McCall Properties Management, Inc.

Ten Post Office Square

Boston, MA 02109

 

Tenant:

 

Aspen Technology, Inc.,

a Massachusetts corporation

 

Tenant’s Original Address:

 

251 Vassar Street

Cambridge, MA 02139

 

Basic Rent:

 

The following amounts payable as and when
required by Section 3.1 of the Lease

 

	
  Lease Year

  	
   

  	
  Basic Rent (per annum)

  	
   

  	
  Monthly Payment

  	
   

  
	
  1

  	
   

  	
  $

  	
  791,331.38

  	
   

  	
  $

  	
  65,944.28

  	
   

  
	
  2

  	
   

  	
  $

  	
  844,030.14

  	
   

  	
  $

  	
  70,335.85

  	
   

  
	
  3

  	
   

  	
  $

  	
  969,827.18

  	
   

  	
  $

  	
  80,818.93

  	
   

  
	
  4

  	
   

  	
  $

  	
  969,827.18

  	
   

  	
  $

  	
  80,818.93

  	
   

  
	
  5

  	
   

  	
  $

  	
  1,156,667.15

  	
   

  	
  $

  	
  96,388.93

  	
   

  
	
  6

  	
   

  	
  $

  	
  1,156,667.15

  	
   

  	
  $

  	
  96,388.93

  	
   

  
	
  7

  	
   

  	
  $

  	
  1,156,667.15

  	
   

  	
  $

  	
  96,388.93

  	
   

  
	
  8

  	
   

  	
  $

  	
  1,307,492.47

  	
   

  	
  $

  	
  108,957.71

  	
   

  
	
  9

  	
   

  	
  $

  	
  1,409,401.47

  	
   

  	
  $

  	
  117,450.12

  	
   

  
	
  10

  	
   

  	
  $

  	
  1,511,310.47

  	
   

  	
  $

  	
  125,942.54

  	
   

  

 

 

Premises Rentable Area:  During Lease Years 1 through and including
the end of Lease Year 4; 84,99 8 square feet located on floors 2, 3, 4 and 5 of
the Building and during Lease Years 5 through and including the end of Lease
Year 10, 101,909 rentable square feet located on floors 2,13, 4, 5 and 6 of the
Building.

 

Permitted Uses:  General office specifically excluding offices
of governmental agencies or authorities.

 

Escalation Factor:  As determined in accordance with the
Escalation Factor Computation.

 

Operating Expense Escalation Factor:  As determined in accordance with the
Operating Expense Escalation Factor Computation.

 

Initial Term: 
Ten (10) Lease Years commencing on the Commencement Date.

 

Security Deposit:  In the form of Letters of Credit and/or Cash
Deposits in such amounts as are from time to time required pursuant to Section 14.17
of this Lease.

 

1.3                                 ADDITIONAL DEFINITIONS.

 

 

Manager: 
The entity from time to time designated as such pursuant to the
provisions of Section 14.29 of this Lease.

 

Building Rentable Area:  101,909 rentable square feet (excludes retail
areas of the Building) as measured by the American National Standards Institute
Method.

 

Business Days:  All days except Saturday, Sunday, New Year’s
Day, Washington’s Birthday, Patriot’s Day, Memorial Day, Independence Day,
Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, Christmas Day (and
the following day when any such day occurs on Sunday).

 

Commencement Date:  As defined in Section 4.1.

 

Default of Tenant:  As defined in Section 13.1.

 

Escalation Charges:  The amounts prescribed in Sections 8.1 and
9.2.

 

Escalation Factor Computation:  Premises Rentable Area divided by the sum of
the Building Rentable Area plus the Retail Rentable Area.

 

2

 

Operating Expense Escalation Factor
Computation:  Premises Rentable Area
divided by the number of rentable square feet of the Building Rentable Area
occupied by office tenants (including Tenant).

 

Force Majeure:  Collectively and individually, strike or
other labor trouble, fire or other casualty, governmental preemption of
priorities or other controls in connection with a national or other public
emergency or shortages of, or inability to obtain, fuel, supplies or labor
resulting therefrom, or any other cause, whether similar or dissimilar, beyond
Landlord’s reasonable control.

 

Landlord’s Construction Representative:  Leggat McCall Properties Management, Inc.

 

Initial Public Liability Insurance:  $1,000,000 per person; $3,000,000 per
occurrence (combined single limit) for property damage, bodily injury or death.

 

Lease Year or lease year:  Each consecutive 12 calendar month period
immediately following the Commencement Date, but if the Commencement Date shall
fall on other than the first day of a calendar month, then such term shall mean
each consecutive twelve calendar month period commencing with the first day of
the first full calendar month of the Initial Term.  The first lease year shall include any
partial month between the Commencement Date and the first day of the first full
calendar month imediately following the Commencement Date).

 

Operating Expenses:  As set forth in Section 9.1.

 

Operating Year:  As defined in Section 9.1.

 

Premises: 
The portions of the Building as shown on Exhibit A and Exhibit A-1
annexed hereto, it being agreed and understood that during Lease Year 1 through
and including the end of Lease Year 4, the Premises will consist of 84,998
rentable square feet shown on Exhibit A and located on floors 2, 3, 4 and
5 (together with the balconies accessible therefrom) and thereafter, for the
balance of the Term of this Lease beginning as of the first day of the 5th
Lease Year, the Premises shall also include the space on the 6th floor of the
Building as shown, on Exhibit A-1 and consist of 101,909 rentable square
feet located on floors 2, 3, A, 5 and 6 of the Building (together with the
balconies accessible therefrom).

 

Property: 
The Building and the land parcel on which it is located (including
adjacent sidewalks and any appurtenant areas described in Section 2.2).

 

Retail Rentable Area:  8,934 rentable square feet.

 

Tax Year: 
As defined in Section 8.1.

 

Taxes: 
As determined in accordance with Section 8.1.

 

Tenants Removable Property:  As defined in Section 5.2.

 

Tenant’s Construction Representative:  Reynolds, Vickery, Messina and Griefen Co.

 

3

 

Term of this Lease:  The Initial Term and any proper extension
thereof exercised in accordance with the provisions hereof.

 

Utility Expenses:  As defined in Section 9.1.

 

Exhibits: 
The following Exhibits are annexed to this Lease and incorporated herein
by this reference:

 

	
  Exhibit A:

  	
  Plan
  showing Premises

  
	
   

  	
   

  
	
  Exhibit A-l:

  	
  Plan
  Showing Premises (Lease Year 5 through the remainder of the Term of this
  Lease)

  
	
   

  	
   

  
	
  Exhibit B:

  	
  Specifications
  of Improvements and Plans showing Tenant Lay-out

  
	
   

  	
   

  
	
  Exhibit C:

  	
  Building
  Services (Identifying certain minimum building service criteria)

  
	
   

  	
   

  
	
  Exhibit D:

  	
  Options
  to Extend; Right of Refusal

  
	
   

  	
   

  
	
  Exhibit E:

  	
  Operating
  Expenses

  
	
   

  	
   

  
	
  Exhibit F:

  	
  Building
  Management Specifications

  
	
   

  	
   

  
	
  Exhibit G:

  	
  East
  Cambridge Parking Facility - Phase I

  
	
   

  	
   

  
	
  Exhibit H:

  	
  East
  Cambridge Parking Facility - Phase II

  
	
   

  	
   

  
	
  Exhibit I:

  	
  Intentionally
  Omitted

  
	
   

  	
   

  
	
  Exhibit J:

  	
  Intentionally
  Omitted.

  
	
   

  	
   

  
	
  Exhibit K:

  	
  General
  Contractor’s Letter

  
	
   

  	
   

  
	
  Exhibit L:

  	
  Initial
  Approved Budget

  

 

ARTICLE II

 

PREMISES AND APPURTENANT RIGHTS.”

 

2.1           LEASE OF
PREMISES.  Landlord
hereby demises and leases to Tenant for the Term of this Lease and upon the
terms and conditions hereinafter set forth, and Tenant hereby accepts from
Landlord, the Premises (as the Premises shall be expanded pursuant to the terms
of this Lease).

 

2.2           APPURTENANT
RIGHTS AND RESERVATIONS.  (a) 
Tenant shall have, as appurtenant to the Premises, the non-exclusive right to
use, and permit its invitees to use in common with others, public or common
lobbies, hallways, stairways and elevators, 

 

4

 

roadways
and common walkways necessary for access to the Building including, without
limitation, all common areas and appurtenances which are intended to be used
and enjoyed by all tenants of the Building but specifically excluding any such
area or appurtenances as are specifically reserved for the exclusive use of
other tenants of the Building; but Tenant shall have no other appurtenant
rights and all such rights shall always be subject to reasonable rules and
regulations from time to time established by Landlord pursuant to Section 14.7
and to the right of Landlord to designate and change from time to time areas
and facilities so to be used; provided that to the extent within Landlord’s
control, reasonably equivalent substitutes therefor are made available.  In exercising its rights pursuant to this Section 2.2(a),
Landlord shall use good faith efforts, to the extent within its control to
avoid unreasonable interference with Tenant’s use of the Premises.

 

(b)           Excepted and excluded from the
Premises are the ceiling, floor, perimeter walls and exterior windows, except
the inner surfaces thereof, but the entry doors (and related glass and finish
work) to the Premises are a part thereof; and Tenant agrees that Landlord shall
have the right to place in the Premises (but in such manner as to reduce to a
minimum interference with Tenant’s use of the Premises) interior storm windows,
subcontrol devices (by way of illustration, an electric sub panel, etc.),
utility lines, pipes, equipment and the like, in, over and upon the
Premises.  Tenant shall install and
maintain, as Landlord may require, proper access panels in any high ceilings or
walls as may be installed by Tenant in the Premises to afford access to any
facilities above the ceiling or within or behind the walls.

 

(c)           Landlord, for the benefit of the
Landlord, the Manager and all other tenants of the Building, hereby expressly
reserves the right and easement (the “Access Easement”) to use (i) that
portion of the Premises located on the second floor of the Building identified
on Exhibit A and Exhibit A-1 as the “Access Easement” and (ii) the
elevator situated in the elevator bank near the mezzanine lobby stairwell
closest to the Access Easement for purposes of access to and egress from the
Loading Dock Area and the respective premises of other tenants of the Building
in connection with deliveries to such respective tenant’s premises.  Tenant hereby consents to the reservation and
easement described in this Section 2.2(c). 
In connection with each use of the Access Easement and the elevator, the
Manager shall insure that the elevator is padded to protect against damage and
that a suitable screening device is in place to shield such delivery activities
from the view of Tenant’s reception area. 
It shall be the responsibility of Manager to enforce Building Rules and
Regulations applicable to the timing of the use of the Access Easement and the
padding and screening requirements.  The
provisions of this Section 2.2(c) shall be binding upon and inure to
the benefit of Landlord, the Manager and Tenant and their respective successors
and assigns.

 

ARTICLE III

 

BASIC RENT

 

 

3.1           PAYMENT.  (a)  Tenant agrees to pay to Landlord,
or as directed by Landlord, commencing on the Commencement Date without offset,
abatement (except as provided

 

5

 

in
Article 12.1), deduction or demand, the Basic Rent.  Such Basic Rent shall be payable in equal
monthly installments, in advance, on the first day of each and every calendar
month during the Term of this Lease, at Landlord’s Original Address, or at such
other place as Landlord shall from time to time designate by notice to Tenant,
in lawful money of the United States. 
Until notice of some other designation is given by Landlord, Basic Rent
and all other charges for which provision is herein made shall be paid by
remittance payable to the Landlord and addressed to the Landlord at 730 Third
Avenue, New York, New York 10017, Attention: 
Mr. Philip R. DiGennaro, and all remittances so received as
aforesaid, or by any subsequently designated recipient, shall be treated as a
payment to Landlord.  In the event that
any installment of Basic Rent is not paid on the due date thereof, Tenant shall
pay, in addition to any Basic Rent, Escalation Charges or other additional
charges due under this Lease, an administrative fee equal to 5% of the overdue
payment if such overdue payment is not paid within 5 days after written notice
from Landlord.  It is agreed and understood
that nothing contained in the immediately preceding sentence shall require that
Landlord provide Tenant with written notice of any of the matters specified in Section 13.1(a)(i) in
order to establish a Default of Tenant pursuant to said Section 13.1(a)(i).

 

(b)           Basic Rent for any partial month
shall be pro-rated on a daily basis, and if the first day on which Tenant must
pay Basic Rent shall be other than the first day of a calendar month, the first
payment which Tenant shall make to Landlord shall be equal to a proportionate
part of the monthly installment of Basic Rent for the partial month from the
first day on which Tenant must pay Basic Rent to the last day of the month in
which such day occurs, plus the installment of Basic Rent for the succeeding
calendar month.

 

ARTICLE IV

 

COMMENCEMENT DATE; TENANT’S PLANS;

TENANT’S WORK;  LANDLORD’S ALLOWANCE

 

4.1           COMMENCEMENT
DATE.

 

(a)           The Commencement Date shall be the
earliest to occur of (i) that date which is 250 days after the date of
this Lease (the “Anticipated Completion Date”) irrespective of whether Tenant
has completed Tenant’s Work (as said term is hereafter defined) or obtained a
certificate of occupancy for the Premises by such date, or (ii) that date
on which Tenant commences occupancy of all or any portion of the Premises for
the Permitted Uses, or (iii) that date which is the date of issuance of a
Certificate of Occupancy (temporary or permanent) for all or any portion of the
Premises, whichever first occurs.  Tenant
shall provide Landlord with a copy of any Certificate of Occupancy issued by
the City of Cambridge for the Premises and shall not occupy all or any portion
of the Premises until such time as a Certificate of Occupancy has issued for
same.  Each of the parties hereto agrees
to, upon demand of the other, execute a declaration expressing the Commencement
Date as soon as the Commencement Date has been determined.  The Anticipated Completion Date shall be
extended one day for each of the Landlord’s Delay Days (as said term is
hereinafter defined in Section 4.2(b)).

 

6

 

4.2           PROPOSED TENANT’S
PLANS; TENANT’S PLANS; BUILDING STANDARDS; APPROVALS.

 

(a)           Generally.  Tenant acknowledges that Landlord is
extremely concerned with the quality of the work to be performed by the Tenant’s
G.C. (as said term is hereinafter defined) with respect to materials,
workmanship and suitability of the design and construction work to be employed
in completing Tenant’s Work in terms of integration of and compatibility with
Base Building Systems (as said term is hereafter defined) and their design and
the high quality of existing improvements in the Building.  As used in this Article IV, the term “Proposed
Tenant’s Plans” shall mean working drawings, written instructions, plans and
specifications prepared by Tenant’s architects and/or Tenant’s engineers from
time to time which are to be submitted to Landlord’s Construction
Representative and which shall be sent under separate cover letter,
specifically identifying the Proposed Tenant’s Plans which are being
transmitted and the specific purposes and approvals for which such materials
are being submitted.  All Proposed Tenant’s
Plans shall contain at least the information and detail specified in the
Specifications of Leasehold Improvements and Tenant Lay-Out annexed as Exhibit B
to this Lease.  Landlord’s Construction
Representative (or as applicable in the case of Structural Plans, Landlord)
shall respond to requests for review of Proposed Tenant’s Plans in writing and
transmission of such writings shall be sufficient if sent by facsimile
transmission.  As used in this Lease, the
term “Tenant’s Plans” shall mean final Proposed Tenant’s Plans showing Tenant’s
Work which have been approved by Landlord’s Construction Representative and (as
applicable) Landlord.  Tenant shall not
perform any work or make any improvements in or to the Premises unless such
work or improvements are performed in accordance with Tenant’s Plans approved
in accordance with the terms and provisions of this Lease.

 

In the event Landlord’s Construction
Representative, or, as applicable, Landlord shall reject any Proposed Tenant’s
Plans, Landlord’s Construction Representative shall advise Tenant’s
Construction Representative of the reasons for such rejection.  Review of Proposed Tenant’s Plans by Landlord’s
Construction Representative and, as applicable, Landlord shall not be deemed or
construed to mean that such plans comply with applicable rules, laws,
ordinances or codes.  Wherever reasonably
possible, Landlord’s Construction Representative shall approve Proposed Tenant’s
Plans with exceptions or notations for specific items without rejecting the
entire Plan.

 

If Landlord’s Construction Representative
(or, as applicable, Landlord) rejects all or any portion of Proposed Tenant’s
Plans, Tenant shall promptly submit revised Proposed Tenant’s Plans to Landlord’s
Construction Representative or, as applicable, to Landlord in the case of the
Structural Plans.

 

In the event Landlord’s Construction
Representative (or, as applicable, Landlord) rejects such revisions, Landlord’s
Construction Representative shall advise Tenant’s Construction Representative
in writing of the reasons for such rejection. 
If necessary, the process described in the foregoing provisions of this Section 4.2(a) shall
be repeated until such time as the Proposed Tenant’s Plans and outline
specifications have been approved by Landlord’s Construction Representative and
(as applicable) Landlord.

 

7

 

All Proposed Tenant’s Plans submitted to
Landlord’s Construction Representative or (as applicable) Landlord for approval
pursuant to the provisions of this Section 4.2(a) which are approved
and initialled by Landlord’s Construction Representative and (as applicable)
Landlord shall, for all purposes under this Lease constitute “Tenant’s Plans”.  Landlord’s Construction Representative and
Tenant’s Construction Representative shall develop a list of Tenant’s Plans as
Proposed Tenant’s Plans are approved and finalized.  In the event that, once approved, Tenant
desires to change or amend any aspect of Tenant’s Plans, all such changes or
amendments must be submitted to Landlord’s Construction Representative as
Proposed Tenant’s Plans for approval in the manner described in the Change
Order provisions of this Lease as contained in this Section 4.2(a).

 

Landlord hereby acknowledges that Landlord’s
Construction Representative and (as applicable), Landlord will not act in an
arbitrary, capricious or dilatory manner in connection with requests for
approvals of Proposed Tenant’s Plans; provided, however, that Tenant and Tenant’s
Construction Representative hereby acknowledge that Landlord’s Construction
Representative or (as applicable) Landlord shall not be required to approve any
work or materials shown on Proposed Tenant’s Plans or any aspect of Tenant’s
Plans (or any Change Orders) which are not compatible with plans and
specifications for mechanical, electrical, structural, plumbing or HVAC systems
in place in the Building or which do not comply with applicable laws,
ordinances or codes.

 

Landlord and Tenant hereby acknowledge that,
in connection with a build-out of tenant improvements of the nature and scope
comprising the Tenant’s Work, the need to make changes or deletions to the work
contemplated in Tenant’s Plans (a “Change Order”) may from time to time
arise.  In any case where Tenant
determines the need to effect deviations in the Tenant’s Work from the work and
materials shown on Tenant’s Plans, Tenant shall advise Landlord’s Construction
Representative and Landlord of the nature and scope of each such Change Order.

 

Landlord’s Construction Representative shall
have the right to review and approve or reject each and every Change Order and
thereafter, if such Change Order is approved, Landlord’s Construction
Representative and Tenant’s Construction Representative shall make specific
notations on Tenant’s Plans evidencing the Change Order.

 

Except for Change Orders reviewed and
approved by-Landlord’s Construction Representative, Tenant shall not deviate
from the approved Tenant’s Plans in connection with performing Tenant’s Work.

 

As used in this Lease, the term “Base
Building Systems” shall mean (i) HVAC main trunk-lines (exclusive of minor
distribution systems), (ii) exterior windows, (iii) the exterior
facade of the Building, (iv) any structural member of the Building, (v) any
elevator systems (including, without limitation, shafts, mechanical equipment
and cabs), (vi) stairways, (vii) basic electrical systems as far as
the main electrical panels on each floor, (viii) plumbing systems, and (ix) water
distribution systems.

 

(b)           LANDLORD’S DELAYS; LANDLORD’S
DELAY DAYS DEFINED.  Landlord
acknowledges that Tenant desires to complete Tenant’s Work as quickly as

 

8

 

possible
and that the cooperation of Landlord’s Construction Representative and Landlord
in terms of a prompt Response (as said term is hereafter defined) to requests
for review of Proposed Tenant’s Plans is crucial in achieving that end.  Accordingly, Landlord has agreed that certain
delays in providing Responses to requests for review of Proposed Tenant’s Plans
will cause the Anticipated Completion Date to be extended.  As used in this Article IV, the term “Landlord’s
Delays” shall mean failure by the Landlord’s Construction Representative to
provide a Response to requests for review of Proposed Tenant’s Plans or Change
Orders within the time and manner required by this Section 4.2.  As used in this Article IV, the term “Landlord’s
Delay Days” shall mean, in each instance, one day for each full day that,
without cause, Landlord’s Construction Representative shall delay in providing
a Response to a request for approval of Proposed Tenant’s Plans or a Change
Order (which are submitted to Landlord and Landlord’s Construction
Representative and as applicable, Landlord for approval in the form required by
the provisions of this Lease) beyond the time periods specified in this Section 4.2.

 

In any instance where Tenant is claiming that
a Landlord’s Delay is taking place, Tenant’s Construction Representative shall
provide Landlord and Landlord’s Construction Representative with oral and
written notice via telephone and facsimile transmission setting forth in
specific detail the nature of such claimed Landlord’s Delay.  It shall be a condition precedent to the
commencement and occurrence of any Landlord’s Delay that Tenant provide
Landlord and Landlord’s Construction Representative with the notice of such
claimed Landlord’s Delay in the manner required by this paragraph.

 

Tenant has advised Landlord that Proposed
Tenant’s Plans will be submitted to Landlord from time to time in the manner
hereinafter specified:

 

(a)           The Initial Space Plans (“Initial
Space Plans”) for the Premises have been provided to Landlord and Landlord’s
Construction Representative.  Landlord
and Landlord’s Construction Representative have each approved the Initial Space
Plans.

 

(b)           Proposed Tenant’s Plans consisting of
architectural drawings, instructions and specifications and structural
drawings, plans and specifications consistent with the matters shown on the
Initial Space Plans (herein collectively the “Initial Proposed Tenant’ s Plans”)
containing the detail required by Exhibit B shall be completed by Tenant’s
architects and engineers and submitted to Landlord and Landlord’s Construction
Representative as soon as possible. 
Landlord shall have the right to review the structural plan component of
the Initial Proposed Tenant’s Plans and provided that they are consistent in
scope and design with the Initial Space Plans, Landlord’s Construction
Representitive shall have the sole right to review the balance of the Initial
Proposed Tenant’s Plans; and

 

(c)           the balance of Proposed Tenant’s
Plans shall be prepared on a “Design/Build” basis (“Proposed Design/Build Plans”)
and submitted to Landlord and Landlord’s Construction Representative from time
to time.  Landlord’s Construction
Representative shall have the sole right to review Proposed Design/Build Plans.

 

9

 

Provided that Proposed Tenant’s Plans are
submitted to Landlord and Landlord’s Construction Representative in the manner
required by this Lease, Landlord’s Construction Representative shall provide
Tenant’s Construction Representative with a Response (as said term is hereafter
defined) to a request for review of Proposed Tenant’s Plans within the
following time periods:

 

	
  Type
  of Proposed

  Tenant’s Plans

  	
   

  	
  Applicable

  Approval Period

  
	
   

  	
   

  	
   

  
	
  Initial
  Proposed Tenant’s Plans (exclusive of structural components thereof)

  	
   

  	
  15
  business days from receipt

  
	
   

  	
   

  	
   

  
	
  Structural
  Components of Initial Proposed Tenant’s Plans

  	
   

  	
  5
  business days from receipt

  
	
   

  	
   

  	
   

  
	
  Proposed
  Design/Build Plans

  	
   

  	
  5
  business days from receipt

  
	
   

  	
   

  	
   

  
	
  Change
  Orders

  	
   

  	
  2
  business days from receipt

  

 

As used herein, the term “Response” as it
pertains to Proposed Tenant’s Plans shall mean any of the following:

 

(i)            a written
acceptance of all or portions of such Proposed Tenant’s Plans by Landlord’s
Construction Representative with notations of those portions as are accepted in
the case of a partial acceptance;

 

(ii)           a written
rejection of such Proposed Tenant’s Plans by Landlord’s Construction
Representative giving reasonable detail for the reasons of rejection; or

 

(iii)          a written
request for additional information with regard to such Proposed Tenant’s Plans.

 

(c)           The Landlord’s
Construction Representative shall have the right to reject any work or
materials which are not performed or installed in a good and workmanlike manner
or which do not comply with the Tenant’s Plans (as same may be revised pursuant
to approved Change Orders) or the terms and provisions of this Lease pertaining
to compliance with laws, statutes, ordinances, by-laws and codes and, upon the
written request of Landlord’s Construction Representative, Tenant shall
immediately cause-Tenant’s G.C. to remove and replace such work or materials as
are not performed or installed in a good and workmanlike manner or which do not
comply with the Tenant’s Plans or which are not performed or designed in
accordance with applicable laws, ordinances, statutes, by-laws or codes.  It is agreed and understood that (i) approval
of Tenant’s Plans or Change Orders by Landlord or Landlord’s Construction
Representative shall not be deemed a representation or warranty by Landlord or
Landlord’s Construction Representative that such plans and the work or
materials depicted thereon complies with 

 

10

 

applicable laws, statutes, ordinances,
by-laws or codes and (ii) the responsibility for compliance of the design
of all work, materials and improvements to be included in Tenant’s Work with
applicable laws, statutes, by-laws, ordinances and codes shall rest solely with
Tenant and Tenant’s Construction Representative and Landlord and Landlord’s
Construction Representative shall have no responsibility therefor whatsoever.

 

4.3                                 TENANT’S G.C.;
SELECTION; ASSIGNMENT.

 

(a)                                  Tenant’s G.C.  Landlord has granted Tenant the right to
select Tenant’s general contractor (herein “Tenant’s G.C”) and to bid out
Tenant’s Work.  Tenant shall promptly
advise Landlord as to its selection of the Tenant’s G.C. in writing.  Tenant shall select one of the following
entities as Tenant’s G.C:  (i) Structuretone,
(ii) Turner Small Projects, (iii) Kaplan, (iv) Macomber, (v) Sienna
Construction and (vi) Essex Builders (the entities described in clauses (i) through
and including (vi) are hereafter the “Approved Contractors”).

 

(b)                                 Prior to
commencing Tenant’s Work.  Tenant
shall deliver to Landlord a General Contractor’s Letter in the form set forth
in Exhibit K to this Lease unmodified and fully executed and delivered by
Tenant’s G.C.  In the event of a Default
of Tenant under this Lease, Tenant hereby agrees that Landlord, at its option,
shall have the right to cause Tenant’s G.C. or (or if the Tenant’s G.C. shall
be in default under its contract with Tenant) a contractor selected by Landlord
to perform Tenant’s Work.  As a material
inducement to Landlord to enter into this Lease, Tenant hereby assigns and sets
over unto Landlord all rights and benefits inuring to the benefit of Tenant
under the contract between Tenant and Tenant’s G.C. for the performance of
Tenant’s Work (the “Construction Contract”), which assignment is a conditional
assignment and shall be exercisable by Landlord only upon an Event of Default
of Tenant (as said term is defined in Section 13.1(a) of this
Lease).  Tenant shall promptly provide
Landlord with a true and accurate copy of the Construction Contract or any
permitted, amendment thereto as and when same shall be executed.  Tenant hereby covenants and agrees with
Landlord that-it shall not amend or alter the Construction Contract in any way
(with the exception only of modifications necessary to reflect approved Change
Orders) without first obtaining Landlord’s Construction Representatives’
written approval.

 

4.4                                 TENANT’S WORK; SPECIAL
CONDITIONS.

 

(a)                                  Tenant shall
cause Tenant’s G.C., at Tenant’s sole cost and expense (subject to Landlord’s
obligation to pay the “Allowance”), to complete all of the work and provide all
of the materials (the “Tenant’s Work”) shown on Tenant’s Plans (as same may be
revised pursuant to approved Change Orders) strictly in accordance with Tenant’s
Plans (as same may be revised pursuant to approved Change Orders) and in
accordance with the Final Approved Budget (as said term is hereafter
defined).  Tenant shall not perform any
work in the Premises unless and until each of the conditions contained in this Article IV
are satisfied and then only pursuant to approved Tenant’s Plans.  This Subsection (a) and Section 5.2
of this Lease shall apply before and during the Term.  All of the Tenant’s Work and all alterations,
additions and installation of furnishings shall be coordinated with any work
being performed by Landlord in the Building and in such 

 

11

 

manner
as to maintain harmonious labor relations and not damage the Property or
interfere with Building construction or operation and shall be performed by
Tenant’s G.C. in the case of the work shown on Tenant’s Plans and in the case
of future alterations or improvements (ie. other than those required to
complete Tenant’s Plans) at Tenant’s sole cost and expense by a general contractor
or workmen first approved by Landlord, which approval shall not be unreasonably
withheld or delayed.  Tenant, before its
work is started, shall:  secure all
licenses and permits necessary therefor and deliver copies thereof to Landlord;
deliver to Landlord a statement of the names of all its contractors and
subcontractors as and when each has been selected and approved by Landlord’s
Construction Representative and the estimated cost of all labor and material to
be furnished by them; and cause each contractor and subcontractor to carry
workmen’s compensation insurance in statutory amounts covering all the
contractor’s and subcontractor’s employees; and cause its general contractor to
carry comprehensive public liability insurance and property damage insurance
with such limits as Landlord may reasonably require but in no event less than a
$5,000,000.00 combined single limit and its subcontractors to carry not less
than $1,000,000 in such insurance (all such insurance shall insure Landlord and
Tenant as well as the contractors) , and to deliver to Landlord certificates of
all such insurance.  Provided that
Landlord shall be in compliance with its obligations to fund Requisitions from
time to time (as those obligations of Landlord to fund Requisitions are qualified,
limited and conditioned by the terms and provisions of this Lease), Tenant
agrees to pay promptly when due the entire cost of any work done on the
Premises by Tenant, Tenant’s G.C. or their agents, employees, subcontractors or
independent contractors, and not to cause or permit any liens for labor or
materials performed or furnished in connection therewith to attach to the
Premises or the Property and immediately to discharge any such liens which may
so attach and Tenant agrees to deliver to Landlord security (in the form of
lien bonds as provided in M.G.L. Ch.254 S.14) satisfactory to Landlord against
liens arising out of the furnishing of such labor and materials.  Upon completion of any work done on the Premises
by Tenant, Tenant’s G.C. or their agents, employees, or independent
contractors, Tenant shall promptly deliver to Landlord original lien releases
and waivers executed by each contractor, subcontractor, supplier, materialmen,
or other party which furnished labor, materials or other services in connection
with such work and pursuant to which all liens, claims and other rights of such
party with respect to labor, material or services furnished in connection with
such work are unconditionally released and waived.  Such lien waivers shall be in forms provided
to Tenant by Landlord’s Construction Representative.  Tenant and Tenant’s G.C. shall at all times
maintain a payment and performance bond for the benefit of Landlord and Tenant
in an amount which is not less than the amount of the costs associated with
Tenant’s Work including hard costs, general conditions and overhead (but
excluding all other so-called “soft costs”). 
Tenant shall provide Landlord with evidence that such bond is in place
prior to commencing Tenant’s Work.

 

Prior to commencing Tenant’s Work and,
thereafter, from time to time, upon the request of Landlord’s Construction
Representative, Tenant’s Construction Representative shall provide Landlord’s
Construction Representative with a schedule that shall include the identity of
each of Tenant’s agents, employees, contractors and subcontractors involved in
performing Tenant’s Work.

 

12

 

(b)                                 Prior to
commencing occupancy, Tenant shall, at its sole expense, procure a certificate
of occupancy from the City of Cambridge, Massachusetts and shall deliver a copy
thereof to Landlord.  Entry by Tenant or
its agents or contractors for the purpose of performing Tenant’s Work and/or
decorations and/or for installation of equipment and furnishings in the
Premises shall be permitted by Landlord prior to the Commencement Date.  Tenant, from and after the date of such
entry, shall be bound prior to the Commencement Date by the provisions
contained in Articles IV, V, VI, X, XI, XII, XIII of this Lease and Sections
14.1, 14.2, 14.4, 14.5, 14.6, 14.7, 14.8, 14.9, 14.10, 14.11, 14.12, 14.15,
14.16, 14.17, 14.18, 14.20, 14.21, 14.25, 14.26, 14.27, and 14.28
notwithstanding that such entry and Tenant’s Work will occur prior to the
Commencement Date of this Lease.  With
the sole exception of extensions due to Landlord’s Delay Days, in no event
shall the Anticipated Completion Date or Commencement Date of this Lease be
delayed by reason of (i) Tenant’s failure to complete the work described
in Tenant’s Plans and specifications prior to the Anticipated Completion Date (ii) Force
Majeur or (iii) any challenge of a Legal Requirement as permitted by Section 14.32
of this Lease.  All deliveries of
equipment, furnishings, fixtures and construction materials and equipment (collectively,
“Work Materials”) to (and all removals of such Work Materials from) the
Premises in connection with Tenant’s Work shall be made only through the
Building’s loading docks.  Tenant shall
take such reasonable protective measures as may be necessary in order to
protect the Building or any part thereof from injury or damage due to, or in
connection with, Tenant’s Work.  Tenant
shall not store any materials or equipment on any sidewalks or streets adjacent
to the Building.  Tenant shall remove all
debris, trash and construction rubbish from the Premises and the Property as
provided in this Lease.  Tenant shall
keep all areas of the Building and all sidewalk and street areas adjacent to
the Building free of trash and debris from Tenant’s Work and shall, upon
completion of its work, clean all areas of the Building, sidewalks and streets
affected thereby.  Tenant shall not
damage, deface or injure the Building or any part thereof in connection with
the Tenant’s Work and shall promptly reimburse Landlord for the cost of
repairing and/or replacing any damage, defacement or injury to the Building
caused by Tenant, its employees, workmen, guests, invitees, contractors,
subcontractors, materialmen and all other parties who are involved in
performing all or any part of Tenant’s Work. 
Tenant shall use its best efforts to perform Tenant’s Work in such a
manner as to avoid interference with the use and enjoyment of the Building by
other tenants in the Building.  Tenant
shall comply with all laws, orders, rules, regulations and demands of the City
of Cambridge and any other governmental authority or agency having jurisdiction
over Tenant’s Work and the Building in performing Tenant’s Work and loading and
unloading and delivering and removing Work Materials to and from the Premises.

 

All construction work required or permitted
by this Lease shall be done in a good and workmanlike manner and in compliance
with all applicable laws and lawful ordinances, regulations and orders of
governmental authority (including, without limitation of the foregoing, the
terms and provisions of the Americans with Disabilities Act of 1991, as
amended, but see, Section 14.33) and insurers of the Property.  Each party authorizes the other to rely, in
connection with design and construction, upon approval and other actions on the
party’s behalf by any Construction Representative of the party, if any, named
in Article I or any person named in substitution or addition by notice to
the party relying.

 

13

 

4.5                                 PERFORMANCE OF TENANT’S
WORK; COMPLIANCE WITH DIRECTION OF LANDLORD’S CONSTRUCTION REPRESENTATIVE;
INDEMNITY; SPECIFIC PERFORMANCE.

 

Tenant hereby acknowledges that Landlord has
consented to the Tenant’s G.C. performing Tenant’s Work as an accommodation to
Tenant.  Tenant hereby acknowledges that
Landlord is vitally interested that the Tenant’s Work be performed in a manner
such as to minimize, to the maximum extent possible, interference with ongoing
work in the Building being performed by Landlord, the use and enjoyment of
other space in the Building by other tenants of the Building and the continued
and uninterrupted operation of all structural, mechanical and electrical
components of the Building.  Tenant
further acknowledges that Landlord is vitally interested in maintaining the
high quality, character and standards of the Building as a First Class Office
Building with retail use and that but for the Tenant’s assurances given below,
Landlord would not enter this Lease nor permit Tenant to perform Tenant’s
Work.  Accordingly, in order to provide
Landlord with the assurances in that regard and as a material inducement to the
Landlord to enter into this Lease, Tenant hereby covenants and agrees with
Landlord as follows:

 

(i)            In addition to and without
limitation of any other term, covenant, provision or condition contained in
this Lease regarding alterations and improvements to be performed by Tenant,
the Tenant, for itself, for Tenant’s Construction Representative hereby
covenants and agrees with Landlord that Tenant and Tenant’s Construction
Representative shall promptly comply with and shall cause Tenant’s G.C. and its
subcontractors, employees, independent contractors and agents to comply with
all directions, orders, instructions, rules, directives and regulations now or
hereafter implemented or made by Landlord’s Construction Representative
including, without limitation, compliance with any request or order by Landlord’s
Construction Representative to cease and desist from performing any part of
Tenant’s Work.  Landlord’s Construction
Representative shall not act in an arbitrary or capricious manner in exercising
its rights under this clause (i).

 

(ii)           All complaints against Tenant or
Tenant’s G.C. or its subcontractors resulting from the performance of Tenant’s
Work or any conduct by Tenant/ Tenant’s G.C. or their agents, servants,
employees and Tenant’s G.C.’s subcontractors received by the Landlord, the
Landlord’s Construction Representative or the Manager from other tenants in the
Building will, upon oral or written notice from Landlord’s Construction
Representative, be resolved or cured to the satisfaction of the Landlord’s
Construction Representative within a reasonable time after oral or written
notice thereof (but in no event more than twenty-four (24) hours after such
notice) provided, however, that if such resolution or cure is of such a nature
that it cannot, despite best efforts, be completed within such 24 hour period,
such resolution or cure shall be commenced within such 24 hour period and
thereafter deligently pursued to completion.

 

(iii)          Tenant and Tenant’s Construction
Representative shall comply with the oral or written directions of the Landlord’s
Construction Representative with respect to the covenants of Tenant contained
in the foregoing clauses (i) and (ii) above and if not 

 

14

 

corrected
or cured to the satisfaction of the Landlord’s Construction Representative
within the time permitted then, Landlord shall have the right, but not the
obligation, in addition to all other rights and remedies afforded the Landlord
pursuant to this Lease, to seek and obtain specific performance of such
covenants by way of injunctive relief or other equitable remedy.  Tenant hereby covenants and agrees to comply
with and to cause Tenant’s Construction Representative, Tenant’s G.C. and
Tenant’s G.C.’s Subcontractors and employees to comply with the requirements,
orders or directions of the Landlord’s Construction Representative as set forth
in the immediately preceding paragraphs of this Section 4.5.  In addition to the foregoing, Landlord shall
have the right to seek and enforce specific performance of all of the
obligations of Tenant and the rights and powers of Landlord and/or Landlord’s
Construction Representative under this Article IV.

 

(b)           Tenant’s Indemnity with respect to
Tenant’s Work.  To the maximum extent
this Agreement may be made effective according to law, Tenant hereby agrees to
indemnify and save Landlord harmless from and against any and all loss, cost,
penalties, liabilities, damages and claims (including, without limitation,
reasonable attorney’s fees) arising from any act, omission or negligence of
Tenant or Tenant’s G.C. or its subcontractors or their contractors, licensees,
agents, servants or employees arising from the performance of Tenant’s Work
caused to any person or to the property of^ any person, the Building, or the
Property.  This indemnity shall, to the
maximum extent this agreement may be made effective according to law, also
extend to all loss, cost, penalties, liability, damage, claims of whatever
nature asserted against the Landlord arising out of the use or occupancy or
passage or travel in, over or upon, the Building or the Property by Tenant or
by any person claiming by, through or under Tenant including, without
limitation, Tenant’s G.C., its subcontractors and their respective agents,
employees, contractors and customers or arising out of any delivery to or
service supplied to the Premises or on account of or based on anything
whatsoever done in the Property by any of them including, without limitation,
any loss, cost, damages or claims sustained or incurred by Landlord as the
direct result of any tenant of the Building (including any retail tenant)
claiming a breach of the covenant of quiet enjoyment or an interference with
ongoing business operations as the result of Tenant’s Work.  Landlord shall notify all other tenants of
the Building, of the commencement of Tenant’s Work.  The indemnity contained in this Paragraph (b) shall
include indemnity against all cost, expenses and liabilities incurred in or in
connection with any such claim or proceeding brought thereon and the defense
thereof with counsel approved by the Landlord. 
The indemnity contained in this Paragraph (b) shall survive any
expiration or earlier termination of this Lease, and shall be subject to the
provisions of Section 14.34 hereof.

 

(c)           Landlord’s Right to Complete
Tenant’s Work.  In addition to and
without limitation of any other right or remedy provided to Landlord pursuant
to the Lease, at law or in equity, and in the event that (i) Tenant’s G.C.
upon notice from Landlord’s Construction Representative shall fail or refuse to
continue to perform Tenant’s Work for any reason or (ii) Tenant’s G.C. shall
abandon the project and cease performing Tenant’s Work for more than ten (10) Business
Days (so long as Landlord shall be in compliance with its obligations to fund
Requisitions from time to time, as those obligations are qualified and
conditioned by the terms and provisions of this Lease) (iii) all or any
portion of Tenant’s Work is not performed strictly in accordance with Tenant’s
Plans (as 

 

15

 

same
may be amended by Change Orders approved by Landlord’s Construction
Representative) then, in any such case, Landlord shall have the right, but not
the obligation, to complete Tenant’s Work (at Landlord’s option with or without
Tenant’s G.C.) in accordance with Tenant’s Plans at the sole cost and expense
of Tenant.  In the event that Landlord
shall exercise such right, Tenant agrees to pay Landlord forthwith upon demand
all such sums incurred by Landlords in so completing Tenant’s Work in excess of
an then unpaid portion of the Allowance, together with-interest thereon at a
rate equal to three (3%) percent over the prime rate in effect from time to
time at the Bank of Boston (but in no event, more than the maximum rate
permitted under Massachusetts law) as an additional charge hereunder.  Landlord shall give Tenant three (3) days
written notice of its intent to exercise any of the rights granted to Landlord
pursuant to this clause (c).

 

4.6                                 APPROVED BUDGET.  Tenant hereby acknowledges that Landlord, in
connection with its payment of the Allowance, is expending substantial funds
for purposes of Tenant completing Tenant’s Work.  To that end, Landlord, while acknowledging
that so-called “soft costs” in terms of planning, design, engineering and
construction management services are inherently a part of a construction
project of the magnitude of Tenant’s Work, is vitally interested in seeing that
an appropriate allocation of the Allowance is dedicated to the cost of
materials and labor to be incorporated in Tenant’s Work.  Therefore, annexed hereto as Exhibit L
is a Construction Budget (the “Initial Approved Budget”) setting forth
preliminary detailed line item allocations for the various aspects of Tenant’s
Work inclusive of so-called “hard costs” and “soft costs”.

 

Landlord acknowledges that the construction
process involved in completing Tenant’s Work will be done on a so-called “fast
track” basis.  It is agreed and
understood that the nature of a fast track construction process involves a
multi-phase bidding process as to subcontractors and design build
applications.  At such time as Tenant has
determined the final line item budget amounts, Tenant shall submit to Landlord
a detailed line item budget indicating the allocations for each line item.  In performing Tenant’s Work, Tenant shall use
good faith efforts to comply with the line item allocations set forth on the
Initial Approved Budget except that nothing contained herein shall be deemed or
construed to limit the total amount of “hard costs” for materials and labor
incorporated into Tenant’s Work or to limit variations within the line items
allocating hard costs within the Initial Approved Budget (it being agreed and
understood however that Landlord shall have no responsibility for hard or soft
costs which in the aggregate exceed the Allowance) .  As and to the extent that Tenant shall exceed
the aggregate total line item allocation for “soft costs” set forth in the
Initial Approved Budget by more than 2% of the entire amount of the Allowance,
such excess soft costs shall not be drawn through the Allowance and shall be
paid for by Tenant at its sole cost and expense.

 

4.7                                 LANDLORD’S ALLOWANCE;
PAYMENT; RETAINAGE.

 

(a)           Landlord shall make a dollar
contribution (hereafter the “Allowance”) toward the cost of completing Tenant’s
Work (which shall include Tenant’s G.C.’s general conditions and overhead,
construction supervision and construction management fees payable to Landlord’s
Construction Representative and Tenant’s Construction 

 

16

 

Representative,
labor, materials, architectural and engineering fees, application fees, permit
fees, filing fees and fees associated with Requisitions and Date Down
Endorsements) in the following amounts per the following schedule:

 

	
  Floor

  	
   

  	
  Allowance Allocation

  	
   

  
	
  Floors 2-5

  	
   

  	
  $

  	
  2,405,490.00

  	
   

  
	
  Floor 6

  	
   

  	
  $

  	
  355,131.00

  	
   

  
	
   

  	
   

  	
  $

  	
  2,760,621.00

  	
   

  

 

The total cost of the Tenant’s Work in excess
of the amount of the Allowance Allocation for each portion of the Premises
above specified (such excess costs being hereafter the “Excess Costs”) shall be
borne by Tenant.  It is agreed and
understood that Landlord shall be entitled to retain any portion of the
Allowance not used by Tenant in connection with completing Tenant’s Work.  It is agreed and understood that the portion
of the Allowance allocated to floor 6 shall not be paid until the time of
performance of Tenant’s Work on the 6th floor of the Building.  In no event shall that portion of the
Allowance allocable to the 6th floor of the Building be (i) applicable to
any portion of Tenant’s Work on floors 2-5 or (ii) paid prior to
commencement of such work on the 6th floor of the Building and then only in
accordance with the provisions of this paragraph (a) and paragraph (b) of
this Section 4.7

 

(b)           Payment.  Payments of the Allowance by Landlord to
Tenant will be made on a monthly basis as the work progresses, upon suitable
application, invoice, required documentation and based on the value of work
satisfactorily completed and materials in place or suitably stored and
segregated as certified by Landlord’s Construction Representative.

 

Upon final approval of Tenant’s Plans by
Landlord, Landlord shall fund the Allowance Account (as said term is hereafter
defined) in an amount not to exceed 25% of the total cost of Tenant’s Work as
evidenced by the Initial Approved Budget. 
Thereafter, Landlord shall periodically deposit additional funds into
the Allowance Account in such amounts as are deemed appropriate by Landlord’s.  Construction Representative in order to meet
projected levels of future Requisitions.

 

Provided that Tenant is not otherwise in
default in the performance or observance of any of the terms, covenants,
conditions or warranties to be performed or observed by Tenant under this
Lease, periodically, but not more than once per calendar month, Tenant’s
Construction Representative shall submit to Landlord’s Construction
Representative an application or invoice for Tenant’s Work performed during
such period on Standard AIA Requisition Forms with appropriate line item
break-downs (a “Requisition”), which Requisitions shall be subject to the
written approval of Landlord’s Construction Representative.  Within 10 business days after Landlord’s
Construction Representative’s receipt of each applicable Requisition and upon (i) approval
of such Requisition by Landlord’s Construction Representative and (ii) satisfaction
of each of the Advance Conditions (as said term is hereafter defined), Landlord’s
Construction Representative shall release a portion of the Allowance (which
shall be funded through an account to be herein known as the “Allowance
Account” maintained by Landlord’s Construction

 

17

Representative) in an amount equal to the
cost of that portion of Tenant’s Work performed to date as shown on the
applicable Requisition, less a retainage of not more than ten (10%) percent
(the “Retainage”) of the total amount of each such Requisition, provided,
however, the 10% Retainage shall not apply to so-called “soft costs” described
in any Requisition.  Tenant’s
Construction Representative and Landlord’s Construction Representative shall
determine whether a Retainage shall apply to certain Requisition line items on
a case by case basis and shall use good faith efforts to maximize the Retainage
amounts.  It is agreed and understood
that subject to all other provisions of this Section 4.7 and provided that
the Advance Conditions are satisfied within such 10 day period, advances upon
the Allowance shall be made within the applicable 10 day period after Landlord’s
Construction Representative’s receipt of each applicable Requisition.  As used in this Section 4.7(b), the term
“Advance Conditions” shall mean with respect to each Requisition that (i) Landlord’s
Construction Representative shall have received the applicable Requisition
together with all information required to be delivered in connection therewith
and has approved same and (ii) Tenant’s Construction Representative shall
deliver to Landlord’s Construction Representative, appropriate fully executed
partial lien waivers from Tenant’s G.C. which shall include subcontractor’s
invoices for Tenant’s Work performed to date and appropriate fully executed
partial lien waivers from Tenant’s subcontractors on lien waiver forms provided
to Tenant’s Construction Representative by Landlord’s Construction
Representative and (iii) delivery to -Tenant’s Construction Representative
at Tenant’s expense, a “clean” date-down endorsement to Landlord’s Owner’s
Title Insurance Policy issued by Ticor Title Insurance Company dating down the
coverage under said Policy through the date of advance of the applicable
Requisition, without exception, for any mechanic’s liens or any other lien for
labor or services rendered (a “Date-Down Endorsement”).

 

(c)           Retainage.  Provided that Tenant is not otherwise in
default in the performance or observance of any of the terms, covenants or
warranties to be performed or observed by Tenant under this Lease, no sooner
than thirty (30) days after the Commencement Date and after Tenant has
submitted to Landlord (i) the final Requisition, (ii) appropriate
final lien waivers from Tenant’s G.C. which includes final subcontractors’
invoices and appropriate final lien waivers from Tenant’s subcontractors, (iii) a
Certificate from Tenant and Tenant’s Architect that the Tenant’s Work has been
completed (iv) upon final acceptance of Tenant’s Work by Landlord’s
Construction Representative, and (v) receipt of a final Date-Down
Endorsement, Landlord shall pay the amount of the final Requisition from the
Allowance or the Retainage, if any amounts are so available.  It is agreed and understood that Landlord’s
contribution toward the total cost of Tenant’s Work shall not exceed the
Allowance and that Landlord shall not be required to pay or release any portion
of the Retainage unless and until all conditions precedent to the release
thereof have been satisfied.  Tenant
hereby covenants and agrees with Landlord that all sums paid from the Allowance
Account pursuant to Requisitions shall be paid to the party to which such funds
are to be directed pursuant to each applicable Requisition.

 

Tenant shall not permit any mechanics’ lien,
materialmen’s lien, or any other lien to be filed against the Premises, the
Building, the Property or Landlord by reason of Tenant’s Work or by reason of
any other work performed by Tenant, Tenant’s G.C. or Tenant’s subcontractors or
suppliers.  Provided that Landlord’s
Construction Representative is in 

 

18

 

compliance with its obligation to fund
Requisitions from time to time (as those obligations are qualified and
conditioned by the terms and provisions of this Lease), Tenant shall indemnify
and hold Landlord wholly harmless from and against all loss, cost, expense,
liability and damage resulting from any failure of Tenant to pay for the Tenant’s
Work including, without limitation, legal fees incurred by Landlord in
connection with such failure to pay for costs and expenses associated with
Tenant’s Work.  The indemnity contained
in the immediately preceding sentence shall survive any expiration or earlier
termination of this Lease.

 

ARTICLE V

 

USE OF PREMISES

 

5.1           PERMITTED USE.  (a)  Tenant agrees that the Premises
shall be used and occupied by Tenant only for Permitted Uses.

 

(b)           Tenant agrees to conform to the
following provisions during the Term of this Lease:

 

(i)            Tenant shall
cause all freight to be delivered to or removed from the Building and the
Premises in accordance with reasonable rules and regulations established
by Landlord therefor;

 

(ii)           Except as
expressly permitted by Section 14.22, Tenant will not place on the
exterior of the Premises (including both interior and exterior surfaces of
doors and interior surfaces of windows) or on any part of the Building outside
the Premises, any signs, symbol, advertisements or the like visible to public
view outside of the Premises.

 

(iii)          Tenant shall
not perform any act or carry on any practice which may injure or damage the
Premises, or any other part of the Building, or cause offensive odors or loud
noise or constitute a nuisance or menace to any other tenant or tenants or
other persons in the Building;

 

(iv)          Tenant shall,
in its use of the Premises, comply with the requirements of all applicable
governmental laws, rules and regulations including, without limitation,
the Americans with Disabilities Act of 1991, as amended; and

 

(v)           Tenant shall
continuously throughout the Term of this Lease occupy the Premises for the
Permitted Uses and for no other purposes.

 

5.2           INSTALLATION
AND ALTERATIONS BY TENANT.  (a) 
Tenant shall make no alterations, additions or improvements in or to the
Premises without Landlord’s prior written consent.  Any such alterations, additions or
improvements shall (i) be in accordance with complete plans and
specifications prepared by Tenant and approved in advance by Landlord; (ii) be
performed in a good and workmanlike manner and in compliance with all
applicable laws; (iii) be performed \ and completed in the manner required
in Section 5.2(d) hereof; (iv) be made at Tenant’s sole expense
and in such a

 

19

 

manner
as to avoid interference with the use or enjoyment of the respective premises
of other tenants in the Building (including, without limitation, building
systems which affect the use of other tenants of the Building); and (v) become
a part of the Premises and the property of Landlord unless, upon the giving of
consent to such improvement or alteration, Landlord shall make removal of such
improvement or alteration by Tenant a condition of such consent.  Notwithstanding the foregoing to the
contrary.  Landlord shall not
unreasonably withhold or delay its consent to changes, additions or
improvements to the Premises which do not alter or increase demand on Base
Building Systems.

 

(b)           All articles of personal property and
all business fixtures, machinery and equipment and furniture owned or installed
by Tenant solely at its expense in the Premises (“Tenant’s Removable Property”)
shall remain the property of Tenant and may be removed by Tenant at any time
prior to the expiration of this Lease, provided that Tenant, at its expense,
shall repair any damage to the Building caused by such removal.

 

(c)           Notice is hereby given that Landlord
shall not be liable for any labor or materials furnished or to be furnished to
Tenant upon credit, and that no mechanic’s or other lien for any such labor or
materials shall attach to or affect the reversion or other estate or interest
of Landlord in and to the Premises. 
Whenever and as often as any mechanic’s lien shall have been filed
against the Premises based upon any act or interest of Tenant or of anyone
claiming through Tenant, Tenant shall forthwith take such actions by bonding,
deposit or payment as will remove or satisfy the lien.

 

(d)           All of the Tenant’s alterations,
additions and installation of furnishings shall be coordinated with any work
being performed by Landlord and in such manner as to maintain harmonious labor
relations and not damage the Property or interfere with Building construction
or operation and, except for installation of furnishings, shall be performed by
contractors or workmen first approved by Landlord, which approval shall not be
unreasonably withheld or delayed.  Except
for work by Landlord’s general contractor, Tenant before its work is started
shall:  secure and (as required) post
conspicuously within the Building or Premises all licenses and permits
necessary therefor; deliver to Landlord a statement of the names of all its
contractors and subcontractors and the estimated cost of all labor and material
to be furnished by them; and cause each contractor to carry workmen’s
compensation insurance in ; statutory amounts covering all the contractor’s and
subcontractor’s employees and comprehensive public liability insurance and
property damage insurance with such limits as Landlord may reasonably require
but in no event less than a combined single limit of Two Million and No/100ths
($2,000,000.00) Dollars (all such insurance to be written in companies approved
by Landlord and insuring Landlord as an additional insured and Tenant as well
as the contractors), and to deliver to Landlord certificates of all such
insurance.  Tenant agrees to pay promptly
when due the entire cost of any work done on the Premises by Tenant, its
agents, employees, or independent contractors, and not to cause or permit any
liens for labor or materials performed or furnished in connection therewith to
attach to the Premises or the Property and immediately to discharge any such
liens which may so attach and, at the request of Landlord to deliver to
Landlord security satisfactory to Landlord against liens (in the form of lien
bonds as provided for in M.G.L. Ch.254 Section 14) arising out of the
furnishing of such labor and material. 
Upon completion of 

 

20

 

any
work done on the Premises by Tenant, its agents, employees, or independent
contractors.  Tenant shall promptly
deliver to Landlord original lien releases and waivers executed by each
contractor, subcontractor, supplier, materialmen, architect, engineer or other
party which furnished labor, materials or other services in connection with
such work and pursuant to which all liens, claims and other rights of such party
with respect to labor, material or services furnished in connection with such
work are unconditionally released and waived. 
Tenant shall pay within fourteen (14) days after being billed therefor
by Landlord, as an additional charge hereunder, one hundred percent (100%) of
any increase in real estate tares on the Property not otherwise billed to
Tenant which shall, at any time after commencement of the Term, result from any
alteration, addition or improvement to the Premises made by or on behalf of
Tenant (including Tenant’s original installation and Tenant’s subsequent
alterations, additions, substitutions and improvements) whether done prior to
or after the commencement of the Term of this Lease.

 

ARTICLE VI

 

ASSIGNMENT AND SUBLETTING

 

6.1                                 PROHIBITION.  (a)  Tenant covenants and agrees that
whether voluntarily, involuntarily, by operation of law or otherwise, neither
this Lease nor the term and estate hereby granted, nor any interest herein or
therein, will be assigned, mortgaged, pledged, encumbered or otherwise,
transferred and that neither the Premises nor any part thereof will be
encumbered in any manner by reason of any act or omission on the part of
Tenant, or used or occupied, by anyone other than Tenant, or for any use or
purpose other than a Permitted Use, or be sublet (which term, without
limitation, shall include granting of concessions, licenses and the like) in
whole or in part, or be offered or advertised for assignment or subletting.

 

(b)           The provisions of paragraph (a) of
this Section shall apply to a transfer (by one or more transfers) of a
majority of the stock or partnership interests, or other evidences of ownership
of Tenant as if such transfer were an assignment of this Lease; but such
provisions shall not apply to transactions with an entity into or with which
Tenant is merged, purchased or pooled or to which substantially all of Tenant’s
assets are transferred or to any entity which controls or is controlled by
Tenant or is under common control with Tenant, provided that in any of such events
(i) the successor to Tenant has a net worth computed in accordance with
generally accepted accounting principles at least equal to the net worth of
Tenant immediately prior to such merger, purchase, pooling or transfer, (ii) proof
satisfactory to Landlord of such net worth shall have been delivered to
Landlord at least 10 days prior to the effective date of any such transaction,
and (iii) the assignee agrees directly with Landlord, by written
instrument in form satisfactory to Landlord, to be bound by all the obligations
of Tenant hereunder including, without limitation, the covenant against further
assignment or subletting.

 

(c)           In connection with any request by
Tenant for consent to assignment or subletting, Tenant shall submit to Landlord
in writing:  (i) the name of the
proposed assignee or subtenant, (ii) such information as to its financial
responsibility and standing as Landlord 

 

21

 

may
reasonably require including, without limitation, audited financial statements,
balance sheets and cash flow statements, and (iii) all terms and
provisions upon which the proposed assignment or subletting is to be made.  Upon receipt from Tenant of such request and
information, the Landlord shall have an option (sometimes hereinafter referred
to as the “option” or Take Back Option”) to be exercised in writing within
forty-five (45) days after its receipt from Tenant of such request and
information, if the request is to assign the Lease or to sublet all of the
Premises, to cancel or terminate this Lease, or, if the request is to sublet a
portion of the Premises only, to cancel and terminate this Lease with respect
to such portion, in each case, as of the date set forth in Landlord’s notice of
exercise of such option, which shall be not less than sixty (60) nor more than
one hundred twenty (120) days following the giving of such notice; in the event
Landlord shall exercise such option, Tenant shall surrender possession of the
entire Premises, or the portion which is the subject of the option, as the case
may be, on the date set forth in such notice in accordance with the provisions
of this Lease relating to surrender of Premises at the expiration of the Term
of this Lease.  If this Lease, shall be
cancelled as to a portion of the Premises only, Basic Rent, the Operating
Expense Escalation Factor and the Escalation Factor shall thereafter be abated
and reduced proportionately according to the ratio the number of square feet of
the portion of the space surrendered bears to the Premises Rentable Area.  As additional rent, Tenant shall promptly
reimburse Landlord for reasonable legal and other expenses incurred by Landlord
in connection with any request by Tenant for consent to assignment or
subletting.  If Landlord shall not exercise
its option to cancel this Lease or take back portions of the Premises pursuant
to the foregoing provisions or, if the Take Back Option is not applicable to
such request due to circumstances specifically excluding the Landlord’s right
to exercise the Take Back Option, then within the 45 day period set forth above
in this subsection (c), Landlord will not unreasonably delay or withhold its
consent to the assignment or subletting to the party referred to upon all the
terms and provisions set forth in Tenant’s notice to Landlord, provided that
the terms and provisions of such assignment or subletting shall specifically
make applicable to the assignee or sublessee all of the provisions of this Article VI
of the Lease so that Landlord shall have against the assignee or sublessee all
rights with respect to any further assignment or subletting which are set forth
in this Article VI of this Lease except that no such assignee or sublessee
shall have any right to further assign this Lease or sublet all or any portion
of the Premises.  Subject to all other
terms and provisions of this Article VI and without limitation of any
other right of Landlord hereunder and provided that Tenant is not then in
default under this Lease, it is agreed and understood that the Take Back Option
will not apply (the “Take Back Exemption”) to subleases of portions of the
Premises which do not, in the aggregate, exceed up to 25% of the Premises.  In any case where Landlord consents to an
assignment of this Lease, Landlord shall be entitled to receive 100% of all
amounts received by Tenant in connection with such assignment.  Further, in any case where Landlord consents
to a subletting (rather than an assignment), Landlord shall be entitled to
receive (a) 50% of all Subleasing Overages (as said term is hereinafter
defined).  As used herein, the term “Subleasing
Overages” shall mean, for each period in question, all amounts received by
Tenant in excess of Basic Rent, Escalation Charges and other items of
additional rent reserved under this Lease attributable to of Tenant the space
sublet (including, without limitation, all lump sum payments made in connection
therewith).  Termination of this Lease or
any 

 

22

 

Default
of Tenant (beyond expiration of applicable notice and cure periods, if any), by
Tenant shall terminate (i) all right of Tenant to participate in or retain
any Subleasing Overages and (ii) the Take Back Exemption.

 

Any such assignment or subletting shall
nevertheless be subject to all the terms and provisions of this Article VI
and no assignment shall be binding upon Landlord or any of Landlord’s
mortgagees, unless Tenant shall deliver to Landlord an instrument in recordable
form which contains a covenant of assumption by the assignee running to
Landlord and all persons claiming by, through or under Landlord.  The failure or refusal of the assignee to
execute such instrument of assumption shall not release or discharge the
assignee from its liability as Tenant hereunder.  In addition, Tenant shall furnish to Landlord
a conformed copy of any sublease effected under the terms of this Article VI.

 

(d)           If this Lease be assigned, or if the
Premises or any part thereof be sublet or occupied by anyone other than Tenant,
Landlord may, at any time and from time to time, collect rent and other charges
from the assignee, subtenant or occupant, and apply the net amount collected to
the rent and other charges herein reserved, but no such assignment, subletting,
occupancy, collection or modification of any provisions of this Lease shall be
deemed a waiver of this covenant, or the acceptance of the assignee, subtenant
or occupant as a tenant or a release of the original named Tenant from the
further performance by the original named Tenant hereunder.  No assignment or subletting hereunder shall
relieve Tenant from its obligations hereunder and Tenant shall remain fully and
primarily liable therefor.  No assignment
or subletting, or occupancy shall affect the Permitted Uses.

 

ARTICLE VII

 

RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES

 

7.1                                 BUILDING SERVICES; REPAIRS

 

(a)           Repairs by Landlord.  Except as otherwise provided in this Lease,
Landlord agrees to keep in good order, condition and repair the roof, the
exterior walls and the common areas of the Building.  Landlord shall in no event be responsible to
Tenant for the condition of glass in and about the Premises or for the doors
leading to the Premises or for any condition of the Premises or the Building
caused by any act or negligence of Tenant or any contractor, agent, employee or
invitee of Tenant, or anyone claiming by, through or under Tenant.  Landlord shall not be responsible to make any
improvements or repairs to the Building or the Premises other than as expressed
in this Section 7.1(a) unless expressly otherwise provided in this
Lease.

 

(b)           Building Services.  The Landlord, through the Manager, shall
cause the services described in Exhibit C to be provided to the Building
during the Term of this Lease.  Subject
to satisfaction of each and every one of the Building Service Change Criteria
(as said term is hereinafter defined), Tenant shall be permitted, from time to
time by written notice to the Manager, to request that Landlord provide more
services than are set forth in Exhibit C but only insofar as they relate
directly to the Premises or to Building Common 

 

23

 

Areas
which are subject to the exclusive use and control of Tenant.  As used herein, the term “Building Service
Change Criteria” shall mean that (i) Tenant shall be responsible for one
hundred (100%) percent of all costs associated with the change and provision of
any applicable service(s), (ii) the requested change in services (or level
thereof) can be effected without constituting a default under existing
management agreements and vendor contracts, (iii) the requested change in
services shall not have an adverse affect on Base Building Systems (as said
term is defined in Section 4.2(a)) or on the use and enjoyment of the
Building and the respective premises of other tenants of the Building and (iv) Landlord
shall consent to the applicable change in services in writing in advance of the
effective dates of such change (which consent subject to satisfaction of all
other Building Service Change Criteria shall not be unreasonably withheld or
delayed) .

 

7.2           TENANT’S
AGREEMENT.  (a) 
Tenant will keep neat and clean and maintain in good order, condition and
repair the Premises and every part thereof, excepting only (i) those
repairs for which Landlord is responsible under the terms of this Lease, (ii) reasonable
wear and tear of the Premises, and (iii) damage by fire or other casualty
and as a consequence of the exercise of the power of eminent domain; and shall
surrender the Premises, at the end of the Term, in such condition.  Without limitation, Tenant shall continually
during the Term of this Lease maintain the Premises in accordance with all
laws, codes and ordinances from time to time in effect and all directions, rules and
regulations of the proper officers of governmental agencies having jurisdiction
and shall, at Tenant’s own expense, obtain all permits, licenses and the like
required by applicable law. 
Notwithstanding the foregoing or the provisions of Article XII,
Tenant shall be responsible for the cost of repairs which may be t necessary by
reason of damage to the Building caused by any act or neglect of Tenant or its
agents, employees, contractors or invitees (including any damage by fire or any
other casualty arising therefrom).

 

(b)           If repairs are required to be made by
Tenant pursuant to the terms hereof, Landlord may demand that Tenant make the
same forthwith, and if Tenant refuses or neglects to commence such repairs and
complete the same with reasonable dispatch after such demand, Landlord may (but
shall not be required to do so) make or cause such repairs to be made (the
provisions of Section 14.18 being applicable to the costs thereof) .  Notwithstanding the foregoing, Landlord may
elect to take action hereunder immediately and without notice to Tenant if
Landlord reasonably believes an emergency to exist.

 

7.3           FLOOR LOAD -
HEAVY MACHINERY.  (a) 
Tenant shall not place a load upon any floor in the Premises exceeding the
floor load per square foot of area which such floor was designed to carry and
which is allowed by law.  Landlord
reserves the right to prescribe the weight and position of all business
machines and mechanical equipment, including safes, which shall be placed so as
to distribute the weight.  Business
machines and mechanical equipment shall be placed and maintained by Tenant at
Tenant’s expense in settings sufficient, in Landlord’s judgment, to absorb and
prevent vibration, noise and annoyance. 
Tenant shall not move any safe, heavy machinery, heavy equipment, freight,
bulky matter or fixtures into or out of the Building without the prior written
consent of the Manager, which consent may include a requirement to provide
insurance, naming Landlord as an insured, in such amounts as Landlord may deem
reasonable.

 

24

 

(b)           If such safe, machinery, equipment,
freight, bulky matter or fixtures requires special handling.  Tenant agrees to employ only persons holding
a Master Rigger’s License to do such work, and that all work in connection
therewith shall comply with applicable laws and regulations.  Any such moving shall be at the sole risk and
hazard of Tenant, and Tenant will exonerate, indemnify and save Landlord
harmless against and from any liability, loss, injury, claim or suit resulting
directly or indirectly from such moving. 
The indemnity provided in this paragraph (b) shall survive any
expiration or earlier termination of this Lease.

 

7.4           BUILDING
SERVICES.  (a) 
Landlord reserves the right to curtail, suspend, interrupt and/or stop the
supply of water, sewage, electrical current, cleaning, and other services
(including, without limitation, the Building Minimum Services), and to curtail,
suspend, interrupt and/or stop use of entrances and/or lobbies serving access
to the Building, without thereby incurring any liability to Tenant, when
necessary by reason of accident or emergency, or when prevented from supplying
such services or use by strikes, lockouts, difficulty in obtaining materials,
accidents or any other cause beyond Landlord’s control, or by laws, orders or
inability, by exercise of reasonable diligence, to obtain electricity, water,
gas, steam, coal, oil or other suitable fuel or power.  No diminution or abatement of rent or other
compensation, nor any direct, indirect or consequential damages shall or will
be claimed by Tenant as a result of, nor shall this Lease or any of the
obligations of Tenant be affected or reduced by reason of, any such
interruption, curtailment, suspension or stoppage in the furnishing of
services or use, irrespective of the cause thereof.  Failure or omission on the part of Landlord
to furnish any services or use shall not be construed as an eviction of Tenant,
actual or constructive, nor entitle Tenant to an abatement of rent, nor to render
the Landlord liable in damages, nor release Tenant from prompt fulfillment of
any of its covenants under this Lease. 
In the event Landlord shall exercise any of its rights pursuant to this Section 7.4,
Landlord shall not act in an arbitrary or capricious manner and to the extent
within its control, Landlord shall use good faith efforts to reinstate such
suspended or curtailed services when conditions practically permit.

 

(b)           Landlord reserves the right to
curtail, suspend, interrupt and/or stop the supply of water, sewage, electrical
current, cleaning, and other services (including, without limitation, the
Building Minimum Services), and to curtail, suspend, interrupt and/or stop use
of entrances and/or lobbies serving access to the Building, without thereby
incurring any liability to Tenant, when necessary for repairs, alterations,
replacements, or improvements, provided that in each case, Landlord has given
Tenant the maximum notice reasonably practical, but at least twenty-four (24)
hours’ written notice, and provided that Landlord will coordinate the timing,
and use good faith efforts to minimize the disruption of Tenant’s business in
carrying out such work.  The provisions
of Section 10.3 shall apply to any exercise of Landlord’s rights pursuant
to this Section 7.4.

 

7.5           ELECTRICITY.  (a)  Tenant shall purchase and receive
electric current for the Premises directly from the public utility corporation
serving the Building and Landlord shall permit Landlord’s existing wires,
risers, conduits and other electrical equipment of Landlord to be used for such
purpose.  Tenant covenants and agrees
that its use of electric current shall not exceed the amounts and capacities
installed in and existing in the Premises as of

 

25

 

the
Commencement Date (subject to the provisions of Article IV of this Lease)
and its total connected load will not exceed the maximum load and demand
utilization thereof from time to time permitted by applicable governmental
regulations.  Landlord shall not in any
way be liable or responsible to Tenant for any loss or damage or expense which
Tenant may sustain or incur if, during the Term of this Lease, either the
quantity or character of electric current is changed or electric current is no longer
available or suitable for Tenant’s requirements due to a factor or cause beyond
Landlord’s control.  Landlord, at Tenant’s
expense, shall purchase and install all lamps, tubes, bulbs, starters and
ballasts.  Tenant shall pay all charges
for electricity used or consumed in the Premises.  Tenant shall bear the cost of installation,
repair and maintenance of any electric meter to be used or installed in the
Premises (including, without limitation, the submeters of any sublessee or
assignee of Tenant).

 

(b)           In order to insure that the foregoing
requirements are not exceeded and to avert possible adverse affect on the
Building’s electrical system, Tenant shall not, without Landlord’s prior
consent, connect any fixtures, appliances or equipment to the Building’s
electrical distribution system other than typewriters, word processors,
secretarial work stations, personal computers, photocopiers, and other similar
customary office equipment.

 

ARTICLE VIII

 

REAL ESTATE TAXES

 

8.1           PAYMENTS ON
ACCOUNT OF REAL ESTATE TAXES.  (a)  for the purposes of this Article,
the term “Tax Year” shall mean the twelve-month period commencing on the July 1
immediately preceding the Commencement Date and each twelve-month period
thereafter commencing during the Term of this Lease; and the term “Taxes” shall
mean real estate taxes assessed with respect to the Property for any Tax
Tear.  Landlord shall provide Tenant with
copies of all applicable bills for Taxes upon the written request of Tenant.

 

(b)           Tenant shall pay to Landlord, as an
Escalation Charge, an amount equal to the amount of Taxes attributable to each
Tax Year, multiplied by the Escalation Factor, such amount to be apportioned
for any fraction of a Tax Year in which the Commencement Date falls or the Term
of this Lease ends.

 

(c)           Estimated payments by tenant on
account of Taxes shall he made monthly and at the time and in the fashion
herein provided for the payment of Basic Rent. 
The monthly amount so to be calculated by and paid to Landlord shall be
sufficient to provide Landlord by the time real estate tax payments are due a
sum equal to Tenant’s required payments/ as reasonably estimated by Landlord
from time to time, on account of Taxes for the then current Tax Year.  Promptly after receipt by Landlord of bills
for such Taxes, Landlord shall advise Tenant of the amount thereof and the
computation of Tenant’s payment on account thereof.  If estimated payments theretofore made by
Tenant for the Tax Year covered by such bills exceed the required payments on
account thereof for such Year, Landlord shall credit the amount of overpayment
against subsequent obligations of 

 

26

 

Tenant
on account of Taxes (or refund such overpayment if the Term of this Lease has
ended and Tenant has no further matured monetary obligation to Landlord); but
if the required payments on account thereof for such’ Year are greater than
estimated payments theretofore made on account thereof for such Year, Tenant
shall make payment to Landlord within 30 days after being so advised by
Landlord.  Landlord shall have the same
rights and remedies for the non-payment by Tenant of any payments due on
account of Taxes as Landlord has hereunder for the failure of tenant to pay Basic
Rent.

 

8.2           ABATEMENT.  If Landlord shall receive any tax refund or
reimbursement of Taxes or sum in lieu thereof with, respect to any Tax Year,
then out of any balance remaining thereof after deducting Landlord’s expenses
reasonably incurred in obtaining such refund, Tenant shall be entitled to a
credit against subsequent obligations of Tenant on account of Taxes (or
Landlord shall refund such amount to Tenant if the Term of this Lease has
expired and Tenant has no further matured monetary obligations to Landlord or,
if Landlord actually receives a return of cash, Tenant shall receive a cash
amount) provided there does not then exist a Default of Tenant, in an amount
equal to such refund or reimbursement or sum in lieu thereof (exclusive of any
interest) multiplied by the Escalation Factor; provided, that in no event shall
Tenant be entitled to receive a credit for more than the payments made by
Tenant on account of real estate taxes for such Year pursuant to paragraph (b) of
Section 8.1.

 

8.3           ALTERNATE TAXES.  (a)  If some-method or type of taxation
shall replace the current method of assessment or real estate taxes in whole or
in part, or the type thereof, or if additional types of taxes are imposed upon
the Property or Landlord relating to the Property, Tenant agrees that Tenant
shall pay a proportionate share of the same as an, additional charge computed
in a fashion -consistent with the method of computation herein provided, to the
end that Tenant’s share thereof shall be, to the maximum extent practicable,
comparable to that which Tenant would bear under the foregoing provisions.

 

(b)           If a tax (other than Federal or State
net income tax) is assessed on account of the rents or other charges payable by
Tenant to Landlord under this Lease, Tenant agrees to pay the same as an
additional Charge within ten (10) days after billing therefor, unless
applicable law prohibits the payment of such tax by Tenant.

 

ARTICLE IX

 

OPERATING EXPENSES

 

9.1           DEFINITIONS.  For the .purposes of this Article, the
following terms shall have the following respective meanings:

 

(i)            Operating Year:  Each calendar year in which any part of the
Term of this Lease shall fall.

 

(ii)           Operating Expenses:  The aggregate costs or expenses reasonably
incurred by Landlord with respect to the operation, administration, cleaning,
repair, maintenance and management of the Property (but specifically excluding
Utility 

 

27

 

Expenses)
all as set forth in Exhibit E annexed hereto, provided that, if during any
portion of the Operating Year for which Operating Expenses are being computed,
less than all of Building Rentable Area was occupied by tenants or if Landlord
is not supplying all tenants with the services being supplied hereunder, actual
Operating Expenses incurred shall be reasonably extrapolated by Landlord on an
item by item basis to the estimated Operating Expenses that would have been
incurred if the Building were fully occupied for such Year and such services
were being supplied to all tenants, and such extrapolated amount shall, for the
purposes hereof, be deemed to be the Operating Expenses for such Year.

 

(iii)          Utility Expenses:  The aggregate costs or expenses reasonably
incurred by Landlord with respect to supplying electricity (other than
electricity supplied to those portions of the Building leased to tenants), oil,
steam, gas, water and sewer and other utilities supplied to the Property and
not paid for directly by tenants, provided that, if during any portion of the
Operating Year foe which Utility Expenses are being computed, less than all
Building Rentable Area eras occupied by tenants or if Landlord is not supplying
all tenants with the utilities being supplied hereunder, actual utility
expenses incurred shall be reasonably extrapolated by Landlord on an
item-by-item basis to the estimated Utility Expenses that would have been
incurred if the Building were fully occupied for such Year and such utilities
were being supplied to all tenants, and such extrapolates amount shall; for the
purposes hereof, be deemed to be the Utility Expenses for such Year.

 

(iv)          Utility Expenses:  the aggregate costs of expenses reasonably
incurred by Landlord with respect to supplying electricity (other than
electricity supplied to those portions of the Building leased to tenants), oil,
steam, gas, water and sewer and other utilities supplied to the Property and
not paid for directly by tenants, provided that, if during any portion of the
Operating Year for which Utility Expenses are being computed, less than all
Building Rentable Area was occupied by tenants or if Landlord is not supplying
all tenants with the utilities being supplied hereunder, actual utility
expenses incurred shall be reasonably extrapolated by Landlord on an
item-by-item basis to the estimated Utility Expenses that would have been incurred
if the Building were fully occupied for such Year and such utilities were being
supplied to all tenants, and such extrapolated amount shall, for the purposes
hereof, be deemed to be the Utility Expenses for such Year.

 

9.2           TENANT’S
PAYMENTS.  (a) 
Tenant shall pay to Landlord, as an Escalation Charge, an amount equal to (i) Operating
Expenses for each Operating Year multiplied by (ii) the Operating Expense
Escalation Factor, such amount to be apportioned for any partial Operating Year
in which the Commencement Date falls or the Term of this Lease ends.

 

(b)           Tenant shall pay to Landlord, as an
Escalation Charge, an amount equal to (i) Utility Expenses for each
Operating Year multiplied by (ii) the operating Expense Escalation Factor,
such amount to be apportioned for any partial Operating Year in which the
Commencement Date falls or the Term of this Lease ends.

 

28

 

(c)           Estimated payments by Tenant on
account of Operating Expenses shall be made monthly and at the time and in the
fashion herein provided for the payment of Basic Rent.  The monthly amount so to be paid to Landlord
shall be sufficient to provide Landlord by the end of each Operating Year a sum
equal to Tenant’s required payments, as estimated by Landlord from time to time
during each Operating Year, on account of Operating Expenses and Utility
Expenses for such Operating Year.  After
the end of each Operating Year, Landlord shall submit to Tenant a reasonably
detailed accounting of Operating Expenses and Utility Expenses for such Year,
and Landlord shall certify to the accuracy thereof.  If estimated payments theretofore made for
such Year by Tenant exceed Tenant’s required payment on account thereof for
such Year, according to such statement, Landlord shall credit the amount of
overpayment against subsequent obligations of Tenant with respect to Operating
Expenses and Utility Expenses (or refund such overpayment if the Term of this
Lease has ended and Tenant has no further obligation to Landlord), but, if the
required payments on account thereof for such Year are greater than the
estimated payments (if any) theretofore made on account thereof for such Year,
Tenant shall make payment to Landlord within thirty (30) days after being so
advised by Landlord.  Landlord shall have
the same rights and remedies for the nonpayment by Tenant of any payments due
on account of Operating Expenses and Utility Expenses as Landlord has hereunder
for the failure of Tenant to pay Basic Rent.

 

(d)           Tenant shall have the right
exercisable within 30 days after receipt of a statement for Operating Expenses
and Utility Expenses, (but only once with respect to each such statement) to
inspect and copy (at Tenant’s expense) Landlord’s books and records pertaining
to Operating Expenses and Utility Expenses which are the subject of such
statement.  Such inspection shall take
place within 30 days after the date of Tenant’s exercise of such option, time
being of the essence, at the location where such books and records are maintained.  Such inspection shall be at the sole cost and
expense of Tenant.  Tenant shall not be
entitled to remove any materials from the place of such inspection.  Failure to timely exercise this right shall
be deemed a waiver of such right with respect to the applicable statements.

 

ARTICLE X

 

INDEMNITY AND PUBLIC LIABILITY INSURANCE

 

10.1         TENANT’S
INDEMNITY.  To the
maximum extent this agreement may be made effective according to law, Tenant
agrees to defend, indemnity and save harmless Landlord from and against all
claims, loss, liability, costs and damages of whatever nature arising from any
default by Tenant under this Lease and the following:  (i) from any accident, injury, death or
damage whatsoever to any person, or to the property of any person, occurring in
or about the Premises; (ii) from any accident, injury, death or damage
occurring outside of the Premises but on the Property, where such accident,
damage or injury results or is claimed to have resulted from an act or omission
on the part of Tenant or Tenant’s agents, employees, invitees, guests,
customers or independent contractors; or (iii) in connection with the
conduct or management of the Premises or of any business therein, or any thing
or work whatsoever done, or any condition created (other than by Landlord or
Landlord’s agents or employees) in or about the Premises; 

 

29

 

and,
in any case, occurring after the date of this Lease, until the end of the Term
of this Lease, and thereafter so long as Tenant is in occupancy of the
Premises.  This indemnity and hold
harmless agreement shall include indemnity against all costs, expenses and
liabilities incurred in, or in connection with, any such claim or proceeding
brought thereon, and the defense thereof, including, without limitation,
reasonable attorneys’ fees and costs at both the trial and appellate
levels.  The foregoing provisions shall
not be construed to require Tenant to indemnify Landlord for matters resulting
from injuries to third parties which are the direct result of the willful
misconduct or negligence of Landlord or Landlord’s agents or employees.  The provisions of this Section 10.1
shall survive the expiration or any earlier termination of this Lease.

 

10.2         PUBLIC
LIABILITY INSURANCE.  Tenant
agrees to maintain in full force from the date upon which Tenant first enters
the Premises for any reason, throughout the Term of this Lease, and thereafter
so long as Tenant is in occupancy of any part of the Premises, a policy of
general liability and property damage insurance (including, without limitation,
any other insurance requirement set forth in this Lease, broad form contractual
liability and independent contractor’s hazard) under which Landlord, Manager
(and such other persons as are in privity of estate with Landlord as may be set
out in notice from time to time) and Tenant are named as insureds, and under
which the insurer agrees to defend, indemnify and hold Landlord, Manager, and
those in privity of estate with Landlord, harmless from and against all cost,
expense and/or liability arising out of or based upon any and all claims,
accidents, injuries and damages set forth in Section 10.1.  Each such policy shall be non-cancellable and
non-amendable with respect to Landlord, Manager and Landlord’s said designees
without thirty (30) days’ prior notice to Landlord and shall be in at least the
amounts of the Initial Public Liability Insurance specified in Section 1.3
or such greater amounts as Landlord shall from time to time request, and a duplicate
original or certificate thereof shall be delivered to Landlord.

 

10.3         TENANT’S RISK.  To the maximum extent this agreement may be
made effective according to law, Tenant agrees to use and occupy the Premises
and to use such other portions of the Property as Tenant is herein given the
right to use at Tenant’s own risk; and Landlord shall have no responsibility or
liability for any loss of or damage to Tenant’s Removable Property or for any
inconvenience, annoyance, interruption or injury to business (nor shall there
be a claim by Tenant of constructive eviction or breach of the covenant of
quiet enjoyment) arising from Landlord’s making any repairs or changes which
Landlord is permitted by this Lease or required by law to make in or to any
portion of the Premises or other sections of the Property, or in or to the
fixtures, equipment or appurtenances thereof provided that Landlord has
complied with its obligations pursuant to Section 7.4.  Tenant shall carry “all-risk” property
insurance on a “replacement cost” basis (including so-called improvements and
betterments), and provide a waiver of subrogation as required in Section 14.20.  The provisions of this Section 10.3
shall be applicable from and after the execution of this Lease and until the
end of the Term of this Lease, and during such further period as Tenant may use
or be in occupancy of any part of the Premises or of the Building.

 

10.4         INJURY CAUSED
BY THIRD PARTIES.  To the
maximum extent this agreement may be made effective according to law, Tenant
agrees that Landlord shall not be responsible 

 

30

 

or
liable to Tenant, or to those claiming by, through or under Tenant, for any
loss or damage that may be occasioned by or through the acts or omissions of
persons occupying adjoining premises or any part of the premises adjacent to or
connecting with the Premises or any part of the Property or otherwise.  The provisions of this Section 10.4
shall survive the expiration or any earlier termination of this Lease.

 

10.5         LANDLORD’S FIRE
AND HAZARD INSURANCE.  The
Landlord shall keep the Premises insured against loss or damage by fire
including the usual extended coverage endorsements customary for buildings in
the area of the Building and such other insurance as the then holder of the
first mortgage which includes the Premises shall require in amounts not less than
100% of the full replacement value thereof above foundation walls, including
such improvements as are installed by Tenant pursuant to the Allowance
(including the Allowance allocable to the 6th floor when the sixth floor shall
be built-out) , with such deductibles as the Landlord deems advisable but not
in excess of deductibles customarily maintained by landlords in comparable
buildings in the vicinity of the Building, but specifically excluding any
property or other improvements installed by Tenant pursuant to Section 5.2
of this Lease or any property or improvements belonging to the Tenant.  The cost of the premiums for all insurance on
the Building or Property carried by Landlord including, without limitation, the
insurance coverage referenced herein shall be an Operating Expense pursuant to
this Lease.

 

ARTICLE XI

 

PREMISES

 

11.1         LANDLORD’S
RIGHTS.  Landlord shall have the right
to enter the Premises at all reasonable hours for the purpose of inspecting or
making repairs to the same, and Landlord shall also have the right to make
access available at all reasonable hours to prospective or existing mortgagees,
purchasers or tenants of any part of the Property.  Landlord shall endeavor to provide Tenant
with reasonable advance oral notice of its intent to enter the Premises as
permitted herein but in no event shall failure to provide such notice to Tenant
preclude Landlord from entering the Premises.

 

ARTICLE XII

 

FIRE, EMINENT DOMAIN, ETC.

 

12.1         ABATEMENT OF
RENT.  If the Premises shall be
damaged by fire or casualty, Basic Rent and Escalation Charges payable by
Tenant shall abate proportionately for the period in which, by reason of such
damage, there is substantial interference with Tenant’s use of the Premises,
having regard to the extent to which Tenant may be required to discontinue
Tenant’s use of all or a portion of the Premises, but such abatement or
reduction shall end if and when Landlord shall have substantially restored the
Premises (excluding any alterations, additions or improvements made by Tenant
pursuant to Section 5.2) to the condition in which they were prior to such
damage.  If the Premises shall be
affected by any exercise of the power of eminent domain, Basic Rent and
Escalation Charges payable by Tenant shall be justly and equitably abated and
reduced according to the nature and 

 

31

 

extent
of the loss of use thereof suffered by Tenant. 
In no event shall Landlord have any liability for damages to Tenant for
inconvenience, annoyance, or interruption of business arising from such fire,
casualty or eminent domain.

 

12.2         LANDLORD’S
RIGHT OF TERMINATION.  If (a) the
Premises or the Building are substantially damaged by fire or casualty (the
term “substantially damaged” meaning damage of such a character that the same
cannot, in ordinary course, reasonably be expected to be repaired within ninety
(90) days from the time the repair work would commence), or (b) if any
part of the Building is taken by any exercise of the right of eminent domain,
or (c) a material uninsured fire or other casualty loss to the Building
shall occur, or (d) the Premises or the Building are substantially,
damaged and any mortgagee then holding a mortgage on the Property or on any
interest of the Landlord therein, should require that all, or substantially
all, of the insurance proceeds payable as a result of such casualty be applied
to the payment of such mortgage debt, then Landlord shall have the right to
terminate this Lease (even if Landlord’s entire interest in the Premises may
have been divested) by giving notice of Landlord’s election so to do within 90
days after the occurrence of such casualty or the effective date of such
taking, whereupon this Lease shall terminate thirty (30) days after the date of
such notice with the same force and effect as if such date were the date
originally established as the expiration date hereof.

 

12.3         RESTORATION.  If this Lease shall not be terminated
pursuant to Section 12.2, Landlord shall thereafter use due diligence to
restore the Premises (excluding any alterations, additions or improvements made
by Tenant and not paid for through the Allowance) to proper condition for
Tenant’s use and occupation, provided that Landlord’s obligation shall be
limited to the amount of insurance proceeds available therefor.  If, for any reason, such restoration shall
not be substantially completed within six months after the expiration of the
90-day period referred to in Section 12.2 (which six-month period may be
extended for such periods of time as Landlord is prevented from proceeding with
or completing such restoration for any cause beyond Landlord’s reasonable
control, but in no event for more than an additional 30 day period), Tenant
shall have the right to terminate this Lease by giving notice to Landlord
thereof within thirty (30) days after the expiration of such period (as so
extended) .  Upon the giving of such
notice, this Lease shall cease and come to an end without further liability or
obligation on the part of either party unless, within such 30-day period,
Landlord substantially completes such restoration.  Such right of termination shall be Tenant’s
sole and exclusive remedy at law ox in equity for Landlord’s failure so to
complete such restoration.

 

12.4         AWARD.  Landlord shall have and hereby reserves and
excepts, and Tenant hereby grants and assigns to Landlord, all rights to
recover for damages to the Property and the leasehold interest hereby created,
and to compensation accrued or hereafter to accrue by reason of such taking, damage
or destruction, and by way of confirming the foregoing, Tenant hereby grants
and assigns, and covenants with Landlord to grant and assign to Landlord, all
rights to such damages or compensation. 
Nothing contained herein shall be construed to prevent Tenant from, at
its sole cost and expense, prosecuting a separate condemnation proceeding with
respect to a claim for the value of any of Tenant’s 

 

32

 

Removable
Property installed in the Premises by Tenant at Tenant’s expense and for
relocation expenses, provided that such action shall not affect the amount of
compensation otherwise recoverable by Landlord from the taking authority.

 

ARTICLE XIII

 

DEFAULT

 

13.1         TENANT’S
DEFAULT.  (a) If at any time
subsequent to the date of this Lease any one or more of the following events
(herein referred to as a “Default of Tenant”) shall happen:

 

(i)            Tenant shall fail to pay the Basic
Rent, Escalation Charges or other sums payable as additional charges hereunder
(including, without limitation, any sum or charge payable by Tenant to the “Subtenant”
pursuant to Section 14.29 of this Lease) within 7 days of the due date
thereof (it being agreed and understood that Landlord shall not be required to
provide Tenant written notice of any event specified in this Section 13.1(a)(i));
or

 

(ii)           Tenant shall neglect or fail to
perform or observe any other covenant herein contained on Tenant’s part to be
performed or observed, or Tenant shall desert or abandon the Premises or the
Premises shall become, or appear to have become vacant (regardless whether the
keys shall have been surrendered or the rent and all other sums due shall have
been paid), and Tenant shall fail to remedy the same within thirty (30) days
after written notice to Tenant specifying such neglect or failure, or if such
failure is of such a nature that Tenant cannot reasonably remedy the same
within such thirty (30) day period, Tenant shall fail to commence promptly to
remedy the same and to prosecute such remedy to completion with diligence and
continuity; or

 

(iii)          Tenant’s leasehold interest in the
Premises shall be taken on execution or by other process of law directed
against Tenant; or

 

(iv)          Tenant shall make an assignment for
the benefit of creditors or shall file a voluntary petition in bankruptcy or
shall be adjudicated bankrupt or insolvent, or shall file any petition or
answer seeking any reorganization, arrangement, composition, readjustment,
liquidation, dissolution or similar relief for itself under any present or
future Federal, State or other statute, law or regulation for the relief of
debtors, or shall seek or consent to or acquiesce in the appointment of any
trustee, receiver or liquidator of Tenant or of all or any substantial part of
its properties, or shall admit in writing its inability to pay its debts
generally as they become due; or

 

(v)           A petition shall be filed against
Tenant in bankruptcy or under any other law seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution, or similar
relief under any present or future Federal, State or other statute, law or
regulation and shall remain undismissed or unstayed for an 

 

33

 

aggregate
of sixty (60) days (whether or not consecutive), or if any debtor in possession
(whether or not Tenant) trustee, receiver or liquidator of Tenant or of all or
any substantial part of its properties or of the Premises shall be appointed
without the consent or acquiescence of Tenant and such appointment shall remain
unvacated or unstayed for an aggregate of sixty (60) days (whether or not
consecutive); or

 

(vi)          If a Default of Tenant of the kind set
forth in clauses (i) or (ii) above shall occur and if either (a) Tenant
shall cure such Default within the applicable grace period or (b) Landlord
shall, in its sole discretion , permit Tenant to cure such Default after the
applicable grace period has expired, and an event which would constitute a
similar Default if not cured within the applicable grace period shall occur
more than twice within the next 365 days, whether or not such event is cured
within the applicable grace period;

 

then in any such case (1) if such
Default of Tenant shall occur prior to the Commencement Date, this Lease shall ipso
facto, and without further act on the part of Landlord, terminate, and (2) if
such Default of Tenant shall occur after the Commencement Date, Landlord may
terminate this Lease by notice to Tenant, and thereupon this Lease shall come
to an end as fully and completely as if such date” were the date herein
originally fixed for the expiration of the Term of this Lease, and Tenant will
then quit and surrender the Premises to Landlord, but Tenant shall remain
liable as hereinafter provided.

 

(b)           If this Lease shall be terminated as
provided in this Article, or if any execution or attachment shall be issued
against Tenant or any of Tenant’s property whereupon the Premises shall be
taken or occupied by someone other than Tenant, then Landlord may, without
notice, re-enter the Premises, either by summary proceedings, ejectment or
otherwise (except by force), and remove and dispossess Tenant and all other
persons and any and all property from the same, as if this Lease had not been
made, and Tenant hereby waives the service of notice of intention to re-enter
or to institute legal proceedings to that end.

 

(c)           In the event of any termination,
Tenant shall pay the Basic Rent, Escalation Charges and other sums payable
hereunder up to the time of such termination, and thereafter Tenant, until the
end of what would have been the Term of this Lease in the absence of such
termination, and whether or not the Premises shall have been relet, shall be
liable to Landlord for, and shall pay to Landlord, as liquidated current
damages, the Basic Rent, Escalation Charges and other sums payable hereunder as
additional rent, less the net proceeds, if any, of any reletting of the
Premises, after deducting all expenses in connection with such reletting,
including, without limitation, all repossession costs, brokerage commissions,
legal expenses, attorneys’ fees, advertising, expenses of employees, alteration
costs and expenses of preparation for such reletting.  Tenant shall pay such current damages to
Landlord monthly on the days which the Basic Rent would have been payable
hereunder if this Lease had not been terminated.

 

34

 

(d)           At any time after such termination,
whether or not Landlord shall have collected any such current damages, as
liquidated final damages and in lieu of all such current damages beyond the
date of such demand, at Landlord’s election Tenant shall pay to Landlord an
amount equal to the excess, if any, of the Basic Rent, which would be payable
hereunder from the date of such demand for what would be the then unexpired
Term of this Lease if the same had remained in effect, over the then fair net
rental value of the Premises for the same period.  The amounts payable pursuant to this paragraph
(d), to the extent payable in one lump sum, shall be discounted to present
value (using the 10 year Treasury Bill Rate as the discount factor).  For purposes of this paragraph, “fair net
rental value” shall mean 100% of the “Fair Market Rental Value” determined in
accordance with Exhibit D employing such additional criteria as are set
forth in this paragraph (d) except that the fees, costs and expenses of
all appraisers shall be deemed a cost of Tenant and paid for by Tenant as an
additional charge under this Lease.

 

(e)           In the case of any Default by Tenant,
re-entry, expiration and dispossession by summary proceeding or otherwise,
Landlord may (i) re-let the Premises or any part or parts thereof, either
in the name of Landlord or otherwise, for a term or terms which may at Landlord’s
option be equal to or less than or exceed the period which would otherwise have
constituted the balance of the Term of this Lease and may grant concessions or
free rent to the extent that Landlord considers advisable and-necessary to
re-let the same and (ii) may make such reasonable alterations, repairs and
decorations in the Premises as Landlord in its sole judgment considers
advisable and necessary for the purpose of reletting the Premises; and the
making of such alterations, repairs and decorations shall not operate or be
construed to release Tenant from liability hereunder as aforesaid.  Landlord shall in no event be liable in any
way whatsoever for failure to re-let the Premises, or, in the event that the
Premises are re-let, for failure to collect the rent under such
re-letting.  Tenant hereby expressly
waives any and all rights of redemption granted by or under any present or
future laws in the event of Tenant being evicted or dispossessed, or in the
event of Landlord obtaining possession of the Premises, by reason of the
violation by Tenant of any of the covenants and conditions of this Lease.

 

(f)            If a Guarantor of this Lease is
named in Section 1.2, the happening of any of the events described in
paragraphs (a)(iv) or (a)(v) of this Section 13.1 with respect to
the Guarantor shall constitute a Default of Tenant hereunder.

 

(g)           The specified remedies to which
Landlord may resort hereunder are not intended to be exclusive of any remedies
or means of redress to which Landlord may at any time be entitled to lawfully,
and Landlord may invoke any remedy (including the remedy of specific
performance) allowed at law or in equity as if specific remedies were not
herein provided for.

 

(h)           All costs and expenses incurred by or
on behalf of Landlord (including, without limitation, attorneys’ fees and
expenses) in enforcing its rights hereunder or occasioned by any Default of
Tenant shall be paid by Tenant.

 

13.2         LANDLORD’S
DEFAULT.  Landlord shall in no event be
in default of the performance of any of Landlord’s obligations hereunder unless
and until Landlord shall have

 

35

 

unreasonably
failed to perform such obligation within a period of time reasonably required
to correct any such default, after notice by Tenant to Landlord specifying
wherein Landlord has failed to perform any such obligations.

 

ARTICLE XIV

 

MISCELLANEOUS PROVISIONS

 

14.1         EXTRA HAZARDOUS
USE.  Tenant covenants and agrees
that Tenant will not do or permit anything to be done in or upon the Premises,
or bring in anything or keep anything therein, which shall increase the rate
of.  property or liability insurance on
the Premises or of the Building above the standard rate applicable to premises
being occupied for Permitted Uses; and Tenant further agrees that; in the event
that Tenant shall do any of the foregoing, Tenant will promptly pay to
Landlord, on demand, any such increase resulting therefrom, which shall be due
and payable as an additional charge hereunder.

 

14.2         WAIVER.  (a)  Failure on the part of Landlord or
Tenant to complain of any action or non-action on the part of the other, no
matter how long the same may continue, shall never be a waiver by Tenant or
Landlord, respectively, of any of their respective rights hereunder.  Further, no waiver at any time of any of the
provisions hereof by Landlord or Tenant shall be construed as a waiver of any
of the other provisions hereof, and a waiver at any time of any of the
provisions hereof shall not be construed as a waiver at any subsequent time of
the same provisions.  The consent or
approval of Landlord or Tenant to or of any action by the other requiring such
consent or approval shall not be construed to waive or render unnecessary
Landlord’s or Tenant’s consent or approval to or of any subsequent similar act
by the other.

 

(b)           No payment by Tenant, or acceptance
by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall
be treated otherwise than as a payment on account of the earliest installment
of any payment due from Tenant under the provisions hereof.  The acceptance by Landlord of a check for a
lesser amount with an endorsement or statement thereon, or upon any letter
accompanying such check, that such lesser amount is payment in full, shall be given
no effect, and Landlord may accept such check without prejudice to any other
rights or remedies which Landlord may have against Tenant,

 

14.3         COVENANT OF
QUIET ENJOYMENT.  Tenant,
subject to the terms and provisions of this Lease, on payment of the Basic Rent
and Escalation Charges and observing, keeping and performing all of the other
terms and provisions of this Lease on Tenant’s part to be observed, kept and
performed, shall lawfully, peaceably and quietly have, hold, occupy and enjoy
the Premises during the term hereof, without hindrance or ejection by any
persons lawfully claiming under Landlord to have title to the Premises superior
to Tenant; the foregoing covenant of quiet enjoyment is in lieu of any other
covenant, express or implied.

 

14.4         LANDLORD’S
LIABILITY.  (a) 
Tenant specifically agrees to look solely to Landlord’s then equity interest in
the Property at the time owned, for recovery of any judgment from Landlord; it
being specifically agreed that Landlord (original or successor) shall never be

 

36

 

personally
liable for any such judgment, or for the payment of any monetary obligation to
Tenant.

 

(b)           With respect to any services or
utilities to be furnished by Landlord to Tenant, Landlord shall in no event be
liable for failure to furnish the same when prevented from doing so by Force
Majeure, strike, lockout, breakdown, accident, order or regulation of or by any
governmental authority, or failure of supply, or inability by the exercise of
reasonable diligence to obtain supplies, parts or employees necessary to
furnish such services, or because of war or other emergency, or for any cause
beyond Landlord’s reasonable control, or for any cause due to any act or
neglect of Tenant or Tenant’s servants, agents, employees, licensees or any
person claiming by, through or under Tenant; nor shall any such failure give
rise to any claim in Tenant’s favor that Tenant has been evicted, either
constructively or actually, partially or wholly.

 

(c)           In no event shall Landlord ever be
liable to Tenant for any loss of business or any other indirect or
consequential damages suffered by Tenant from whatever cause.

 

(d)           With respect to any repairs or
restoration which are required or permitted to be made by Landlord, the same
may be made during normal business hours provided, however, that to the extent
within its control, Landlord shall use good faith efforts to avoid unnecessary
interference with Tenant’s use of the Premises. 
Landlord shall have no liability for damages to Tenant for
inconvenience, annoyance or interruption of business arising therefrom.

 

14.5         NOTICE TO
MORTGAGEE OR GROUND LESSOR.  After receiving notice from any person, firm
or other entity that it holds a mortgage or a ground lease which includes the
Premises, no notice from Tenant to Landlord alleging any default by Landlord
shall be effective unless and until a copy of the same is given to such holder
or ground lessor (provided Tenant shall have been furnished with the name and
address of such holder or ground lessor), and the ) curing of any of Landlord’s
defaults by such holder or

 

37

 

ground
lessor within the time period allocated to Landlord for such performance shall
be treated as performance by Landlord.

 

14.6         ASSIGNMENT OF
RENTS AND TRANSFER OF TITLE.  (a)  With reference to any assignment by
Landlord of Landlord’s interest in this Lease, or the rents payable hereunder,
conditional in nature or otherwise, which assignment is made to the holder of a
mortgage on property which includes the Premises, Tenant agrees that the
execution thereof by Landlord, and the acceptance thereof by the holder of such
mortgage, shall never be treated as an assumption by such holder of any of the
obligations of Landlord hereunder unless such holder shall, by notice sent to
Tenant, specifically otherwise elect and that, except as aforesaid, such holder
shall be treated as having assumed Landlord’s obligations hereunder only upon
exercising its rights and taking possession pursuant to such assignment or mortgage
(but only during such time as such holder is actually in possession under such
assignment or mortgage) or upon foreclosure of such holder’s mortgage and the
taking of possession of the Premises.

 

(b) 
In no event shall the acquisition of Landlord’s interest in the Property by a
purchaser which, simultaneously therewith, leases Landlord’s entire interest in
the Property back to the seller thereof be treated as an assumption by
operation of law or otherwise, of Landlord’s obligations hereunder, but Tenant
shall look solely to such seller-lessee, and its successors from time to time
in title, for performance of Landlord’s obligations hereunder.  In any such event, this Lease shall be
subject and subordinate to the lease to such purchaser provided that such
purchaser/lessor shall enter into an agreement with Tenant, recordable in form,
to the effect that in the event of a termination of such lease, this Lease
shall not be terminated or disturbed by such purchaser/lessor or anyone
claiming by, through or under such purchaser/lessor so long as no Default of
Tenant is then continuing or shall thereafter occur beyond expiration of
applicable notice and cure periods, if any. 
For all purposes, such seller-lessee, and its successors in title, shall
be the Landlord hereunder unless and until Landlord’s position shall have been
assumed by such purchaser-lessor.

 

(c) 
Except as provided in paragraph (b) of this Section, in the event of any
transfer of title to the Property by Landlord, Landlord shall thereafter be entirely
freed and relieved from the performance and observance of all covenants and
obligations hereunder.

 

14.7         RULES AND
REGULATIONS.  Tenant shall
abide by rules and regulations from time to time established by Landlord,
it being agreed that such rules and regulations will be established and
applied by Landlord in a non-discriminatory fashion, such that all rules and
regulations shall be generally applicable to other tenants of the Building of
similar nature to the Tenant named herein. 
Landlord agrees to use reasonable efforts to insure that any such rules and
regulations are uniformly enforced, but Landlord shall not be liable to Tenant
for violation of the same by any other tenant or occupant of the Building, or
persons having business with them.  In
the event that there shall be any conflict between such rules and 

 

38

 

regulations
and the provisions of this Lease, the provisions of this Lease shall control.

 

14.8         ADDITIONAL
CHARGES.  If Tenant
shall fail to pay when due any sums under this Lease designated or payable as
an additional charge or additional rent, Landlord shall have the same rights
and remedies against Tenant as Landlord has hereunder for failure to pay Basic
Rent.

 

14.9         INVALIDITY OF
PARTICULAR PROVISIONS.  If
any term or provision of this Lease, or the application thereof to any person
or circumstance shall, to any extent, be invalid or unenforceable, the
remainder of this Lease, or the application of such term or provision to
persons or circumstances other than those as to which it is held invalid or
unenforceable, shall not be affected thereby, and each term and provision of
this Lease shall be valid and be enforced to the fullest extent permitted by
Law.

 

14.10       PROVISIONS
BINDING, ETC.  Except as
herein otherwise provided, the terms hereof shall be binding upon and shall
inure to the benefit of the successors and assigns, respectively, of Landlord
and Tenant and, if Tenant shall be an individual, upon and to his heirs,
executors, administrators, successors and assigns.  Each term and each provision of this Lease to
be performed by Tenant shall be construed to be both a covenant and a
condition.  The reference contained to
successors and assigns of Tenant is not intended to constitute a consent to
assignment by Tenant, but has reference only to those instances in which
Landlord may later give consent to a particular assignment as required by those
provisions of Article VI hereof.

 

14.11       RECORDING.  Tenant agrees not to record this Lease, but
each party hereto agrees, on the request of the other, to execute a so-called
notice of lease in form recordable and complying with applicable law and
reasonably satisfactory to Landlord’s attorneys.  In no event shall such document set forth the
rent or other charges payable by Tenant under this Lease; and any such document
shall expressly state that it is executed pursuant to the” provisions contained
in this Lease, and is not intended to vary the terms and conditions of this
Lease.

 

14.12       NOTICES.  Whenever, by the terms of this Lease,
notices, consents or approvals shall or may by given either to Landlord or to
Tenant, such notices, consents or approvals shall be in writing and shall be
sent by registered or certified mail, return receipt requested, postage
prepaid:

 

If
intended for Landlord, addressed to Landlord at Landlord’s Original Address
with separate copies addressed to Landlord at 730 Third Avenue, New York, New
York 10017 (a) Attention: Philip R. 
DiGennaro, Vice President Mortgage and Real Estate Division and (b) Attention:
Legal Department (or to such other address as may from time to time hereafter
by designated by Landlord by like notice).

 

39

 

If
intended for Tenant, addressed to Tenant at Tenant’s Original Address until the
Commencement Date and thereafter to the Premises (or to such other address or
addresses as may from time to time hereafter be designated by Tenant by like
notice.)

 

All
such notices shall be effective when deposited in the United States Mail within
the Continental United States, provided that the same are received in ordinary
course at the address to which the same were sent.

 

14.13       WHEN LEASE
BECOMES BINDING.  The
submission of this document for examination and negotiation does not constitute
an offer to lease, or a reservation of, or option for, the Premises, and this
document shall become effective and binding only upon the execution and
delivery hereof by both Landlord and Tenant. 
All negotiations, considerations, representations and understandings
between Landlord and Tenant are incorporated herein and this Lease expressly
supersedes any proposals or other written documents relating hereto.  This Lease may be modified or altered only by
written agreement between Landlord and Tenant, and no act or omission of any
employee or agent of Landlord shall alter, change or modify any of the
provisions hereof.

 

14.14       PARAGRAPH
HEADINGS.  The
paragraph headings throughout this instrument are for convenience and reference
only, and the words contained therein shall in no way be held to explain,
modify, amplify or aid in the interpretation, construction, or meaning of the
provisions of this Lease.

 

14.15       RIGHTS OF
MORTGAGEE OR GROUND LESSOR.  (a)  This Lease shall be subordinate to
any mortgage or ground lease from time to time encumbering the Premises,
whether executed and delivered prior to or subsequent to the date of this
Lease, if the holder of such mortgage or ground lease shall so elect.  If this Lease is subordinate to any mortgage
or ground lease and the holder thereof (or successor) shall succeed to the
interest of Landlord, at the election of such holder (or successor) Tenant
shall attorn to such holder and this Lease shall continue in full force and
effect between such holder (or successor) and Tenant.  Tenant agrees to execute such instruments of
subordination or attornment in confirmation of the foregoing agreement as such
holder may request.  Failure to comply
with any such request shall be deemed a Default of Tenant under this Lease.

 

(b) 
Notwithstanding anything to the contrary contained in Section 14.15(a),
Tenant shall not be required to subordinate this Lease to any mortgage or
ground lease or to the lien of any mortgage nor shall the subordination
provided herein be self-operative unless the holder of such mortgage or ground
lease shall enter into an agreement with Tenant, recordable in form to the
effect that in the event of foreclosure of or similar action taken under such
mortgage or termination of such ground lease, this Lease shall not be
terminated or disturbed by such mortgageholder or ground lessor or anyone
claiming under such mortgageholder or ground lessor, so long as Tenant shall
not be in default under this Lease.  The
form of any such agreement shall be the form as required by any such mortgagee 

 

 

40

 

or
ground lessor.  It is agreed and
understood that the provisions of this clause (b) shall only be applicable
to the rights of the original Tenant named herein, Aspen Technology, Inc.
and such rights shall not inure to the benefit of, nor be applicable to, any
successor or assign of Aspen Technology, Inc.

 

14.16       STATUS REPORT.  Recognizing that both parties may find it
necessary to establish to third parties, such as accountants, banks,
mortgagees, ground lessors, or the like, the then current status of performance
hereunder, either party, on the request of the other made from time to time,
will promptly furnish to Landlord, or the holder of any mortgage or ground lease
encumbering the Premises, or to Tenant, as the case may be, a statement of the
status of any matter pertaining to this Lease, including, without limitation,
acknowledgement that (or the extent to which) each party is in compliance with
its obligations under the terms of this Lease.

 

14.17       SECURITY
DEPOSIT.

 

(a) 
The cash security deposits (hereafter collectively the “Cash Deposit”) or
Letters of Credit required by this Paragraph 14.17 shall be in the following
amounts during the following periods:

 

	
  Valid and to be held

  or applied by

  Landlord for 30 days

  beyond the expiration 

  of Lease Year#

  	
   

  	
  Substitute

  Letter

  of Credit

  	
   

  	
  Minimum
  Aggregate Dollar 

  Amount of Cash Deposit or

  Letters of Credit to be 

  Provided by Tenant

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1

  	
   

  	
  $

  	
  200,000

  	
   

  	
  $

  	
  400,000

  	
   

  
	
  2

  	
   

  	
  $

  	
  300,000

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  3

  	
   

  	
  $

  	
  150,000

  	
   

  	
  $

  	
  350,000

  	
   

  
	
  4

  	
   

  	
  $

  	
  -0-

  	
   

  	
  $

  	
  200,000

  	
   

  
	
  5
  – 10

  	
   

  	
  $

  	
  -0-

  	
   

  	
  $

  	
  -0-

  	
   

  

 

Landlord
has agreed that the security deposit to be held by the Landlord as security for
the performance of Tenant’s obligations under this Lease may be deposited with
Landlord in the form of one or more Letters of Credit (as hereinafter
specified) or in the form of Cash Deposits or in the form of Letters of Credit
and a Cash Deposit, provided, however, that at all times Landlord shall have in
its possession and control, the Minimum Aggregate Dollar amount of Cash Deposit
or Letters of Credit to be provided by Tenant as and when specified by the
provisions of this Section 14.17(a) of this Lease.

 

(b) 
Cash Deposit.  Upon execution and
delivery of this Lease, Tenant has deposited with Landlord the amount of
$200,000.00 (the “First Portion of the Cash Deposit”) as a portion of the Cash
Deposit to be held by Landlord under this Lease.  On or before March 1, 1992, Tenant shall
deposit an additional $200,000.00 in cash with Landlord to be held with the
First Portion of the Gash 

 

41

 

Deposit
until such time as Tenant either provides Landlord with Letters of Credit in
the amounts and form required by Section 14.27(a) and Section 14.27(c) hereof
in substitution for the Cash Deposit or until such time as the Minimum
Aggregate Dollar Amount of Cash Deposit or Letters of Credit to be provided by
Tenant pursuant to Section 14.17(a) shall decrease as provided in Section 14.17(a).  Tenant shall from time to time deposit
additional Cash Deposits with Landlord as and when required by Section 14.17(a).

 

It is agreed that in the event of a Default of Tenant under this Lease,
(whether prior to or after the Commencement Date) Landlord may use, apply or
retain the whole or any part of the Cash Deposit so deposited with Landlord but
only as and to the extent necessary to satisfy the payment of any Basic Rent,
additional rent or any other sum as to which Landlord may expend or be required
to expend by reason of a Default of Tenant in -) respect of any of the terms,
covenants and conditions of this Lease, including, but hot limited to, any
damages or deficiency in the reletting of the Premises, whether such damages or
deficiency occurred before or after summary proceedings or other re-entry by
Landlord.  If Landlord applies all or any
part of the Cash Deposit to cure any Default of Tenant under this Lease, Tenant
shall, within 5 days after the applicable draw, deposit with Landlord
additional cash in an amount equal to the amount so applied by Landlord so that
at all times Landlord shall have the full amount of the Cash Deposit in the
Minimum Aggregate Dollar Amount of Cash Deposit or Letters of Credit to be
provided by Tenant as required by Section 14.17(a) of this
Lease.  In the event that Tenant shall
fully and faithfully comply with all of the terms, provisions, covenants and
conditions of this Lease, the Cash Deposit or portions thereof then in the
possession of Landlord shall be returned to Tenant on or before the date fixed
in Section 14.17 (a) for the release of all or portions of the Cash
Deposit.

 

In the event of a sale or lease of the Property, Landlord shall
transfer the Cash Deposit to the vendee or lessee and Landlord shall thereupon
be released by Tenant from all liability for the return of such Cash Deposit,
and Tenant agrees to look solely to the new Landlord for the return of said
security and it is agreed and understood that the provisions hereof shall apply
to every transfer or assignment made of the Cash Deposit to a new
Landlord.  Any Cash Deposit so
transferred or assigned to a successor to Landlord shall be deposited in one or
more fully insured (FDIC) accounts and shall not be comingled with any other
assets of such successor to the Original Landlord named herein.  Tenant further covenants that it will not
assign or encumber or attempt to assign or encumber the monies deposited herein
as a Cash Deposit and that neither Landlord nor it successors or assigns shall
be bound by any such assignment, encumbrance, attempted assignment or attempted
encumbrance.  It shall be a Default of
Tenant (without the requirement of any notice or opportunity to cure) in the
event that Tenant shall fail to deposit the remaining $200,000.00 of the Cash
Deposit with Landlord on or before March 1, 1992, time being of the
essence.  For so long as there exists no
Default of Tenant under this Lease, the Cash Deposit (or so much thereof as is
being held by the Landlord shall bear interest at an annual rate equal to the
One 

 

42

 

Year
Treasury Bill Rate.  All such interest
shall be paid to Tenant annually on the anniversary of the date of this
Lease.  Tenant shall not be entitled to
receive any interest on the Cash Deposit during the pendency of any Default of
Tenant under this Lease.  Provided there
exists no Default of Tenant, Landlord shall release the Cash Deposit plus
interest thereon then being held by Landlord under this Lease upon delivery to
Landlord of the Letters of Credit in form and substance approved by Landlord
and permitted to be deposited with Landlord by Tenant pursuant to Sections (c),
(d) and (e) of this Section 14.17.  It is agreed and understood that neither
Landlord nor the Manager shall be required to advance any portion of the
Allowance (as said term is defined in Article IV hereof) until such time
as Tenant has deposited the full $400,000.00 in the form of a Cash Deposit as
required hereunder.  It is agreed and
understood that any delays in completing the Premises for occupancy as a result
of Landlord’s failure to advance all or any portion of the Allowance due to
Tenant’s failure to deposit the entire $400,000.00 Cash Deposit with Landlord
within the time and manner provided above shall (i) be the sole
responsibility of Tenant and (ii) not affect the validity of this Lease
nor cause any delays in the occurrence of the Commencement Date.  Tenant shall provide Landlord with 30 days
advance written notice of its desire to substitute Letters of Credit for the
Cash Deposit pursuant to this Section 14.17.

 

(c) 
Letters of Credit Defined.  All
Letters of Credit to be deposited with Landlord pursuant to this Section 14.17
shall be unconditional, confirmed, irrevocable, automatically renewable and payable
through (or confirmed by) a New York City Bank approved by Landlord in its sole
discretion and which Letters of Credit shall be in form and content
satisfactory to Landlord in its sole and absolute discretion in each instance.  As used herein, the term “Original Letter of
Credit” shall mean that certain letter of credit in the amount of
$200,000.00.  The Original Letter of
Credit shall be and remain in force and effect from the date of deposit with
Landlord through and including the 30th day beyond the expiration of the Fourth
(4th) Lease Year and shall expressly provide for its continuance for the period
beginning on the date of deposit with Landlord and expiring on the thirtieth
(30th) day beyond the expiration of the Fourth (4th) Lease Year.  The term “First Substitute Letter of Credit”
shall mean that certain letter of credit in the amount of $200,000.00 which
Tenant shall deliver to Landlord simultaneously with the Original Letter of
Credit and shall be and remain in force and effect for the period beginning on
the date of deposit of the Original Letter of Credit with Landlord through that
date which is thirty (30) days beyond the expiration of the First (1st) Lease
Year.  The term “Additional Substitute
Letters of Credit” shall mean (i) that certain letter of credit in the
amount of $300,000.00 that is issued by a bank satisfactory to Landlord and in
the form required by this Section 14.17 and approved by Landlord which
Tenant shall deliver to Landlord at least twenty (20) days prior to the
commencement of the Second (2nd) Lease Year and shall be and remain in force
and effect for the period beginning on the date which is 20 days prior to the
first day of the Second (2nd) Lease Year through and including that date which
is thirty (30) days after the expiration of the Second (2nd) Lease Year and (ii) that
certain letter of credit in the amount of $150,000.00 that is issued by a bank
satisfactory to Landlord and in the form required by this Section 14.17
and 

 

43

 

approved
by Landlord which Tenant shall deliver to Landlord at least twenty (20) days
prior to the commencement of the Third (3rd) Lease Year and shall be and remain
in force and effect for the period beginning on the date which is 20 days prior
to the first day of the Third Lease Year through and including the date which
is thirty (30) days after the expiration of the Third (3rd) Lea-se Year.  The term “Letters of Credit” shall mean the
Original Letter of Credit, the First Substitute Letter of Credit and the
Additional Substitute Letters of Credit. 
All such Letters of Credit shall be subject to the prior written
approval of Landlord in its sole discretion and shall be in the form required
by this Section 14.17.

 

(d) 
Subject to the provisions of 14.27(a), Tenant shall, as applicable, deposit
with Landlord at the times and manner previously described herein the Original
Letter of Credit, the First Substitute Letter of Credit and the Additional
Substitute Letters of Credit, at Tenant’s sole cost and expense, as security
for the faithful performance and observance by Tenant of the terms, provisions
and conditions of the Lease.  If a
Default of Tenant occurs in respect of any of the terms, provisions and
conditions of the Lease prior to or after the Commencement Date, including, but
not limited to, the payment of Basic Rent, Escalation Charges or Additional
Rent, Landlord may draw on the bank(s) issuing any of the Letters of
Credit at sight for any or all of the balance remaining under the Letters of
Credit and Landlord shall have the right to draw upon and use, apply or retain
the whole or any part thereof but only as and to the extent necessary to
satisfy the payment of any Basic Rent, Additional Rent or any other sum to
which the Default of Tenant has occurred or for any sum which Landlord may
expend or may be required to expend by reason of such Default of Tenant in
respect of any of the terms, covenants and conditions of the Lease including,
but not limited to, any damage or deficiency accrued before or after summary
proceedings or other re-entry by Landlord. 
In the event of a sale of the Land and/or the Building or the leasing of
the Building, Landlord shall have the right to transfer the Letters of Credit
to the transferee, assignee or lessee and Landlord shall thereupon be released
by Tenant from all liability for the return of such security; and Tenant shall
look solely to the new landlord for the return of said security; the provisions
hereof shall apply to every transfer or assignment made of the security to a
new landlord.  Tenant further covenants
that it will not assign or encumber or attempt to assign or encumber the monies
deposited herein as security and that neither Landlord, nor its successors or
assigns shall be bound by any such assignment, encumbrance, attempted
assignment or attempted encumbrance.  In
the event that Landlord draws upon and applies or retains any portion or all of
the Letters of Credit from time to time deposited hereunder, Tenant shall
restore the amount so drawn upon and applied or retained within five (5) business
days of the applicable draw of such amounts so that at all times (subject to
the five day grace period herein referenced) Landlord shall be entitled to draw
down upon the full aggregate amount of the Letters of Credit from time to time
required to be deposited with Landlord hereunder in the instance of a Default
of Tenant.  Any failure of Tenant to
deliver to Landlord any of the Letters of Credit as prescribed herein or to
restore any amount drawn under any Letter of Credit within the time and manner
specified herein shall automatically be deemed to be a Default of Tenant under 

 

44

 

this
Lease and entitle Landlord to (i) exercise any and all rights afforded to
Landlord pursuant to Section 13.1(a) of this Lease and (ii) to
immediately draw down any of the Letters of Credit then in force or effect and
Landlord shall retain such cash amounts as a Cash Deposit pursuant to the
provisions of this Section 14.17.

 

(e) 
The Letters of Credit shall be deposited and maintained with Landlord and held
by Landlord as security for the faithful performance and observance by Tenant
of the terms, provisions and conditions of this Lease and in the event that (i) any
Default of Tenant occurs under the terms of the Lease or (ii) Landlord
transfers its right, title and interest under the Lease to a third party and
any bank(s) issuing any of the Letters of Credit shall not consent to the
transfer of any of the beneficial interest of such Letters of Credit to such
third party or (iii) if any such Letter of Credit shall be terminated
prior to the date upon which it is required to be in effect hereunder, then
Landlord may draw on the Letters of Credit in their entirety, except that in
the case of a Default of Tenant as set forth in clause (i) hereof,
Landlord shall only be entitled to draw down such amounts as may be necessary
to satisfy or remedy such Default of Tenant and the balance of the proceeds of
the Letters of Credit (if any) shall be held and applied as security as a Cash
Deposit under this Section 14.17 and shall be replenished (or, if
applicable, portions shall be released to Tenant), if necessary, as provided
above so that at all times hereunder Landlord shall be in possession of only
(but no less than) the Minimum Aggregate Dollar Amount of Cash Deposit or
Letters of Credit described in Section 14.17(a).  Tenant shall pay all costs associated with
obtaining, replacing (as necessary), transferring, extending and maintaining
the Letters of Credit in accordance with the terms of this Paragraph
14.17.  All such amounts held on deposit
with Landlord as Cash Deposits and not drawn upon by Landlord together with
interest thereon pursuant to the terms of this Lease shall be returned to Tenant
within 30 days after the end of the Fourth Lease Year.

 

45

 

14.18       REMEDYING
DEFAULTS.  Landlord
shall have the right, but shall not be required, to pay such sums or to do any
act which requires the expenditure of monies which may be necessary or
appropriate by reason of the failure or neglect of Tenant to perform any of the
provisions of this Lease, and in the event of the exercise of such right by
Landlord, Tenant agrees to pay to Landlord forthwith upon demand all such sums,
together with interest thereon at a rate equal to 3% over the prime rate in
effect from time to time at the Bank of Boston (but in no event greater than
the highest rate permitted by law), as an additional charge.  Any payment of Fixed Rent, Escalation Charges
or other sums payable hereunder not paid when due shall, at the option of
Landlord, bear interest at a rate equal to 3% over the prime rate in effect
from time to time at the Bank of Boston or if the Bank of Boston shall cease to
publish such prime rate, a similar rate of interest published by a bank in
Boston, Massachusetts designated by Landlord (but in no event greater than the
highest rate permitted by law) from the due date thereof and shall be payable
forthwith on demand by Landlord, as an additional charge.

 

14.19       HOLDING OVER.  Any holding over by Tenant after the
expiration of the Term of this Lease shall be treated as a daily tenancy at
sufferance at a rate equal to the then fair rental value of the Premises but in
no event less than one and one half (1 1/2) of the sum of (i) Fixed Rent
and (ii) Escalation Charges in effect on the expiration date.  Tenant shall also pay to Landlord all
damages, direct and/or indirect (including any loss of a tenant or rental
income), sustained by reason of any such holding over.  Otherwise, such holding over shall be on the
terms and conditions set forth in this Lease as far as applicable.

 

14.20       WAIVER OF
SUBROGATION.  Insofar as, and to the
extent that, the following provision shall not make it impossible to secure
insurance coverage obtainable from responsible insurance companies doing
business in the locality in which the Property is located (even though extra
premium may result therefrom) Landlord and Tenant, mutually agree that any
property damage insurance carried by either shall provide for the waiver by the
insurance carrier of any right of subrogation against the other, and they
further mutually agree that, with respect to any damage to property, the loss
from which is covered by insurance then being carried by them, respectively,
the one carrying such insurance and suffering such loss releases the other of
and from any and all claims with respect to such loss to the extent of the
insurance proceeds paid with respect thereto.

 

14.21       SURRENDER OF
PREMISES.  Upon the
expiration or earlier termination of the Term of this Lease, Tenant shall peaceably
quit and surrender to Landlord the Premises in neat and clean condition and in
good order, condition and repair, together with all alterations, additions and
improvements which may have been made or installed in, on or to the Premises
prior to or during the Term of this Lease, excepting only ordinary wear and use
and damage by fire or other casualty for which, under other provisions of this
Lease, Tenant has no responsibility of repair and restoration.  Tenant shall remove all of Tenant’s Removable
Property and, to the extent specified by Landlord pursuant to or as a condition
of Landlord’s consent to any improvement or alteration made by Tenant pursuant
to 

 

46

 

Section 5.2, all alterations and additions made by Tenant and all
partitions wholly within the Premises other than those partitions work and
improvements paid for through the Allowance and shall repair any damage to the
Premises or the Building caused by such removal.  Any Tenant’s Removable Property which shall
remain in the Building or on the Premises after the expiration or termination
of the Term of this Lease shall be deemed conclusively to have been abandoned,
and either may be retained by Landlord as its property or may be disposed of in
such manner as Landlord may see fit, at Tenant’s sole cost and expense.

 

14.22       SIGNAGE.  Landlord acknowledges that Tenant intends to
erect a sign on the exterior of the Building similar in size to the former “Interleaf
sign.  Landlord shall have the right to
approve the size, content, location and manner of illumination of such exterior
signage, which approval shall not be unreasonably withheld or delayed provided
that such signage is consistent with the size, location and manner of
illumination of the prior existing Interleaf signage and the content thereof
consists merely of Tenant’s name and corporate logo.  The cost of erecting, maintaining and
repairing the approved signage shall be borne by Tenant at its sole cost and
expense.  Tenant shall also be responsible
for obtaining all necessary permits and approvals for the approved signage from
any governmental agency having jurisdiction thereover.  Tenant shall provide Landlord with copies of.  all permits and approvals obtained in
connection with the approved signage prior to erection thereof.  Tenant” shall repair any damage to the
property or the Building sustained in connection with the erection,
maintenance, repair or removal of the approved signage.  Upon expiration or any earlier termination of
this Lease, Tenant shall, at its sole cost and expense, remove the approved
signage and repair any damage to the property and/or the Building resulting
from such removal.  The provisions
regarding Tenant’s obligation .to pay the cost of erection, maintaining and
repairing the approved signage and removal thereof and the repair of any damage
to the Building as a result thereof shall survive any expiration or earlier
termination of this Lease.  Except as
permitted by this Section 14.22, Tenant shall erect no signs or lettering
on any portion of the Building which are visable from the exterior of the
Building without first obtaining the written consent of Landlord, which consent
shall not be unreasonably withheld or delayed.

 

14.23       SUBSTITUTE
SPACE.  Intentionally Omitted.

 

14.24       BROKERAGE.  Tenant warrants and represents that Tenant
has dealt with no broker in connection with the consummation of this Lease
other than Lynch, Murphy, Walsh & Partners and Fallon, Hines &.  O’Connor (collectively the “Broker”), and, in
the event of any brokerage claims against Landlord predicated upon prior
dealings with Tenant, Tenant agrees to defend the same and indemnify Landlord
against any such claim (except any claim by the Broker).  Landlord shall be responsible for the payment
of brokerage commissions or fees due and owing the Broker.

 

47

 

14.25       SPECIAL
TAXATION PROVISIONS.  Landlord
shall have the right at any time and from time to time, to unilaterally amend
the provisions of this Lease if Landlord is advised by its Counsel that all or
any portion of the monies paid by Tenant to Landlord hereunder are, or may be
deemed to be, unrelated business income within the meaning of the United States
Internal Revenue Code, or regulation issued thereunder, and Tenant agrees that
it will execute all documents or instruments necessary to effect such amendment
or amendments, provided that no such amendment shall result in Tenant having to
pay in any one calendar year more money on account of its occupancy of the
demised premises under the provisions of this Lease as so amended and provided
further, that no such amendment or amendments shall result in Tenant receiving
under the provisions of this Lease less services than it is entitled to receive
nor services of a lesser quality.

 

Anything
contained in the foregoing provisions of this Lease (including, without
limitation, Article 6 hereof) 5 to the contrary notwithstanding, neither
Tenant nor any other person having an interest in the possession, use,
occupancy or utilization of the Premises shall enter into any lease, sublease,
license, concession or other agreement for use, occupancy or utilization of
space in the Premises which provides for rental or other payment for such use,
occupancy or utilization based, in whole or in part, on the net income or
profits derived by any person from the premises leased, used, occupied or
utilized (other than an amount based on a fixed percentage or percentages of
receipts or sales), and any such purported lease, sublease, license, concession
or other agreement shall be absolutely void and ineffective as a conveyance of
any right or interest in the possession, use, occupancy or utilization of any
part of the Premises.

 

14.26       HAZARDOUS
MATERIALS.  Tenant shall
not (either with or without negligence) cause or permit (by Tenant or anyone
claiming by, through or under Tenant) the escape, disposal, release or threat
of release of any biologically or chemically active or other Hazardous
Materials (as said term is hereafter defined) on, in, upon or under the
Property or the Premises.  Tenant shall
not allow the generation, storage, use or disposal of such Hazardous Materials
in any manner not sanctioned by law or by the highest standards prevailing in
the industry for the generation, storage, use and disposal of such Hazardous
Materials, nor allow to be brought into the Property any such Hazardous
Materials except for use in the ordinary course of Tenant’s business, and then
only after written notice is given to Landlord of the identity of such
Hazardous Materials.  Hazardous Materials
shall include, without limitation, any material or substance which is (i) petroleum,
(ii) asbestos, (iii) designated as a “hazardous substance” pursuant
to Section 311 of the Federal Water Pollution Control Act, 33 u.S.C.  SS 1251 et seq.  (33 U.S.C. 
SS 1321) or listed pursuant to SS 307 of the Federal Water Pollution
Control Act (33 U.S.C.  SS 1317), (iv) defined
as a “hazardous waste” pursuant to Section 1004 of the Resource
Conservation and Recovery Act, 42 U.S.C. 
SS 6901 et seq.  (42 U.S.C.  SS 6903), (v) defined as a “hazardous
substance” pursuant to Section 101 of the Comprehensive Environmental
Response, Compensation, and Liability Act, 42 U.S.C.  SS 9601 et seq.  (42 U.S.C. 
SS 9601), as amended, or (vi) defined 

 

48

 

as “oil” or a “hazardous waste”, a “hazardous substance”, a “hazardous
material” or a “toxic material” under any other law, rule or regulation
applicable to the Property, including, without limitation, Chapter 21E of the
Massachusetts General Laws, as amended. 
If any lender or governmental agency shall ever require testing to
ascertain whether or not there has been any release of Hazardous Materials,
then the reasonable costs thereof > shall be reimbursed by Tenant to
Landlord upon demand as additional charges but only if such requirement is the
result of the acts or omissions of Tenant. 
In addition, Tenant shall execute affidavits, representations and the
like, from time to time, at Landlord’s request concerning Tenant’s best
knowledge and belief- regarding the presence of Hazardous Materials on the
Premises.  In all events, Tenant shall
indemnify and save Landlord harmless from any release or threat of release or
the presence or existence of Hazardous Materials on the Premises occurring
while Tenant is in possession, or elsewhere on the Property if caused by Tenant
or persons acting under Tenant.  The
within covenants and indemnity shall survive the expiration or earlier termination
of the Term of this Lease.  Landlord
expressly reserves the right to enter the Premises to perform regular
inspections.  Landlord shall endeavor to
provide Tenant with advance oral notice of its intent to enter the Premises or
permitted herein, but in no event shall failure to provide such notice to
Tenant preclude Landlord from entering the Premises or exercising its rights
under this Section 14.27.

 

14.27       NET LEASE.  This is, and is intended to be, a Net Lease,
and accordingly, except as expressly otherwise provided for herein, all
charges, assessments and impositions made upon the Property and all costs,
expenses and other obligations paid or incurred by Landlord of any kind or
nature whatsoever in insuring, maintaining and/or repairing the Premises or the
Building or the Property or any additions to the Building shall be included in
determining Landlord’s costs of which Tenant is obligated to pay a pro rata
share or the entirety, as the case may be, as provided hereinabove.

 

14.28       GOVERNING LAW.  This Lease shall be governed exclusively by
the provisions hereof and by the laws of the Commonwealth of Massachusetts, as
the same may from time to time exist.

 

14.29       MANAGER;
MANAGEMENT FEES; DESIGNATION; MANAGEMENT SPECIFICATIONS.

 

(a) 
Generally: At all times during the Term of this Lease, there shall be a Manager
of the Building, which Manager shall, at a minimum, perform the functions
specified in Exhibit F to this Lease for the benefit of all of the tenants
of -the Building or as may be required by the terms of all leases with respect
to the Building.  As and to the extent
that Tenant shall desire or require management functions and/or services in
excess of those set forth in Exhibit F, Tenant shall advise Landlord of
such need or requirement and, to the extent reasonably possible, such function
shall be provided by the Manager and 100% of the costs of providing such
function shall be borne by Tenant, as an additional charge to 

 

49

 

Tenant
Tinder this Lease.At all times during the Term of this Lease., the functions
and “services to be provided by the Manager shall X performed pursuant to a
written contract with the Landlord (a “Management Contract”) and each such
Management Contract shall provide for cancellation by the Landlord upon 30 days
written notice given at any time. 
Similarly, all outside service and vendor contracts (“Outside Vendor
Contracts”) entered into by the Manager shall provide for 30 day cancellation
at any time by written notice from the Manager.

 

Landlord
and Tenant each hereby agree that they desire to have high quality services
provided to the Building at competitive costs. 
Each Lease Year during the Term of this Lease, the Manager shall review
recurring Outside Vendor Contracts having an annual cost in excess of $5,000.00
(such contracts-being “Major Service Contracts”).  As part of such review, the Manager shall
consult with Tenant so as to obtain Tenant’s opinion of the services provided
by each vendor.  The annual review of
Major Service Contracts shall include, without limitation, HVAC, cleaning and
trash hauling.  In the event that, based
oa such review Landlord shall, in its discretion, determine that any such
service or function being provided through a Major Service Contract, may be
provided to the Building at the same or better level of service with reduced
costs and in the best interests of all tenants of the Building, then, Landlord
may, but shall not be required to, terminate the applicable Major Service
Contract and enter into a substitute Major Service Contract with another party
at lower cost.  It is agreed that all
determinations and decisions with respect to Outside Vendor Contracts any Major
Service Contracts shall be made by Landlord in its sole discretion.

 

The
amount of the fixed management fee charged by the Manager (“Fixed Management
Fee”) shall be limited as hereinafter set forth.  For the First Lease Year, the Fixed
Management Fee shall be $,38 per rentable square foot contained in the Building
(including the rentable square footage of the Retail Rentable Area but
excluding the number of rentable square feet on the sixth floor of the Building
not actually leased to Tenant or other tenants).  In no event shall the Fired Management Fee,
for and with respect to any Lease Year, exceed the suro of the Fixed Management
Fee incurred during the previous Lease Year plus an amount equal to the Fixed
Management Fee payable in connection with the immediately preceding Lease Year
multiplied by the CPI Percentage.  As
used herein, the term “CPI Percentage” shall mean the x percentage increase, if
any, in the consumer price index all items Boston, Massachusetts (the “CPI
Index?) publishes by the United States Department of Labor (or if there ceases
to be such an index, an index reasonably selected by Landlord to reflect
increases in consumer costs and prices in the Boston, Massachusetts area)
between the CPX Index last published prior to commencement of the immediately
preceding Lease Year and the CPI Index last published prior to commencement of
the Lease Year for which the Fixed Management Fee is being computed.

 

50

 

(b) 
Designation of Manager.

 

(i)  Initially, the Manager shall be Leggat
McCall Property Management, Inc, Landlord shall have the sole and absolute
right to designate the Manager during Lease Years one through and including,
four.

 

(ii)  As and to the extent that commencing with
the beginning of the Fifth Lease Year, Tenant shall be-leasing neatly the
entire Building, Landlord has agreed to grant Tenant the right to designate the
Manager.  Subject to the terms and
provisions hereafter set forth and provided that Tenant shall give Landlord sis
months written notice of its desire to be more directly involved in the
selection of the Manager (a “Management Selection Notice”) and provided further
that Tenant shall not then, or at any time thereafter be in default in the
performance or observance of any term, covenant or condition in the Lease
contained to be performed or observed by Tenant, Tenant shall have the right to
select the Manager.  It is agreed
and.  understood that the Manager
selected by Tenant (“Tenant’s Management Selection”) shall be chosen from a
list of 4 reputable companies regularly engaged in managing office buildings
comparable to the Building in size and use, which list shall be designated by
Landlord and Tenant.  Landlord and Tenant
shall each select two qualified management companies.  The Tenant’s selections to this list shall be
subject to the advance approval of Landlord. 
Within 60 days of Landlord’s receipt o£ a Management Selection Notice,
Landlord shall provide Tenant with its list of 2 reputable management companies
and shall approve or reject Tenant’s selections.  The provisions of paragraph (a) of this Section 14.29
shall apply to the Tenant’s Management Selection and any Management Contract
entered into by Landlord, with Tenant’s Management Selection.

 

Provided
that there is no Default of Tenant pursuant to this Lease, in the event of any
cancellation or termination of the Management Contract between Landlord and the
Tenant’s Management selection or in the event Tenant, for cause, shall
determine that Tenant’s Management Selection is no longer acceptable the
selection process set forth in the first paragraph of this paragraph (ii) shall
be repeated.

 

14.30       PARKING.  As used herein, the tern “Parking Leases”
shall mean (i) that certain Lease Agreement for Parking Spaces in the East
Cambridge Parking Facility - Phase I dated November 19, 1965 by and between
the City of Cambridge (the “City”), as the lessor, and Edgewater Place Limited
Partnership (the “Partnership”), as the lessee, as amended ,by that certain
First Amendment to Lease Agreement for Parking Spaces in the East Cambridge
Parking Facility - Phase 1 dated August, 1986 by and between the City, as
lessor, and the Partnership, as the lessee, copies of which are attached hereto
as Exhibit G with respect to 30 parking spaces within a garage facility
known as the East Cambridge Parking Facility located at the corner of First
Street and Thorndike Street in Cambridge, Massachusetts (the “First Street
Garage”) and (ii) that certain Lease Agreement for Parking Spaces in the
East .Cambridge Parking Facility .-Phase II dated November 19, 1985 by and
between the City, as lessor, and the Partnership, as lessee, as amended by that
certain First Amendment to Lease Agreement for 

 

51

 

Parking
Spaces .in the East Cambridge Parking Facility -Phase II November 19, 1985
dated August, 1986 by and between the City, as lessor, and the Partnership, as
lessee, copies of which are attached hereto as Exhibit H, with respect to
75 parking spaces at the First Street Garage.

 

(a) 
Tenant acknowledges and agrees that Landlord shall cause to be available to
Tenant unreservad and undesignated parking spaces in tha parking area located
at the Building (the “Building Garage”) and the First Street Garage, During
Lease Years one (1) through and including four (4), Landlord shall make available
to Tenant 119 parking spaces as follows:

 

	
  Location

  	
   

  	
  Number of Parking Spaces

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Building Garage

  	
   

  	
  31

  	
   

  
	
  First Street Garage

  	
   

  	
  88

  	
   

  
	
  TOTAL

  	
   

  	
  119

  	
   

  

 

Commencing
on the first day of the fifth (5th) Lease Year of the Term of this Lease,
Landlord shall increase the availability of parking for the Tenant by 22
parking spaces to a total of 141’parking spaces as follows;

 

	
  Location

  	
   

  	
  Number of Parking Spaces

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Building Garage

  	
   

  	
  36

  	
   

  
	
  First Street Garage

  	
   

  	
  105

  	
   

  
	
  TOTAL

  	
   

  	
  141

  	
   

  

 

(b) 
Subject to the written consent of the City as required under the Parking
Leases, Landlord shall sublease all of the 105 parking spaces at the First
Street Garage referred to in the Parking Leases (the “First Street Parking
Spaces”) to the Manager or another entity chosen by Landlord, in its sole and
absolute discretion (the “Subtenant”). 
It is expressly understood and agreed that Subtenant shall execute and
deliver to Landlord a Sublease pursuant to which Subtenant expressly agrees (i) to
assume all of the obligations of the lessee under the Parking Leases and (ii) to
perform all of the terms, provisions, conditions, covenants and agreements
contained in the Parking Leases to be performed by the lessee thereunder.  Furthermore, it is expressly understood and
agreed that the Sublease shall provide that Subtenant lease the required number
of First Street Parking Spaces to Tenant hereunder.  Subtenant shall rent to Tenant the First
Street Parking Spaces at the First Street Garage at the rate and terms set
forth in the Parking Leases.  Tenant
shall pay to Subtenant in advance, on or before the first day of each month
during the Term of this Lease without offset, deduction, abatement or demand
the then current monthly parking rate (the “Parking Charges”) for each parking
space allocated to Tenant (regardless of whether each such Parking Space was
actually used by Tenant or not) as set forth under the terms and conditions of
the Parking Leases.  It is agreed and
understood that the Parking Charges shall apply to each parking space allocated
to Tenant hereunder, 

 

52

 

regardless
of use or non-use thereof by Tenant.  Any
failure of Tenant (i) to make prompt and timely payments to Subtenant of
the rent required under the Parking Leases or (ii) to perform any and all
other monetary and non-monetary obligations under the Parking Leases shall
constitute a Default of Tenant under this Lease.

 

(c) 
Tenant shall provide the Subtenant with the license plate number of any motor
vehicle to be parked in the First Street Garage and in the Building
Garage.  Landlord, at its option, may
provide parking stickers to Tenant to identify any motor vehicle which may be
parked in the First Street Garage and the Building Garage.  Any motor vehicle not properly identified as
belonging to Tenant or not containing appropriate identification may be removed
by Subtenant, at the sole cost and expense of Tenant, without any notice to
Tenant.

 

(d) 
Tenant agrees to indemnify and save Landlord harmless from and against any and
all liabilities, obligations, damages, fines, penalties, claims losses,
demands, costs, charges, judgments and expenses including, without limitation,
reasonable attorneys’ l fees, which the Landlord or its successors or assigns
may sustain as a result of the actions of Tenant and its invitees, guests,
agents, servants, employees, architects, engineers and consultants in using the
First Street Garage and the Building Garage. 
This indemnity shall survive any expiration or early termination of the
Term of this Lease.

 

(e) 
To the maximum extent this agreement may be made effective according to law,
Tenant agrees that Landlord shall not be responsible or liable to Tenant or to
those claiming by, through or under Tenant, for any loss or damage that may be
occasioned by or through the acts or omissions of any person in connection with
use and occupancy of the First Street Parking Spaces and the First Street
Garage.  Tenant and its invitees, guests,
agents, servants, employees, architects, engineers and consultants accept any
and all risks associated with the use and occupancy of the First Street Parking
Spaces and the First Street Garage.

 

(f) 
Upon the occurrence of the Commencement Date, Landlord shall exercise its
option to extend the Parking Leases for such terms as will be at least
co-terminus with the expiration of the term of this Lease.  Landlord shall provide Tenant with notices of
any defaults under or pursuant to the Parking Leases.

 

14.31       ACCESS TO THE
PREMISES.  Subject to
expiration or earlier termination of the Term of this Lease and the terms and
provisions of Section 7.4 and Article XII of this Lease, from and
after the Commencement Date, Tenant shall have the right to enter the Premises
365 days per year on a 24 hour per day basis.

 

14.32       REQUIREMENTS OF
PUBLIC AUTHORITY.

 

(a) 
Legal Requirements.  Tenant shall,
at its own cost and expense, promptly observe and comply with all Legal
Requirements (as said term is hereafter defined).  Tenant shall pay all costs, expenses, liabilities,
losses, damages, fines, penalties, claims and demands, that may in any manner
arise out of or be imposed 

 

53

 

on
the Landlord or the Property because of the failure of Tenant to comply with
the covenants of this Section 14.32 or any Legal Requirement.  As used herein, the term “Legal Requirements”
shall mean and include all Federal, State, county and local laws, rules,
ordinances, codes, regulations, statutes, administrative orders, by-laws or
orders of any governmental agency or authority applicable to, imposed upon or
relating to tenant’s use and enjoyment of anything done in the Property or the
Premises by Tenant, as same are the responsibility of Tenant under this Lease.

 

(b) 
Contests.  Provided that Tenant
shall not be in default under this Lease (beyond expiration of applicable
notice and cure periods, if any), Tenant shall have the right to contest by
appropriate legal proceedings diligently conducted in good faith, in the name
of the Tenant, without cost, expense, liability or damage to the Property or to
Landlord, the validity or application of any Legal Requirement and, if
compliance with any of the terms of any such Legal Requirement may legally be
delayed pending the prosecution of any such proceeding.  Tenant may delay such compliance therewith
until the final determination of such proceeding (but in no event shall such a
delay extend or delay the Anticipated Completion Date or the Commencement
Date), provided in each case that: (a) Landlord shall not be subject to
civil or criminal, claims, penalty or damages or to prosecution for a crime,
nor shall the Property or any equipment and improvements therein or any part
thereof be subject to being condemned or vacated, or subject to any lien or
encumbrance, by reason of non-compliance or otherwise by reason of such
contest; (b) before the commencement of such contest, Tenant shall furnish
to Landlord the bond of a surety company satisfactory to Landlord, in form and
substance satisfactory to Landlord and in an amount equal to one hundred
percent (100%) of the cost of such compliance (as estimated by Landlord) and
shall indemnify Landlord against the cost of such compliance and any liability
resulting from or incurred in connection with such contest or non-compliance
(including, without limitation, attorneys fees); (c) such non-compliance
or contest shall not constitute or result in any violation of any mortgage or
ground lease now or hereafter encumbering the Property, or if any present or
future holder of any such mortgage or the lessor’s position under any ground
lease (a “Land Lessor”) shall condition such non-compliance or contest upon the
taking of action or furnishing of security by Landlord, such action shall be
taken and such security shall be furnished at the expense of Tenant; and (d) Tenant
shall keep Landlord regularly advised as to the status of such proceedings in
good faith and shall diligently prosecute same1 to completion.  Landlord shall be deemed subject to
prosecution for a crime if Landlord, any present or future holder of any such
mortgage, a Land Lessor or any of their officers, directors, partners,
shareholders, agents or employees, is charged with a crime of any kind whatever
unless such charge is withdrawn five (5) days before such party is
required to plead or answer thereto. 
This section 14.32 shall survive the expiration or earlier termination
of this Lease.

 

14.33       COMPLIANCE WITH
THE ADA: LANDLORD’S and TENANT’S OBLIGATIONS.  In any case where it is determined that the^
ADA shall be 

 

54

 

applicable to the Building or the Premises, it is agreed and understood
that the costs of work .  improvements
and materials necessary to effect such compliance shall be born by Landlord or
Tenant, as applicable in accordance with the following allocations:

 

	
  Location

  	
   

  	
  Party Responsible for Costs

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Exterior of Premises
  including common areas not exclusively used by Tenant

  	
   

  	
  Landlord

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Premises including common
  areas exclusively used by Tenant

  	
   

  	
  Tenant

  	
   

  

 

14.34       INDEMNITIES.  Wherever in this Lease it is provided that
one of the parties hereto (the “Indemnitor”) agrees to indemnify the other
party hereto (the “Indemnitee”), it is hereby agreed that:

 

(i)            as soon as reasonably practical
after obtaining knowledge of the existence of a claim or demand upon which it
may be entitled to indemnification, the Indemnitee shall provide written notice
thereof to the Indemnitor, which notice shall state the facts giving rise to
the claim or demand for which the indemnity is asserted;

 

(ii)           the Indemnitee shall cooperate in the
defense of any such claim or demand (at no cost to the Indemnitee), including
making available at reasonable times to the Indemnitor and its counsel the
personnel and records of the Indemnitee relevant to such defense; and

 

(iii)          no such action, suit or proceeding
shall be settled or otherwise compromised without (a) giving the
Indemnitee timely notice of such proposed settlement or compromise and (b) the
express written consent of the Indemnitee.

 

IN WITNESS WHEREOF, Landlord and Tenant have
caused this Lease to be duly executed, under seal, by persons hereunto duly
authorized, in multiple copies, each to be considered an authorized, in
multiple copies, each to be considered an original hereof, as of the date first
set forth above.

 

	
  TENANT:

  	
  LANDLORD:

  
	
   

  	
   

  
	
  Aspen
  Technology, Inc.

  	
  Teachers Insurance and

  
	
   

  	
  Annuity Association of
  America

  
	
   

  	
   

  
	
   

  	
   

  
	
  By: 

  	
  /s/

  	
   

  	
  By: 

  	
  /s/

  
	
   

  	
   

  
	
  Its:

  	
   

  	
  Director

  	
   

  	
  Its:

  	
   

  	
  Director

  
										

 

55

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT B

 

Specifications of Leasehold Improvements and
Tenant Layout

Attached to and made part of Lease dated as of January     .
1992 between

TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, Landlord

and

ASPEN TECHNOLOGY, INC., Tenant

with respect to certain premises at

10 Canal Park, Cambridge, Massachusetts

 

1.                                       Dimensional
floor plan indicating location of partitions, doors and exit locations and
changes (details required of partition and door types).

 

2.                                       Location of
standard electrical convenience outlets and telephone outlets.

 

3.                                       Location and
specification of special electrical- outlets; e.g.  copiers, computers, etc.

 

4.                                       Reflected
ceiling plan showing layout of standard ceiling and lighting fixtures.  Partitions to be shown lightly with switches
located indicating fixtures to be controlled.

 

5.                                       Locations and
details of special ceiling conditions, lighting fixtures, speakers, diffusers,
sprinkler heads, etc.

 

6.                                       Location and
specifications of floor covering, paint or paneling with paint colors specified.

 

7.                                       Finish schedule
plan indicating wall covering, paint, or paneling with paint colors specified.

 

8.                                       Details and
specifications of raised flooring, special millwork, glass partitions, rolling
doors and grilles, blackboards, shelves, demolition work, etc.

 

9.                                       Hardware
schedule indicating door number keyed to plan, size, hardware required
including butts, latchsets or locksets, closures, stops, and any special items
such as thresholds, soundproofing, etc. 
Keying schedule is required.

 

10.                                 Locations and verified
dimensions of all built-in equipment (file cabinets, lockers, plan files,
etc.).

 

11.                                 In the case of Design Block
Plans, all necessary mechanical, plumbing and electrical and sprinkler drawings
to complete the Premises in accordance with Tenant’s Plans and tie same into
Building systems.

 

12.                                 Location and details of
special floor areas whose loading exceeds applicable building codes or building
design.

 

13.                                 Location of any special
soundproofing requirements.

 

 

14.                                 Existence of any extraordinary
HVAC requirements necessitating perforation of structural members.

 

15.                                 Location and details of any
interior stairs, blended deck or other special requirements affecting the
structure.

 

16.                                 Any necessary increase in
the design loads for the building electrical system and air conditioning system
over Building design specifications.

 

 

Deliveries and Receiving - Hours –

 

1.  The
Landlord will use its best efforts to restrict deliveries to Retail Tenants to
the following hours:

 

a)                                                Monday through Friday – 6:00 a.m. to
8:00 a.m.

 

 

EXHIBIT C

 

Tenant Services – Specifications

 

Attached to and made part of
Lease

dated as of January 30,
1992 between

TEACHERS INSURANCE AND
ANNUITY

ASSOCIATION OF AMERICA,
Landlord

and

ASPEN TECHNOLOGY, INC.,
Tenant

with respect to certain
premises at

10 Canal Park, Cambridge,
Massachusetts

 

Cleaning (excepting Saturdays and
Holidays)

 

Lobby

 

Nightly
-

 

1.                                       Brick floor to
be swept and mopped using methods and materials specified by owner

 

2.                                       All ash urns to
be emptied, wiped down and filled with fresh sand.

 

3.                                       Elevator doors
to be wiped down and polished.

 

4.                                       All brass
railings and metal surfaces to be wiped down and polished.

 

5.                                       All glass,
including doors, entrance windows, and building directory to be cleaned and
polished.

 

6.                                       Smudges and
fingerprints to be wiped from walls, switchplates, doors counters, elevator
call buttons and elsewhere as needed.

 

7.                                       All brass
planters to be polished and arranged properly on floor.

 

8.                                       Security desk
to be cleaned and wiped down.

 

9.                                       All carpeted
areas to be vacuumed and spot treated as necessary.

 

Weekly
–

 

1.                                       All horizontal
surfaces to be wiped down and dusted, including moldings, baseboards, pictures,
charts and any other area within reach of cleaner.

 

Monthly
–

 

1.                                       High dusting to
be performed, including all horizontal surfaces beyond reach of cleaner.

 

 

2.                                       All carpeted
areas to be cleaned using extraction method.

 

Quarterly
–

 

1.                                       Dusting of high
hats, diffusers, window frames and sconce light fixtures.

 

Elevators

 

Daily
-

 

1.                                       Carpeted floors
to be vacuumed and sport treated as needed.

 

2.                                       All polished
metal surfaces to be cleaned and polished.

 

3.                                       All door tracks
to be vacuumed and polished.

 

4.                                       All panel edges
and moldings to be dusted.

 

5.                                       All non-metal
hard surfaces to be wiped down and left without streaks.

 

Weekly
–

 

1.                                       All carpeted
areas to be cleaned using extraction method.

 

Receiving
Areas, Garages, Base Building Common Areas –

 

Daily
–

 

1.                                       All brick
floors to be swept and mopped.

 

2.                                       All doors to be
wiped down.

 

3.                                       All garage and
turn-around areas, including loading dock ramps to be swept and picked up.

 

4.                                       All trash
receptacles to be emptied and cleaned.

 

Weekly
–

 

1.                                       Loading dock to
be pressure-washed.

 

Restrooms
and Showers –

 

Daily
–

 

1.                                       All tiled
floors to be swept and mopped.

 

2.                                       All tiled wall
surfaces to be washed down with a germicidal solution and wiped down without
streaks.

 

 

3.                                       All toilets and
urinals to be cleaned thoroughly using a germicidal solution, both inside and
out.

 

4.                                       All sinks and
counters to be cleaned and wiped down using a germicidal solution.

 

5.                                       All soap
dispensers to be filled.

 

6.                                       All feminine
products to be stocked.

 

7.                                       All paper
products, including tissue dispensers, paper towels and toilet tissue to be
re-stocked.

 

8.                                       All mirrors to
be cleaned and polished.

 

9.                                       All trash and
waste receptacles to be emptied and liners replaced.

 

Weekly
–

 

1.                                       All partitions,
and horizontal surfaces to be wiped down with a germicidal solution.

 

2.                                       All trash and
waste receptacles to be removed, washed out and replaced.

 

Monthly
–

 

1.                                       All tiled
floors to be stripped, power scrubbed and sealed.

 

2.                                       All light
fixtures and diffusers to be dusted.

 

Office
Spaces

 

Daily
–

 

1.                                       All high
traffic carpeted areas to be vacuumed.

 

2.                                       All VCT floors
to be swept and mopped.

 

3.                                       All trash
receptacles to be emptied and liners replaced.

 

4.                                       All reception
areas to be left in neat and orderly condition.

 

Weekly
–

 

1.                                       All low-traffic
carpeted areas to be vacuumed and spot treated if needed.

 

2.                                       All table lamps
and hard furniture to be dusted.

 

 

Monthly
–

 

1.                                       High dusting of
pictures, wall hangings, charts, wall hangings and any other areas beyond
normal reach of cleaner.

 

Quarterly
–

 

1.                                       Stripping,
sealing and buffing of all VCT floors.

 

Building
Security

 

Manned
Coverage –

 

1.                                       Shift A – Monday
through Friday, 6:00 a.m. to 9:00 a.m.

 

2.                                       Shift B –
Monday through Friday, 5:00 p.m. to 9:00 p.m.

 

Card
Access System for After-hours entry –

 

1.                                       Monday through
Friday, 9:00 p.m. to 6:00 a.m.

 

2.                                       Saturday,
Sunday and Holidays – 24 hours.

 

Miscellaneous
Tenant Services

 

Window
Cleaning

 

1.                                       Exterior –
Quarterly in March, July, October and December

 

Maintenance

 

Building
Mechanic/Superintendent –

 

1.                                       On duty Monday
through Friday, 9:00 a.m. to 5:00 p.m.

 

2.                                       On call 24
hours a day, 7 days a week.

 

Building
Hours of Operation

 

1.                                       Monday through
Friday, 6:00 a.m. to 9:00 p.m., excluding the following holidays:

 

a)                                      New Years Day

b)                                     President’s Day

c)                                      Martin Luther
King Day

d)                                     Memorial Day

e)                                      Independence
Day

f)                                        Labor Day

g)                                     Columbus Day

h)                                     Veteran’s Day

i)                                        Thanksgiving
Day

 

 

j)                                         Christmas Day
(and the following day when any such day occurs on Sunday).

 

 

EXHIBIT D

to TEN CANAL PARK (the “Lease”)

by and between

TEACHERS INSURANCE AND ANNUITY

ASSOCIATION OF AMERICA, as Landlord

and

ASPEN TECHNOLOGY, INC., as Tenant

dated as of even date herewith

with respect to certain premises at

Ten Canal Park,  Cambridge, MA

 

OPTIONS TO EXTEND; RIGHT OF
REFUSAL

 

1.  OPTIONS
TO EXTEND

 

1.1  Tenant
shall have the right and option, which said option and right shall not be severed
from this Lease or separately assigned, mortgaged or transferred, to extend the
Initial Terra for two (2) additional consecutive periods of five (5) years
each (hereinafter collectively referred to as the “Extension Period” and
singularly as the “First Extension Period” and the “Second Extension Period”,
respectively), provided that (a) Tenant shall give Landlord notice of
Tenant’s exercise of each such option at least eighteen (18) full months prior
to the expiration of the (i) Initial Term with respect to the first such
option, and (ii) First Extension Period with respect to the second such
option and (b) Tenant shall not be in default (beyond expiration of
applicable notice and cure periods, if any) in the performance or observance of
any of the terms and provisions of the Lease on the part of Tenant to be
performed or observed at the time of giving applicable notice and the
commencement of each such Extension Period. 
Except for the amount of Basic Rent (which is to be determined as
hereinafter provided), all the terms, covenants, conditions, provisions and
agreements in the Lease contained shall be applicable to the additional period
through which the Initial Term shall be extended as aforesaid, except that
there shall be no further option to extend the Term nor shall there be any
Allowance nor shalL Landlord be obligated to make or pay for any improvements
to the Premises nor pay any architectural or engineering fees, legal fees,
brokerage fees or inducement payments of any kind or nature.  If Tenant shall give notice of its exercise
of each such option to extend in the manner and within the time period provided
aforesaid, the Term shall be extended upon the giving of such notice without
the requirement of any further attention on the part of either Landlord or
Tenant.  Landlord hereby reserves the
right, exercisable by Landlord in its sole discretion, to waive (in writing)
any or all conditions precedent to Tenant’s exercise of any such option, which
conditions are set forth in clauses (a) and (b) above.

 

If Tenant shall fail to give timely notice of
the exercise of any such option as aforesaid, Tenant shall have no right to
extend the Term of this Lease, time being of the essence of the foregoing
provisions.  Failure to timely exercise
the first such option shall terminate Tenant’s right to exercise the second
such option.  Any assignment by Tenant of
its interest under this Lease or any subleasing of all or any part of the
Premises (other than a subletting of a portion of the Premises consented to by Landlord
pursuant to Article VI) or any termination of this Lease Agreement shall
terminate the rights hereby granted Tenant. 
Any subletting of the Premises will not transfer to the sublessee any of
the rights granted hereby.

 

 

The Basic Rent payable for each twelve (12)
month period during each Extension Period shall be 90% of the Fair Market
Rental Value (as said term is hereinafter defined) as of commencement of the
applicable Extension Period, but, in no event, less than the Basic Rent for and
with respect to the twelve (12) month period immediately preceding commencement
of the applicable Extension Period.  “Fair
Market Rental Value” shall be computed as of the date in question at the then
current annual rental charges, including provisions for subsequent increases
and other adjustments by reference to new leases then currently being
negotiated or executed for comparable space located in comparable buildings
within a two mile radius of the Building in Cambridge.

 

Dispute as to Fair Market
Value.  Landlord shall initially
designate the Fair Market Rental Value and shall furnish data in support of
such designation.  If Tenant disagrees
with Landlord’s designation of the Fair Market Rental Value, Tenant shall have
the right, by written notice given to Landlord within thirty (30) days after
Tenant has been notified of Landlord’s designation, to submit such Fair Market
Rental Value to arbitration as follows: Fair Market Rental Value shall be
determined by impartial arbitrators, one to be chosen by Landlord, one to be
chosen by Tenant, and a third to be selected, if necessary, as below
provided.  The unanimous written decision
of the two first chosen, without selection and participation of a third
arbitrator, or otherwise, the written decision of a majority of three
arbitrators chosen and selected as provided below, shall be conclusive and
binding upon Landlord and Tenant. 
Landlord and Tenant shall each notify the other of its chosen arbitrator
within ten (10) days following the call for arbitration and, if such two
arbitrators shall not have reached a unanimous decision within thirty (30) days
after their designation, they shall so notify the then president of the Boston
Bar Association and request him to select an impartial third arbitrator, who
shall be an office building owner, a real estate counsellor or lawyer or a
broker dealing with like types of properties, to determine Fair Market Rental
Value as herein defined.  The arbitrators
shall advise the parties of their determination at least 30 days prior to the
Extension Period.  If the dispute between
the parties as to a Fair Market Rental Value has not been resolved before the
commencement of tenant’s obligation to pay rent based upon such Fair Market
Rental Value, then Tenant shall pay Basic Rent and other charges under the
Lease in respect of the Premises in the amounts which were applicable to the
twelve (12) month period immediately prior to the applicable Extension Period
until either the agreement of the parties as to the Fair Market Value
designated by Landlord/ or the decision of the arbitrators, as the case may be,
at which time Tenant shall pay any underpayment of Basic Rent and other charges
to Landlord.

 

2.  RIGHT
OF FIRST REFUSAL.  Tenant and
Landlord acknowledge that Damons (“Damons”) and Pizzeria Uno (“Uno”) lease
space on the first floor of the Building. 
In addition, the space located on the sixth floor of the Building is
presently vacant.  In the event that (i) either
Damons or Uno’s shall vacate the Building or (ii) Landlord shall receive
an offer to Lease the space on the sixth floor from a third party, prior to
entering into a lease for such vacant space with any third party desiring to
lease such vacant space, Landlord shall first submit to Tenant a writing (the “Offer”)
setting forth the terms and conditions upon which such third party would agree
to lease such vacant space.  Within ten (10) days
of Tenant’s receipt of the Offer, Tenant shall have the right to accept each
and every term contained in the Offer by written notice to Landlord, whereupon
Landlord and Tenant shall enter into an additional lease or an amendment to
this Lease incorporating the terms and provisions of the Offer within twenty
(20) days of Tenant’s acceptance of the Offer. 
Failure of Tenant to (i) accept the Offer in its entirety within
the ten 

 

 

(10) day period set forth above or (ii) to
enter into the Lease or an amendment to this Lease regarding the terms of the
Offer within the twenty (20) day period set forth above shall be deemed a
waiver of Tenant’s rights with respect to the space described in the Offer and
Landlord shall be free to lease such space described in the Offer to such third
party tenant upon the terms and conditions set forth in the Offer.  It is agreed that time is of the essence with
respect to the foregoing provisions of this Paragraph 2.  If, after Tenant has failed to enter into
such Lease or amendment, Landlord thereafter fails to enter into a lease of
such space to a third party on the terms presented to Tenant within 90 days of
Landlord’s submission of the Offer to Tenant, then Tenant shall again have its
right of first refusal to such space.  In
the event that Tenant shall accept an Offer with respect to the vacant space on
the sixth floor, the amount of the Allowance to be made available to Tenant in
the Fifth Lease Year for the purpose of improving the sixth floor space
pursuant to Section 4.7(a) shall be reduced dollar for dollar by the
amount of any tenant improvement allowance or the cost of any tenant
improvements provided to Tenant for purposes of improving the sixth floor space
for leasing pursuant to the terms of an accepted Offer.

 

IN WITNESS WHEREOF, this Exhibit D to
the Ten Canal Park Lease has been executed under seal by the parties hereto as
of the date set forth herein below.

 

	
   

  	
  LANDLORD:

  	
  TEACHERS INSURANCE AND
  ANNUITY

  ASSOCIATION OF AMERICA

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  Director

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  	
  ASPEN TECHNOLOGY, INC.

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  Vice President

  	
   

  

 

Dated: January       ,
1992

 

 

EXHIBIT E

 

(ITEMS INCLUDED IN BUILDING/

UTILITY COSTS AND OPERATING EXPENSES)

 

A.                                   Without
limitation, Building Energy/Utility Costs shall include:

 

Costs
for electricity, fuel, oil, gas, steam, water and sewer use charges and other
utilities supplied to the Property and not paid for directly by tenants.

 

B.                                     Without
limitation, Operating Expenses shall include:

 

1.                                       All expenses
incurred by Landlord or Landlord’s agents which shall be directly related to
employment of personnel, including amounts incurred for wages, salaries and
other compensation for services, payroll, social security, unemployment and
similar taxes, workmen’s compensation insurance, disability benefits, pensions,
hospitalization, retirement plans and group insurance, uniforms and working clothes
and the cleaning thereof, and expenses imposed on Landlord or Landlord’s agents
in connection with the operation, repair, maintenance, cleaning, management
(including the Fixed Management Fee, as said term is defined in Section 14.29
of the Lease) and protection of the Property, and its mechanical systems
including, without limitation, day and night supervisors, property manager,
accountants, bookkeepers, janitors, carpenters, engineers, mechanics,
electricians and plumbers and personnel engaged in supervision of any of the
persons mentioned above: provided that, if any such employee is also employed
on other property of Landlord, such compensation shall be suitably allocated by
Landlord among the Property and such other properties.

 

2.                                       The cost of services,
materials and supplies furnished or used in the operation, repair, maintenance,
cleaning, management and protection of the Property including, without
limitation, fees and assessments, if any, imposed upon Landlord, or charged to
the Property, by any governmental agency or authority or other duly authorized
private or public entity on account of public safety services, transit,
housing, police, fire, sanitation, office park covenants and maintenance
agreements or other services or purported benefits.

 

3.                                       The cost of
replacements for tools and other similar equipment used in the repair,
maintenance, cleaning and protection of the Property, provided that, in the
case of any such equipment used jointly on other property of Landlord, such
costs shall be allocated by Landlord among the Property and such other
properties.

 

4.                                       Premiums for
insurance against damage or loss to the Building from such hazards as shall
from time to time be generally required by institutional mortgagees in the
Boston area for similar properties, including, but not by way of limitation,
insurance covering loss of rent attributable to any such hazards, and public
liability insurance.

 

5.                                       Intentionally
Omitted.

 

 

6.                                       If, during the
Term of this Lease, Landlord shall make a capital expenditure (i) which is
intended for purposes of making the Building operate more eficiently or to
reduce Operating Expenses or (ii) required to be made by federal, state or
local regulation, statute, law or ordinance not in effect as of the date of
this Lease, the total cost of which is not properly includable in Operating
Expenses for the Operating Year in which it was made, there shall nevertheless
be included in such Operating Expenses for the Operating Year in which it was
made and in Operating Expenses for each succeeding Operating Year.  The annual charge-off to be included in
Operating Expenses shall be determined by dividing the original capital
expenditure plus an interest factor, reasonably determined by Landlord, as
being the interest rate then being charged for long-term mortgages, by
institutional lenders on like properties within the locality in which the
Building is located, by the number of years of useful life of the capital
expenditure, and the useful life shall be determined reasonably by Landlord in
accoradance with generally accepted accounting principles and practices in
effect at the time of making such expenditure. 
No other capital expenditures shall be included in Operating Expenses.

 

7.                                       Betterment
assessments provided the same are apportioned equally over the longest period
permitted by law.

 

8.                                       Amounts paid to
independent contractors for services, materials and supplies furnished for the
operation, repair, maintenance, cleaning and protection of the Property.

 

9.                                       Landlord and
Tenant each acknowledge that certain services and amenities provided by
Landlord for the Building benefit not only Tenant but other tenants of the
Building occupying the retail spaces of the Building.  Therefore, Landlord and Tenant have agreed to
allocate and exclude certain costs which relate to certain specified services
or amenities benefiting the retail tenants from the definition of Operating
Expenses hereinabove set forth.  The
following percentages of the following costs shall be excluded from Operating
Expense line items hereunder:

 

6%
of administrative payroll benefits and taxes; 

6% of repairs and maintenance on the Building Elevator System;

6% of administrative payroll; and

8% of the following items:

 

(a)                                  Professional
Fees – Management

(b)                                 Insurance

(c)                                  Rental Expense

(d)                                 Telephone
Expense

(e)                                  Office Supplies

(f)                                    Furniture and
Equipment Rental

(g)                                 Postage and
Delivery

(h)                                 Repairs and
Maintenance, Exterior

(i)                                     Repairs and
Maintenance, Interior

 

(j)                                     Repairs and
Maintenance, Equipment

(k)                                  Repairs and
Maintenance, HVAC

(l)                                     Repairs and
Maintenance, General

(m)                               Window Cleaning

(n)                                 Lamps and
Lightbulbs

(o)                                 Trash Removal
and Sanitation

(p)                                 Extermination

(q)                                 Grounds Expense

(r)                                    Snow Removal

(s)                                  Building
Electric

(t)                                    Water and Sewer

 

 

EXHIBIT F

 

Building Management
Specifications

 

Attached to and made part of
Lease 

dated as of January       , 1992 between

TEACHERS INSURANCE AND ANNUITY

ASSOCIATION OF AMERICA, Landlord

and

ASPEN TECHNOLOGY, INC., Tenant

with respect to certain premises at

10 Canal Park, Cambridge, Massachusetts

 

 

Contracting of Services

 

The manager shall develop specifications, accept
bids and award contracts for the following:

 

1.                                       Contract
cleaning

2.                                       Window washing.

3.                                       HVAC service
contract maintenance.

4.                                       Condenser water
chemical treatment service.

5.                                       Elevator
maintenance (full-service.)

6.                                       Sprinkler
system and fire pump maintenance and inspection.

7.                                       Fire alarm
system inspection and testing.

8.                                       Contract
security.

9.                                       Rubbish
hauling.

10.                                 Snow removal.

11.                                 Extermination
and pest control.

12.                                 Annual thermographic
inspection and maintenance of the building electrical system.

13.                                 Common area
planting. – interior.

14.                                 Air quality
testing and analysis.

15.                                 Landscaping –
exterior.

16.                                 Common area
carpet cleaning.

 

Maintenance Contract – Required Specifications

 

HVAC – The maintenance contract
will be “full maintenance” and must include the following:

 

1.                                       The condenser
tower

2.                                       All
water-cooled package units.

3.                                       The make-up air
unit.

4.                                       Condenser water
pumps.

5.                                       Elevator
machine room climate control.

6.                                       Main air
compressor and air drier.

 

 

7.                                       All associated
controls.

 

Elevators –                        The elevator
maintenance contract will be a “full-service” contract, including labor and
parts.

 

Electrical System –               The building electrical service
will be thermographically inspected and regular maintenance will be performed
on an annual basis, including torquing and testing of main feeds, switchboards,
bus ducts, distribution and tenant panels and emergency power systems.

 

Life Safety Systems –          The building fire alarm system,
sprinkler system and fire pump will be fully inspected and tested annually.

 

General Requirements

 

All contracts awarded by the manager will be subject
to the owner/landlord’s written approval and Tenant’s rights pursuant to Section 14.29.

 

Building Maintenance

 

The building will be staffed by a full-time
mechanic/superintendent whose major responsibilities will include the
following:

 

1.                                       Supervision of
daily and routine building operations.

2.                                       The purchase,
stocking and inventory of building supplies.

3.                                       The
coordination and supervision of all contractor repairs and maintenance.

4.                                       The performance
of and documentation for all in-house periodic maintenance, in accordance with
established specifications.

5.                                       The scheduling
and supervision of all required and statutory inspections of all fire and life
safety systems and elevators, with the oversight and approval of the manager.

6.                                       The supervision
and maintenance of all building systems.

7.                                       The completion
and administration of all tenant work orders in a timely, efficient manner.

 

In–House Maintenance

 

The manager will establish an annual schedule for
the regular maintenance of all building systems.  Specifications and procedures for the proper
maintenance of all equipment and systems will be established.  Records of all work performed will be
maintained and forwarded to the owner/landlord for review.

 

The manager will also purchase and maintain tools,
equipment, spare parts and other supplies deemed necessary to properly maintain
the building and its systems.  Tools and
equipment purchased shall be the property of the building and not the manager.

 

 

Maintenance of Common Areas

 

The manager will maintain and repair the common and
public areas of the building in order to keep them in a first-class condition
and appearance at all times, with the oversight of the landlord/owner.

 

The manager will maintain relationships with
vendors/contractors providing services on an as-needed basis, such as plumbing
and electrical contractors, carpentry, painting and drywall contractors, etc.

 

The manager will purchase all supplies, lamps, paper
goods, etc., needed to properly operate and maintain the property from reliable
suppliers in a cost-effective manner.

 

Maintenance of Base Building Systems and Building
Structure

 

The manager shall at all times keep in good order,
condition and repair the roof, public areas, exterior walls (including exterior
glass) and structure of the building (including building plumbing, mechanical
and electrical systems installed by the owner/landlord.)

 

 

EXHIBIT G

 

 

LEASE AGREEMENT

 

for

 

PARKING SPACES

 

in the

 

EAST CAMBRIDGE PARKING
FACILITY – PHASE I

 

between

 

THE CITY OF CAMBRIDGE

 

and

 

EDGEWATER PLACE LIMITED
PARTNERSHIP

 

NOVEMBER 19, 1985

 

 

83

 

Lessee agrees that the City may rent all or any portion of the 30
parking spaces to the general public at a fee until such time as the City
receives notice from Lessee as hereinafter set forth.  Thereafter, the City shall make available to
Lessee the 30 parking spaces or any portion thereof as set forth in written
notice from Lessee to the City.  The City
shall make available to Lessee that number of parking spaces set forth in said
notice and in the following notices within thirty (30) days of receipt thereof.  The City may continue to rent the balance, if
any, of the 30 parking spaces to the general public at a fee until such time as
it has received written notice or notices from Lessee for all 30 parking
spaces.  The Lessee agrees that in no
event shall any notice or notices hereunder require the City to make available
to Lessee fewer than 10 parking spaces per notice.

 

2.                                       Term.  The term of this Lease shall commence on the
later of the date on which the East Cambridge Garage-Phase I shall be opened by
the City for use by its lessees or the date upon which the Development shall be
occupied by its first tenant, and shall continue until the day immediately
preceding the Tenth (10th) anniversary of the date of commencement,
unless said term shall be earlier terminated or extended as provided
herein.  Lessor shall use diligent
efforts to pen the East Cambridge Garage – Phase I by December 1,
1985.  The Lessee shall have sixteen (16)
successive options to renew for additional Terms of four years each.

 

3.                                       Reduction in
Number of Spaces.  Lessee
shall at all times have the right, upon 30 days written notice to the City in
accordance with Paragraph 17 hereof, to reduce the number of parking spaces
leased hereunder; PROVIDED, HOWEVER, that Lessee agrees that it shall at all
times retain under this Lease and/or in combination with and parking available
on the Ter anal site and under other parking leases that number of parking
spaces required by the City’s Zoning Ordinance to support the Development.

 

84

 

4.                                       Rent.  Lessee shall pay to the City a monthly rental
for that number of parking spaces leased hereunder, in advance, on the first
day of each calendar month during the term of this Lease, an amount not to
exceed that rend paid to the City by other private lessees in the East
Cambridge Garage for such calendar month, and proportionately at the same rate
for partial monthly periods at the commencement and termination thereof, and
subject to retroactive adjustment at the end of any calendar month on account
of any decreases or increases in the spaces leased during such month.

 

5.                                       Termination.

 

a.                                       Lessee may
terminate this Lease upon thirty (30) days written notice to the City in
accordance with Paragraph 17 hereof, provided that said written notice is
accompanied by the written consent thereto of Lessee’s mortgagee(s).

 

b.                                      City may
terminate this Lease in the event of default by Lessee not cured within the
applicable grace period, as set forth in paragraph 13 hereof.

 

6.                                       City’s
Covenants, Representations and Warranties.

 

a.                                       City covenants
and warrants that in its operation and maintenance of the East Cambridge Garage
and in the prosecution and conduct of its business therein, it shall comply
with the terms of the Certificate of Occupancy for the use of the East
Cambridge Garage, and that it will not use or permit to be used any part of the
East Cambridge Garage for any dangerous, noxious or offensive activity, and
will not cause or maintain any nuisance in, at or on the East Cambridge
Garage.  City further covenants and
agrees to comply with all permits, and all applicable laws, regulations and rules of
fire inspection boards, health officials, building inspectors, and other proper
officers of any governmental agency having jurisdiction thereover.

 

85

 

b.                                      City covenants
and warrants that the East Cambridge Garage is not subject to or complies with
the terms and requirements of the parking freeze in effect in the City.

 

c.                                       City covenants
that the East Cambridge Garage will be maintained and operated as an orderly
and well-maintained public parking garage. 
City shall not obstruct or cause obstruction of the sidewalks or other
common areas of the East Cambridge Garage, nor shall it produce or cause the
production of offensive noise, nor allow soliciting (subject to applicable law)
or canvassing in the East Cambridge Garage. 
Further, the City shall exclude from the East Cambridge Garage disorderly
persons, subject at all times to applicable law.

 

d.                                      The City
expressly represents and warrants that it shall obtain at its own cost and
expense any and all permits, licenses and approvals required and necessary for
the conduct of a commercial parking business in the East Cambridge Garage.

 

e.                                       The City
covenants and warrants that it shall keep and maintain the East Cambridge
Garage and every part thereof including without limitation the ways, surfaces
of the floor slabs, common areas, sidewalks immediately adjacent to all exits
and entrances to the East Cambridge Garage and other appurtenances pertaining
thereto, as well as the exterior and interior portions of all elevators, doors,
windows, ticketing equipment, cashier’s booths and their appurtenant equipment,
mechanical and manual barriers, directional markers and signs, stripping,
painting, lights, electrical systems, sanitary facilities, plumbing, and all
other equipment and appurtenances in or upon the East Cambridge Garage in good
order, condition and repair, including without limitation, all electricity,
plumbing, air conditioning, heating, sewage and other utility facilities
exclusively serving and/or within the East Cambridge Garage and utilized by the
East Cambridge Garage, and as well as all interior walls, floors, ceilings,
interior and exterior and all interior building appliances, elevators and
similar equipment, and to keep the 

 

86

 

interior driving and parking surfaces, the
entrance and exit ramps, and the sidewalks adjacent to the entire East
Cambridge Garage clear of ice and snow. 
The City agrees that the East Cambridge Garage including the ways,
areas, and other appurtenances pertaining thereto shall at all times be kept in
a clean, sanitary and safe condition and in accordance with all applicable laws
and with a security system and level of maintenance, repair and operation at
least equal to that characteristic of parking garages located within
first-class high-rise office buildings in the City of Cambridge.

 

7.                                       Taxes.  The City shall be responsible for the payment
of all real estate taxes, assessments, taxes or rentals, charges and the like
as may be imposed or become a lien on any portion of the East Cambridge
Garage.  Nothing contained in this Lease
shall be construed so as to require Lessee to pay or be liable for any gift,
inheritance, franchise, succession, transfer, income, profits, capital or
similar tax, or any similar tax in lieu of any of the foregoing, imposed upon
the City and/or its successors and assigns.

 

8.                                       Utilities.  [the page is cut off]
provide and pay for 11 light and power, heat, water, steam, electricity, gas,
water and other utilities used in the East Cambridge Garage, and cleaning and
refuse disposal for the East Cambridge Garage.

 

9.                                       Insurance.

 

a.                                       The City shall,
at its own cost and expense, maintain and keep in effect throughout the term of
this Lease for the benefit of City, Lessee, and Lessee’s mortgagee as named
insureds:

 

i)                                         Insurances
against claims for personal injury or property damage, under a polity of
general liability insurance with limits of one million dollars ($1,000,000.00)
per occurrence, (or such higher limits as may in the future be typically
carried by owners or operators of 

 

87

 

comparable garages in the City of Cambridge),
in respect of personal injury or death and property damage, and such accident
and liability insurance shall cover the entire East Cambridge Garage, as well
as the sidewalks in front of and adjacent to the East Cambridge Garage.

 

(ii)                                  Fire insurance
on all-risks basis, including debris removal and demolition, and coverage for
increased costs of construction, if applicable, in an amount at least equal to
the replacement cost of the East Cambridge Garage (with a commercially reasonable
deductible clause and containing an 80% co-insurance clause, as such
replacement costs may from time to time be determined by agreement or by
appraisal by an accredited insurance appraiser which determination may be
required by either party whenever three (3) years have elapsed since the
last such agreement or appraisal, or when alternations or deductions increasing
cost have been made.

 

b.                                      All insurance
provided for under this Lease shall be effected under valid and enforceable
policies issued by insurers recognized as responsible by major institutional
lenders and licensed to do business in the Commonwealth of Massachusetts.  Certificates of said insurance shall be
delivered to Lessee and the policies shall provide that not less than ten (10) days
prior to their expiration, evidence of renewal or a new certificate together
with evidence of payment of premium thereof shall be delivered to Lessee.

 

c.                                       Nothing in this
Paragraph shall prevent Lessee or City, as the case may be, from taking out
insurance of the kind and in the amount hereinabove provided for under a
blanket insurance policy or policies which can cover other properties owned or
operated by City of Lessee, as the case may be, as well as the Garage, provided
however, that any such policy or policies of blanket insurance shall specify
therein, or Lessee or City, as the case may be, shall furnish the other with a
written statement from the insurers under such policy specifying, the 

 

88

 

amount of the total insurance allocated to
the East Cambridge Garage, which amount shall not be less than the amount
required to be carried by this paragraph.

 

10.                                 Damage to East
Cambridge Garage.  Should the
whole or any part of the East Cambridge Garage be damaged or destroyed during
the term of this Lease then, except as otherwise provided in this Lease, the
City, at its sole cost and expense, shall repair, restore or rebuild the East
Cambridge Garage to substantially the condition it was in immediately prior to
such damage or destruction, and Lessee’s rent shall abate on a proportionate
basis to the extend that the East Cambridge Garage is rendered unusable during
any such period of damage, destruction, repair or restoration.  All such repair, restoration or rebuilding
shall be performed with due diligence in a good and workmanlike manner with new
materials of(?) first-class quality and in
accordance with applicable law and plans and specifications for such work
reasonably approved by the City and Lessee (except that the City shall not be
required to obtain approval of Lessee if the City intends to reconstruct the
East Cambridge Garage as it was constituted prior to such damage or
destruction).

 

11.                                 Eminent Domain.

 

In the event that the City receives notices of the intention of any
authority to appropriate, take or condemn the East Cambridge Garage or any
portion thereof under any right of eminent domain, condemnation or other law
(“Taking”), the City shall promptly notify Lessee thereof.  In the event of such Taking or like
proceeding, the City, shall use its best and good faith efforts to provide
Lessee with 30 alternative parking spaces under a long term lease substantially
similar in all material respects to this Lease.

 

In the event that the City’s said best and good faith efforts fail to
produce alternative parking spaces, then Lessee may prosecute its claim for
damages for taking of its leasehold interest independent of the City’s
claims.  If for any reason Lessee is denied
the opportunity to so 

 

89

 

present its claim, the City will present such
claim and shall remit immediately to Lessee upon receipt Lessee’s portion of
the award or settlement as the result of such taking, and all costs thereof
shall be paid by the parties in proportion to the amount of the award,
settlement or sale proceeds that each received.

 

12.                                 Assignment and
Subletting.

 

Lessee covenants and agrees not to assign this Lease or to sublease all
or any number of the parking spaces leased hereunder) to other than a parent
subsidiary or affiliated entity, a lender pursuant to a collateral assignment,
or a successor in interest to ownership of the Development; without the written
consent of the City, which consent the City covenants not tot unreasonably
withhold or delay.  It is expressly
understood that use of the parking spaces by lessee’s tenants and the other
parties named in Paragraph 1 shall not be considered a sublease or assignment.

 

13.                                 Default and
Remedies.

 

a.                                       Failure to make
timely payment to the City of any payment due hereunder shall be an event of
default by Lessee.  In the event of such
default, the City shall provide Lessee with written notice thereof.  Upon receipt of written notice, Lessee shall
cure such default within 30 days (the aforesaid 30-day period, being referred
to herein as a “Grace Period”).

 

b.                                      The City agrees
that:

 

i)                                         If any default
is not cured by Lessee within the Grace Period, then before giving any notice
of election to terminate this Lease or to regain possession of the parking
spaces, it shall give additional written notice of the continuing default to
Lessee’s mortgagee(s) (“Lender”) at the addresses set forth in Paragraph
17, or such additional or substitute addresses as any additional or existing
mortgages shall provide to City by notice given in accordance with said
Paragraph 17.  City shall allow Lender an
additional Grace Period of 60 days from the date of 

 

90

 

receipt of said additional notice to cure
such default.  The City shall not give
any such notice of election, or commence any action or proceeding for
possession, if Lender shall, within the additional Grace Period, cure such
default.  In the event said default is
not cured pursuant to this paragraph, the City may terminate the Lease notice
to Lessee and its mortgagees given in accordance with Paragraph 17.

 

ii)             In the event that this Lease shall
terminate by reason of a default by Lessee, Lender may, within 30 days after
such termination, request that the City execute and the City shall execute, a
new lease to provide the 100 parking spaces in the East Cambridge Garage upon
all the terms, covenants and conditions of this Lease in effect immediately
prior to the termination thereof.

 

Simultaneously
with the execution of such new lease, Lender shall pay to City all sums due
City by Lessee under said Lease on the date of termination of said lease, plus
all reasonable costs and expenses (including attorney’s fees) incurred by the
City in connection with said termination and the preparation of a new lease.

 

14.           Lessee’s Partners.  No partner of the Lessee shall, other than to
the extent of such partner’s interest in the assets of the Lessee, be
personally liable to the City, or any successor in interest or person claiming
through or under the City, in the event of any default or breach, or for or on
account of any amount which may be or become due, or on ay claim, cause or
obligation whatsoever under the terms of this Lease.

 

15.           Quiet Enjoyment.  City covenants that if, and so long as,
Lessee keeps and performs each and every term and condition herein contained on
the part of the Lessee to be kept and performed, Lessee shall quietly enjoy the
parking spaces leased hereunder without hindrance or molestation by the City or
by any other person lawfully claiming the same.

 

91

 

16.           Non-Disturbance and Attornment.  The party agrees that if Lender or any other
mortgagee or party claiming under such mortgagee shall succeed to Lessee’s
interests in this Lease, the City will recognize said Lender or mortgagee as
its Lessee under the provisions of this Lease, provided that said Lender or
mortgagee, during the period in which it shall be in possession of the parking
spaces and thereafter its successor in interest, shall assume all of the
obligations of Lessee hereunder arising during such period of possession.

 

17.           Notices.  Any notice to be given hereunder shall be
delivered or sent by certified mail, return receipt requested, to the following
addresses:

 

	
  Edgewater Place Limited Partnership

  c/o Unihab, Inc.

  50 Church Street

  Cambridge, MA 02138

  Attn: Jeffrey Baron

  	
   

  	
  With a copy to:

  Sullivan & Worcester

  One Post Office Square

  Boston, MA 02109

  Attn: Russ V. V. Bradley

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  St. James Properties, Inc.

  314 Dartmouth Street

  Boston, MA 02116

  Attn: Chris Flemming

  
	
   

  	
   

  	
   

  
	
  The City of Cambridge

  Office of Community Development

  City Hall Annex

  57 Inman Street

  Cambridge, MA 02139

  Attn: Assistant City Manager for
           Community Development

  	
   

  	
  With a copy to:

  John G. Wofford, Esq.

  Csaplar & Bok

  One Winthrop Square

  Boston, MA 02110

  
	
   

  	
   

  	
   

  
	
  Old Stone Bank

  180 S. Main Street

  Providence, Rhode Island 02903

  Attn: Loan Administration, Real

           Estate Investment Group

  	
   

  	
   

  

 

92

 

18.           Successors and Assigns.  The covenants, agreements, terms, provisions
and conditions of this Lease shall bind and benefit the respective successors,
assigns and legal representatives of the parties hereto with the same effect as
if mentioned in each instance where a party hereto is named or referred to.

 

19.           The parties hereto agree that upon
request of either party each will execute, acknowledge and deliver a short form
of this lease in recordable form sufficient to satisfy the requirements of
M.G.L. Chapter 183, Section 4.

 

Executed to take effect as a
sealed instrument on the date first hereinabove set forth.

 

	
   

  	
  Edgewater
  Place Limited Partnership

  
	
   

  	
   

  
	
   

  	
  By:

  	
  Ten Canal Park
  Associates,

  
	
   

  	
   

  	
  General
  Partner

  
	
   

  	
   

  
	
   

  	
  By:

  	
  Unihab, Inc.,
  General Partner

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Arthur
  Klipfel, III

  
	
   

  	
  Managing
  General Partner

  
	
   

  	
   

  
	
   

  	
  City of
  Cambridge

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Robert W.
  Healy

  
	
   

  	
   

  	
  City Manager

  
	
   

  	
   

  	
   

  
	
  Approved as
  to Form:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Russell B.
  Higley

  	
   

  	
   

  
	
  City
  Solicitor

  	
   

  	
   

  
								

 

93

 

FIRST AMENDMENT

to the

LEASE AGREEMENT FOR PARKING SPACES

in the

EAST CAMBRIDGE PARKING FACILITY – PHASE 1

between

THE CITY OF CAMBRIDGE

and

EDGEWATER PLACE LIMITED PARTNERSHIP

November 19, 1985

 

Whereas, the city of Cambridge
(hereinafter “the Lesser”) has entered into a Lease Agreement (hereinafter “the
Lease”) with Edgewater Place Limited Partnership (hereinafter “the Lessee”);
and

 

Whereas, the parties desire to
amend the Lease to conform to the conditions of the Lechmere Canal Development
UDAG;

 

Therefore, the parties do
mutually agree to amend the Lease as follows:

 

1.                                       In
Paragraph 2, Delete the words “ninety-ninth (99th)” and substitute
in place thereof the words “tenth (10th)”; and at the end of
Paragraph 2 add the following sentence:  “The
Lessee shall have sixteen (16) successive options to renew for additional terms
of five years each.”

 

2.                                       Delete
Paragraph 4 in its entirety and substitute in place thereof the following:

 

#4.           Rent.  Lessee shall pay to the City a monthly rental
for the 30 parking spaces leased hereunder, in advance, on the first day of
each calendar month during the term of this lease, an amount equal to $113 per
space.  Said amount shall be increased at
the end of each full 12 month period included in the tem by the greater of (i) the
amount of the per space pro rata share of actual increases during such 12 month
period in reasonable and customary operating expenses, including but not
limited to management fees, building maintenance, reserve for replacement,
heat, electrical, water and sewer charges, or (ii) the amount of the
difference between the then average rent paid to the City by other private
lessees in the East Cambridge Garage (if higher than the rent hereunder) and
the amount of the then rent owed by the Lessee.

 

3.                                       Delete
Paragraph 5 in its entirety and substitute in place thereof the following:

 

#5.           Security:  Lessee shall provide to the lessor security
satisfactory to the Lessor for payment of said rent as described in Paragraph 4
herein, including but not limited to a collateral assignment of leases between
the Lessee, as developer of the Development, and the tenants of the Development
for the amount of said rent payments.

 

4.                                       All
other provisions of the Lease not specifically amended herein shall remain in
full force and effect.

 

94

 

Executed to take effect as a
sealed instrument this
           day of August 1986.

 

	
  Approved as to Form: 

  	
   

  	
  Edgewater Place Limited Partnership 

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By: 

  	
  Ten Canal Park Associates, 

  
	
  Russell B. Higley 

  	
   

  	
   

  	
  General Partner

  
	
  City Solicitor

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Unihab, Inc., General Partner 

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Arthur Klipfel, III

  
	
   

  	
   

  	
   

  	
  Managing General Partner

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  City of Cambridge 

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Robert W. Healy 

  
	
   

  	
   

  	
   

  	
  City Manager

  
											

 

95

 

EXHIBIT H

 

 

LEASE AGREEMENT

 

for

 

PARKING SPACES

 

in the

 

EAST CAMBRIDGE PARKING FACILITY – PHASE II

 

between

 

THE CITY OF CAMBRIDGE

 

and

 

EDGEWATER PLACE LIMITED PARTNERSHIP

 

NOVEMBER 19, 1985

 

96

 

Agreement made
this 19th day of November, 1985 (the “Lease”) by and between the
City of Cambridge, a body politic and corporate and a political subdivision of
the Commonwealth of Massachusetts (hereinafter with successors and assigns
referred to as “City”) and Edgewater Place Limited Partnership, a Massachusetts
Limited, whose general partner is Ten Canal Park Associates, with Unihab, Inc.,
as a general partner having a principal place of business at 50 Church Street,
Cambridge, Massachusetts (hereinafter with successors and assigns referred to
as “Lessee”).

 

WHEREAS, the
City is the owner of a garage facility known as the East Cambridge Parking
Facility (“East Cambridge Garage”) located at the corner of First Street and
Thorndike Street; and

 

WHEREAS,
Lessee is the owner of the Ten Canal Park site located on the Lechmere Canal,
and the developer of certain private improvements thereon; and

 

WHEREAS, by a
UDAG Agreement of even date (“Development Agreement”) the City has agreed to
provide Lessee with 75 parking spaces in the East Cambridge Garage Phase II;

 

NOW THEREFORE,
in consideration of the foregoing and the mutual covenants herein, the parties
agree as follows:

 

1.             Premises and Purpose.  The City hereby leases to Lessee, and the
Lessee hereby lease from the City, upon and subject to the terms of this Lease,
75 parking spaces within the East Cambridge Garage-Phase II, which spaces may
be assigned or unassigned in the City’s discretion, for the parking use of
tenants and their employees, visitors, invitees and customers) of the building
to be constructed on Ten Canal Park (the “Development”).  To the extent required by law, the City will
make available to Lessee a proportionate number of bicycle spaces.

 

97

 

2.             Term.  The term of this Lease shall commence on the
date on which the East Cambridge Garage-Phase II shall be opened by the City
for use by its lessees, and shall continue until the day immediately preceding
the ninety-ninth (99th ) anniversary of the date of commencement,
unless said terms shall be earlier terminated or extended as provided herein.

 

3.             Rent.  Lessee shall pay to the City a monthly rental
for the 75 parking spaces leased hereunder, in advance, on the first day of
each calendar month during the term of this Lease, an amount equal to $113 per
space.  Said amount shall be increased at
the end of each full 12 month period included in the term by the greater of i)
the amount of the per space pro rata share of actual increases during such 12
month period in reasonable and customary operating expenses, including but not
limited to management fees, building maintenance, reserve for replacement,
heat, electrical, water and seweer charges, or ii) the amount of the difference
between the then average rent paid to the City by other private lesses in the
East Cambridge Garage (if higher than than the rent hereunder) and the amount
of the then rent owed by the Lessee.

 

4.             Termination.

 

a.             Subject to a written approval by
the City, the Lessee may terminate this Lease upon thirty (30) days written
notice to the City in accordance with Paragraph 17 hereof, provided that said
written notice is accompanied by the written consent thereto of Lessee’s
mortgagee(s).

 

98

 

b.                                      City may
terminate(?) this lease in the event of default by Lessee, not cured within the
applicable grace period as set forth in Paragraph 13 hereof.

 

5.             City’s Covenants, Representations and Warranties.

 

a.             City covenants and warrants that in
its operation and maintenance of the East Cambridge Garage and in the
prosecution and conduct of its business therein, it shall comply with the terms
of the Certificate of Occupancy for the use of the East Cambridge Garage, and
that it will not use or permit to be used any part of the East Cambridge Garage
for any dangerous, noxious or offensive activity, and will not cause or
maintain any nuisance in, at or on the East Cambridge Garage.  City further covenants and agrees to comply
with all permits, and all applicable laws, regulations and rules of fire
inspection boards, health officials, building inspectors, and other proper
officers of any governmental agency having jurisdiction thereover.

 

b.             City covenants and warrants that
the East Cambridge Garage is not subject to or complies with the terms and
requirements of the parking freeze in effect in the City.

 

c.             City covenants that the East
Cambridge Garage will be maintained and operated as an orderly and
well-maintained public parking garage. 
City shall not obstruct or cause obstruction of the sidewalks or other
common areas of the East Cambridge Garage, nor shall it produce or cause the
production of offensive noise, nor allow soliciting (subject to applicable law)
or canvassing in the East Cambridge Garage. 
Further, the City shall exclude from the East Cambridge Garage
disorderly persons, subject at all times to applicable law.

 

d.             The City expressly represents and warrants
that it shall obtain at its own cost and expense any and all permits, licenses
and approvals required and necessary for the conduct of a commercial parking
business in the East Cambridge Garage.

 

99

 

e.             The City covenants and warrants
that it shall keep and maintain the East Cambridge Garage and every part
thereof including without limitation the ways, surfaces of the floor slabs,
common areas, sidewalks immediately adjacent to all exists and entrances to the
East Cambridge Garage and other appurtenances pertaining thereto, as well as
the exterior and interior portions of all elevators, doors, windows, ticketing
equipment, cashier’s booths and their appurtenant equipment, mechanical and
manual barriers, directional markers and signs, striping, painting, lights,
electrical systems, sanitary facilities, plumbing, and all other equipment and
appurtenances in or upon the East Cambridge Garage in good order, condition and
repair, including without limitation, all electricity, plumbing, air
conditioning, heating, sewage and other utility facilities exclusively serving
and/or within the East Cambridge Garage and utilized by the East Cambridge
Garage, and as well as all interior walls, floors, ceilings, interior and
exterior and all interior building appliances, elevators and similar equipment,
and to keep the interior driving and parking surfaces, the entrance and exit
ramps, and the sidewalks adjacent to the entire East Cambridge Garage clear of
ice and snow.  The City agrees that the
East Cambridge Garage including the ways, areas, and other appurtenances
pertaining thereto shall at all times be kept in a clean, sanitary and safe
condition and in accordance with all applicable laws and with a security system
and level of maintenance, repair and operation at least equal to that
characteristic of parking garages located with: 
first-class high-rise office buildings in the City of Cambridge.

 

6.             Taxes.  The City shall be responsible for the payment
of all real estates taxes, assessments, taxes or rentals, charges and the like
as may be imposed or become a lien on any portion of the East Cambridge
Garage.  Nothing contained in this Lease
shall be construed so as to require Lessee to pay or be liable for any gift,
inheritance, franchise, succession, transfer,

 

100

 

income, profits, capital or similar tax, or
any similar tax in lieu of any of the foregoing, imposed upon the City and/or
its successors and assigns.

 

7.             Utilities.  The City shall be solely responsible for, and
provide and pay for, all light and power, heat, water, steam, electricity, gas,
water and other utilities used in the East Cambridge Garage, and cleaning and
refuse disposal for the East Cambridge Garage.

 

8.             Insurance.

 

a.             The City shall, at its own cost and
expense, maintain and keep in effect throughout the term of this Lease for the
benefit of City, Lessee, and Lessee’s mortgagee as named insureds.

 

i)              Insurances against claims for
personal injury or property damage, under a policy of general liability
insurance with limits of one million dollars ($1,000,000.00) per occurrence (or
such higher limits as may in the future be typically carried by owners or
operators of comparable garages in the City of Cambridge), in respect of
personal injury or death and property damage, and such accident and liability
insurance shall cover the entire East Cambridge Garage, as well as the
sidewalks in front of and adjacent to the East Cambridge Garage.

 

ii)             Fire insurance on all-risks basis,
including debris removal and demolition, and coverage for increased costs of
construction, if applicable, in an amount at least equal to the replacement
cost of the East Cambridge Garage (with a commercially reasonable deductible clause
and containing an 80% co-insurance clause, as such replacement costs may from
time to time be determined by agreement or by appraisal by an accredited
insurance appraiser which determination may be required by either party
whenever three (3) years have elapsed since the last such agreement or
appraisal, or when alternations or deductions increasing cost have been made.

 

101

 

b.             All insurance provided for under
this Lease shall be effected under valid and enforceable policies issued by
insurers recognized as responsible by major institutional lenders and licensed
to do business in the Commonwealth of Massachusetts.  Certificates of said insurance shall be
delivered to Lessee and the policies shall provide that not less than then (10) days
prior to their expiration, evidence of renewal or a new certificate together
with evidence of payment of premium therefor shall be delivered to Lessee.

 

c.             Nothing in this Paragraph shall
prevent Lessee or City, as the case may be, from taking out insurance of the
kind and in the amount hereinabove provided for under a blanket insurance
policy or policies which can cover other properties owned or operated by City
or Lessee, as the case may be, as well as the Garage, provide however, that any
such policy or policies of blanket insurance shall specify therein, or Lessee
or City, as the case may be, shall furnish the other with a written statement
from the insurers under such policy specifying, the amount of the total
insurance allocated to the East Cambridge Garage, which amount shall not be
less than the amount required to be carried by this paragraph.

 

9.             Damage to East Cambridge Garage.  Should the whole or any part of the East
Cambridge Garage be damaged or destroyed during the term of this Lease then,
except as otherwise provided in this Lease, the City, at its sole cost and
expense, shall repair, restore or rebuild the East Cambridge Garage to
substantially the condition it was in immediately prior to such damage or
destruction, and Lessee’s rent shall abate on a proportionate basis to the
extent that the East Cambridge Garage is rendered unusable during any such
period of damage, destruction, repair or restoration.  All such repair, restoration or rebuilding
shall be performed with due diligence in a good and workmanlike manner with new
materials of first-class quality and in accordance with applicable law and
plans and specifications for such work reasonably

 

102

 

approved by the City and Lessee (except that the
City shall not be required to obtain approval of Lessee if the City intends to
reconstruct the East Cambridge Garage as it was constituted prior to such
damage or destruction).

 

10.           Eminent
Domain.

 

In the event that the City
receives notice of the intention of any authority to appropriate, take or
condemn the East Cambridge Garage or any portion thereof under any right of
eminent domain, condemnation or other law (“Taking”), the City shall promptly
notify Lessee thereof.  In the event of
such Taking or like proceeding, the City shall use its best and good faith
efforts to provide Lessee with 30 alternative parking spaces under a long term
lease substantially similar in all material respects to this Lease.

 

In the event that the City’s
said best and good faith efforts fail to produce alternative parking spaces,
then Lessee may prosecute its claim for damages for taking of its leasehold
interest independent of the City’s claims. 
If for any reason Lessee is denied the opportunity to so present its
claim, the City will present such claim and shall remit immediately to Lessee
upon receipt Lessee’s portion of the award or settlement as the result of such
taking, and all costs thereof shall be paid by the parties in proportion to the
amount of the award, settlement or sale proceeds that each received.

 

11.           Assignment and
Subletting.

 

Lessee covenants and agrees not to assign this Lease or to sublease all
or any number of the parking spaces leased hereunder to other than a parent,
subsidiary or affiliated entity, a lender pursuant to a collateral assignment,
or a successor in interest to ownership of the Development, without the written
consent of the City, which consent the City covenants not to unreasonably
withhold or delay.  It is expressly
understood that use of the parking 

 

103

 

spaces by lessee’s tenants and the other parties named in Paragraph 1
shall not be considered a sublease or assignment.

 

12.           Default and
Remedies.

 

a.             Failure to make
timely payment to the City of any payment due hereunder shall be an event of
default by Lessee.  In the event of such
default, the City shall provide Lessee with written notice thereof.  Upon receipt of written notice, Lessee shall
cure such default within 30 days (the aforesaid 30-day period, being referred
to herein as a “Grace Period”).

 

b.             The City agrees
that:

 

i)              If any default is
not cured by Lessee within the Grace Period, then before giving any notice of
election to terminate this Lease or to regain possession of the parking spaces,
it shall give additional written notice of the continuing default to Lessee’s
mortgagee(s) (“Lender”) at the addresses set forth in Paragraph 17 or such
additional or substitute addresses as any additional or existing mortgages
shall provide to City by notice given in accordance with said Paragraph
17.  City shall allow Lender an
additional Grace Period or 60 days from the date of receipt of said additional
notice to cure such default.  The City
shall not give any such notice of election, or commence any action or
proceeding for possession, if Lender shall, within the additional Grace Period,
cure such default.  In the event said
default is not cured pursuant to this paragraph, the City may terminate the
Lease by notice to Lessee and its Mortgagees given in accordance with Paragraph
17.

 

ii)             In the event that
this Lease shall terminate by reason of a default by Lessee, Lender may, within
30 days after such termination, request that the City execute and the 

 

104

 

City shall execute, a new lease to provide the 100 parking spaces in
the East Cambridge Garage upon all the terms, covenants and conditions of this
Lease in effect immediately prior to the termination thereof.

 

Simultaneously with the execution of such new lease, Lender shall pay
to City all sums due City all sums due City by Lessee under said Lease on the
date of termination of said Lease, plus all reasonable costs and expenses
(including attorney’s fees) incurred by the City in connection with said
termination and the preparation of a new lease.

 

13.           Lessee’s Partners.  No partner of the Lessee shall, other than to
the extent of such partner’s interest in the assets of the Lessee, be personally
liable to the City, or any successor in interest or person claiming through or
under the City, in the event of any default or breach, or for or on account of
any amount which may be or become due, or on any claim, cause or obligation
whatsoever under the term of this Lease.

 

14.           Quiet Enjoyment.  City covenants that if, and so long as,
Lessee keeps and performs each and every term and condition herein contained on
the part of the Lessee to be kept and performed, Lessee shall quietly enjoy the
parking spaces leased hereunder without hindrance or molestation by the City or
by any other person lawfully claiming the same.

 

15.           Non-Disturbance
and Attornment.  The City agrees that
if Lender or any other mortgagee or party claiming under such mortgagee shall
succeed to Lessee’s interest in this Lease, the City will recognize said Lender
or mortgagee as its Lessee under the provisions of this Lease, provided that
said Lender or mortgagee, during the period in which it shall be in possession
of the parking spaces, and thereafter its successor in 

 

105

 

interest, shall assume all of the obligations of Lessee hereunder
arising during such period of possession.

 

16.           Notices.  Any notice to be given hereunder shall be
delivered or sent by certified mail, return receipt requested, to the following
addresses:

 

	
  Edgewater
  Place Limited

  Partnership

  c/o Unihab, Inc.

  50 Church Street

  Cambridge, MA 02138

  Attn: Jeffrey Baron

  	
   

  	
  With
  Copy to:

  Sullivan & Worcester

  One Post Office Square

  Boston, MA 02109

  Attn: Russ V.V. Bradley

  
	
   

  	
   

  	
  and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  St.
  James Properties, Inc.

  314
  Dartmouth Street

  Boston, MA 02116

  Attn: Chris Flemming

   

  
	
  The
  City of Cambridge

  Office of Community Development

  City Hall Annex

  57 Inman Street

  Cambridge, MA 02139

  Attn:  Assistant City Manager

  for Community Development

   

  	
   

  	
  With
  Copy to:

  John G. Wofford, Esq.

  Csaplar & Bok

  One Winthrop Square

  Boston, MA 02110

  
	
  Old
  Stone Bank

  180 S. Main Street

  Providence, Rhode Island 02903

  Attn:  Loan Administration, Real

  Estate Investment Group

  	
   

  	
   

  

 

18.           Successors and
Assigns.  The covenants, agreements,
terms, provisions and conditions of this Lease shall bind and benefit the
respective successors, assigns and legal representatives of the parties hereto
with the same effect as if mentioned in each instance where a party hereto is
named or referred to.

 

106

 

19.           The parties hereto
agree that upon request of either party each will execute, acknowledge and
deliver a short form of this lease in recordable form sufficient to satisfy the
requirements of M.G.L. Chapter 183, Section 4.

 

Executed to take effect as a sealed instrument on the date first
hereinabove set forth.

 

107

 

	
   

  	
  Edgewater Place Limited Partnership

  
	
   

  	
   

  
	
   

  	
  By:

  	
  Ten Canal Park Associates,

  
	
   

  	
   

  	
  Genera Partner

  
	
   

  	
   

  
	
   

  	
  By:

  	
  Unihab, Inc., General Partner

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Arthur Klipfel, III

  	
   

  
	
   

  	
   

  	
  Arthur Klipfel, III

  
	
   

  	
   

  	
  Managing General Partner

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  City of Cambridge

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Robert W. Healy

  	
   

  
	
   

  	
   

  	
  Robert W. Healy,

  
	
   

  	
   

  	
  City Manager

  
	
   

  	
   

  
	
  Approved as to Form:

  	
   

  
	
  /s/ Russell B. Higley

  	
   

  	
   

  
	
  Russell B. Higley

  	
   

  
	
  City Solicitor

  	
   

  
						

 

108

 

FIRST AMENDMENT

to the

LEASE AGREEMENT FOR PARKING SPACES

in the

EAST CAMBRIDGE PARKING FACILITY – PHASE II

between

The City of Cambridge

and

Edgewater Place Limited Partnership

NOVEMBER 19, 1985

 

Whereas, the City of Cambridge (hereinafter
“the Lesser”) has entered into a Lease Agreement (hereinafter “the Lease”) with
Edgewater Place Limited Partnership (hereinafter “the Lessee”); and

 

Whereas, the parties desire to amend the
Lease to conform to the conditions of the Lechmere Canal Development UDAG;

 

Therefore, the parties do mutually agree to
amend the Lease as follows:

 

1.                                       In Paragraph 2,
Delete the words “ninety-ninth (99th)” and substitute in place thereof the
words “tenth (10th)”; and at the end of Paragraph 2 add the following
sentence:  “The Lessee shall have sixteen
(16) successive options to renew for additional terms of five years each.”

 

2.                                       Delete
Paragraph 4 in its entirety and substitute in place thereof the following:

 

#4. Security.  Lessee shall provide to the Lessor security
satisfactory to the Lessor for the payment of said rent as described in
Paragraph 3 herein, including but not limited to a collateral assignment of
leases between the Lessee, as developer of the Development, and the tenants of
the Development for the amount of said rent payments.

 

3.                                       All other
provisions of the Lease not specifically amended herein shall remain in full
force and effect.

 

Executed to take effect as a
sealed instrument on this day of August       ,
1986.

 

	
  Approved
  as to Form:

  	
  Edgewater
  Place Limited Partnership

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  Ten
  Canal Park Associates

  
	
  /s/
  Russell B. Higley

  	
   

  	
   

  	
  General
  Partner

  
	
  Russell
  B. Higley

  	
   

  	
   

  
	
  City
  Solicitor

  	
  By:

  	
  Unihab, Inc.,
  General Partner

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Arthur Klipfel, III

  	
   

  
	
   

  	
   

  	
  Arthur
  Klipfel, III

  
	
   

  	
   

  	
  Managing
  General Partner

  
									

 

 

	
   

  	
  City
  of Cambridge

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Robert W. Healy

  	
   

  
	
   

  	
   

  	
  Robert
  W. Healy

  
	
   

  	
   

  	
  City
  Manager

  
					

 

 

5.             Agree
to cooperate fully with you in the event that you should at any time undertake
to exercise your rights hereunder;

 

6.             Warrant
that Tenant has fully complied with and fulfilled those of its responsibilities
under said Construction Contract which would normally have been fulfilled at
this stage;

 

7.             Agree
that we will not enter into any amendment or modification of the Construction
Contract without the written consent of your construction representative,
Leggat McCall Property Management, Inc. (“LMPM”) and that no such
amendment or modification will be binding upon you without the express written
consent of LMPM;

 

8.             Agree
that each Requisition submitted pursuant to the Construction Contract shall be
accompanied by such lien releases, waivers, affidavits or other appropriate
forms from us and our subcontractors and materialmen as you may reasonably
require;

 

9.             Agree
that we will not stop work on the Project or terminate the Construction
Contract without first notifying you of Tenant’s default under the Construction
Contract and giving you a reasonable opportunity to cure same.

 

	
   

  	
  Very
  truly yours,

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Witness:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  2374D

  	
   

  	
   

  	
   

  
						

 

 

Leggat McCall Properties

 

LEGGAT MCCALL PROPERTIES MANAGEMENT, L.P.

 

10 Post Office Square

Boston, MA 02109

617-422-7000

617-422-7099 Fax Management

617-422-7002 Fax Accounting

 

November 3, 1994

 

Ms. Joanne M. Wright

Director, Administrative Services and Facilities

Aspen Technology, Inc.

Ten Canal Park

Cambridge, MA 02114

 

Dear Joanne:

 

As you may be aware, the
undersigned is interested in entering into a lease (the “Proposed Lease”) with
Applied Paralled Technologies for approximately 3,480 rentable square feet of
space (the “Space”) located on the sixth floor of Ten Canal Park, Cambridge,
Massachusetts, as more specifically shown on Exhibit A hereto.

 

This letter shall confirm
our agreement that Aspen Technology, Inc. hereby waives any and all rights
of first refusal it may have with respect to the Space located on the sixth
floor of Ten Canal Park, Cambridge, Massachusetts, as set forth in Exhibit D
paragraph 2.  Right of First Refusal
of the Lease dated January 30, 1992. 
Notwithstanding the foregoing, Aspen Technology does not waive any and
all other rights of first refusal.

 

Kindly indicate Aspen Technology, Inc.’s
agreements to the foregoing by executing this letter where indicated, and
returning it to me at your earliest convenience.

 

	
   

  	
  Sincerely,

  
	
   

  	
   

  
	
   

  	
  TEACHERS INSURANCE & ANNUITY

  
	
   

  	
   

  
	
   

  	
  ASSOC. OF AMERICA

  
	
   

  	
   

  
	
   

  	
  By its Agent, Leggat McCall Properties

  
	
   

  	
   

  
	
   

  	
  Management, L.P.

  

 

1

 

	
   

  	
  /s/ Bradley F. McGill

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Bradley F. McGill

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Senior Leasing Manager

  

 

 

The foregoing is hereby agreed to and
accepted

	
  ASPEN
  TECHNOLOGY, INC.

  	
  Applied
  Paralled Technologies

  lease term shall terminate on 

  
	
    /s/
  Mary A. Dean

  	
   

  	
  August 31,
  1996.

  
	
  Duly
  Authorized Mary A. Dean, Senior

  Vice President, Finance, Chief

  Financial Officer

  	
   

  
			

 

2Exhibit 10.1(c)

 

FOURTH LEASE AMENDMENT AND LANDLORD CONSENT TO SUBLEASE

 

THIS FOURTH LEASE AMENDMENT AND LANDLORD CONSENT TO SUBLEASE (“Agreement”)
is entered into as of September 5, 2007 [the “Effective
Date) by and among MA-TEN CANAL PARK, L.L.C.,
a Delaware limited liability company (“Landlord”), ASPEN TECHNOLOGY, INC., a Delaware corporation (“Tenant”) and EOP CANAL LEASE CO, LLC,
a Delaware limited liability company (“Subtenant”).

 

RECITALS.

 

A.                                   Landlord
(as successor in interest to Aspen Technology, Inc., a Massachusetts
corporation) is the tenant under that certain lease agreement dated January 30,
1992, as amended by that certain First Amendment dated May 5, 1997, that
certain Second Amendment dated August 14, 2000 and that certain Third
Amendment dated October 26, 2005 (collectively, the “Lease”) entered into
by and between MA-TEN CANAL PARK, L.L.C., a Delaware limited liability company
(as successor in interest to EOP-Ten Canal Park, L.L.C., as successor in
interest to Beacon Properties, L.P., as successor in interest to Teachers
Insurance and Annuity Association of America) (“Landlord”)  Pursuant to the Lease, Landlord has leased to
Tenant space currently containing approximately 110,843 rentable square feet
(the “Premises”) on the 1st through 6th floors of the
building commonly known as Ten Canal Park located at Ten Canal Park, Cambridge,
Massachusetts (the “Building”)

 

B.                                     Tenant
has requested Landlord’s consent to a sublease of even date herewith (the “Sublease”)
by Tenant to EOP Canal LeaseCo LLC, a Delaware limited liability company
(Subtenant”) of that portion of the Premises consisting of the entire fourth (4th)
and fifth (5th) floors of the 2nd floor of the Building
containing approximately 2,000 rentable square feet of space (collectively, the
“Sublet Premises”), and Landlord is willing to grant its consent upon the terms
set forth in this Agreement.

 

C.                                     Landlord,
Sublandlord and Subtenant mutually desire that the Lease be amended on and
subject to the following terms and conditions.

 

NOW, THEREFORE, for and in consideration of
the mutual covenants contained herein and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged and
intending to be legally bound, Landlord and Tenant agree as follows:

 

1.                                       Amendments.

 

1.01                           Building
Renovations.  Notwithstanding
anything to the contrary set forth in the Lease, Landlord shall have the right
to make cosmetic changes to the lobby, loading dock, parking garage and roof of
the Building using Building standard materials, finishes and means from and
after the Effective Date without hindrance or disturbance by Tenant or anyone
claiming by, through or under Tenant, in connection with such modifications,
Landlord, its agents and contractors, shall have full access to and through
such areas of the Building for the purpose of performing such cosmetic changes
as Landlord deems necessary or desirable. 
Landlord agrees to use commercially reasonable efforts to minimize
interference with or disruption of business activities in the Premises, and in
no event shall any of such cosmetic changes materially adversely affect on a
continuous basis access to the Building or to any portion of the Premises or 

 

1

 

to the parking facilities in
the Building, providing that temporary closures shall be permitted so long as
alternative means of access is available. 
All such cosmetic changes shall be performed at landlord’s sole cost and
expense and will not be included in Operating Expenses for the Building.

 

1.02                           Exterior
Signage.  As of the Effective Date,
Tenant relinquishes, waives and releases all of Tenant’s rights under the Lease
to erect exterior signage on the Property, including, but not limited to,
Tenant’s rights under Paragraph 13.22 of the Lease.  On or before October 31, 2007, Tenant
shall remove, at Tenant’s cost and expense, any and all exterior signs
currently located on the Building or the Property and repair any damage to the
Building or Property resulting from such removal.

 

1.03                           Renewal
Option.  As of the Effective Date,
Tenant relinquishes, waives and releases all renewal and extension rights under
the Lease, including, without limitation, under Paragraph VI of the Second
Amendment of Lease.

 

1.04                           Expansion
Rights.  Tenant acknowledges and
confirms that Tenant has no expansion rights, rights of first offer, rights of
second offer or rights of first refusal under the Lease.

 

1.05                           Building
Services.  Section 7.1(b) and
Exhibit C to the Lease are hereby amended as follows:

 

“From and after the
Commencement Date, Landlord, as part of Building Services, shall take over and
be responsible for: (i) receiving and administering telephone and
electronic mail service requests from Tenant’s subtenants for services and
repairs required to be provided or performed by Landlord under the Lease, and
the cost of providing this service will be included in Operating Expenses for
the Building; and (ii) the staffing of a concierge desk in the lobby on
the first (1st) floor of the Building.  Notwithstanding anything to the contrary set
forth in the Lease, the cost of providing this service will not be included in
Operating Expenses for the Building. 
However, Tenant shall pay one-twelfth (1/12th) of Landlord’s
total estimated concierge expenses on the same day of the month and with the
monthly payment of Basic Rent.  There
shall be an adjustment and reconciliation of the actual amount owed to Landlord
and the actual amount paid by Tenant in the same manner as Escalation Charges.”

 

1.06                           Audit
Rights.  Section 9.2(d) of
the Lease is deleted in its entirety and the following substituted therefor:

 

“Within
thirteen (13) months after receiving Landlord’s annual statement of Operating
Expenses (the “Review Notice Period”), Tenant
may give Landlord written notice (“Review Notice”)
that Tenant intends to review Landlord’s records of the Operating Expenses for
the calendar year to which the statement applies, and within six (6) months
after sending the Review Notice to Landlord (such period is referred to as the “Request for Information Period”), Tenant shall send
Landlord a written request identifying the information that Tenant desires to
review (the “Request for Information”),
provided 

 

2

 

that Tenant
may update the Request for Information so long as any such update does not
delay the audit process.  Within a
reasonable time after Landlord’s receipt of a timely Request for Information
and executed Audit Confidentiality Agreement (referenced below), Landlord shall
forward to Tenant, or make available for inspection in the Boston metropolitan
area such records (or copies thereof) for the applicable calendar year that are
reasonably necessary for Tenant to conduct its review of the information
appropriately identified in the Request for Information, as may be
updated.  Within six (6) months
after any particular records are made available to Tenant (such period is
referred to as the “Objection Period”),
Tenant shall have the right to give Landlord with notice (an “Objection Notice”) stating in reasonable detail any
objection to Landlord’s statement of Operating Expenses for that year which
relates to the records that have been made available to Tenant.  If Tenant provides Landlord with a timely
Objection Notice, Landlord and Tenant shall work together in good faith to
resolve any issues raised in Tenant’s Objection Notice.  If Landlord and Tenant determine that
Operating Expenses for the calendar year are less than reported.  Landlord shall provide Tenant with a credit
against the next installment of Rent in the amount of the overpayment by Tenant
or, upon request of Tenant, give Tenant a refund within thirty (30) days of
such determination.  Likewise, if
landlord and Tenant determine that Operating Expenses for the calendar year are
greater than reported, Tenant shall pay Landlord the amount of any underpayment
within thirty (30) days of such determination. 
If Tenant fails to give Landlord an Objection Notice with respect to any
records that have been made available to Tenant prior to expiration of the
Objection Period applicable to the records which have been provided to Tenant,
Tenant shall be deemed to have approved Landlord’s statement of Operating
Expenses with respect to the matters reflected in such records and shall be
barred from raising any claims regarding the Operating Expenses relating to
such records for that year.  If Tenant
fails to provide Landlord with a Review Notice prior to expiration of the
Review Notate Period or fails to provide Landlord with a Request for
information prior to expiration of the Request for Information Period described
above, Tenant shall be deemed to have approved landlord’s statement of Expenses
and shall be barred from raising any claims regarding the Operating Expenses
for that year

 

Tenant shall
be solely responsible for all Casts, expenses and tees incurred for the audit,
and the fees charged cannot be based in whole or in part on a contingency
basis.  If it is determined that Tenant
has overpaid Operating Expenses by more than five percent (5%), Landlord shall
be responsible for the costs, expenses and fees incurred for the audit.  The records and related information obtained
by Tenant shall be treated as confidential, and applicable only to the
Building, by Tenant and its auditors, consultants and other parties reviewing
such records on behalf of Tenant {collectively, ‘Tenant’s
Auditors’}, and prior to making any records available to Tenant or
Tenant’s Auditors, Landlord may require Tenant and Tenants Auditors to each
execute a reasonable confidentiality agreement (‘Audit
Confidentiality Agreement’) in accordance with the foregoing.  In no event shall Tenant be permitted to
examine Landlords records or to dispute any statement of Operating Expenses
unless Tenant has paid and continues to pay all Rent when due.”

 

1.07                           Default.  Section 13.1(a)(i) of the Lease is
deleted in its entirety and the following substituted therefor:

 

3

 

‘(i) Tenant shall fail to
pay the Basic Rent, Escalation Charges or other sums payable as additional
charges hereunder (including, without limitation, any sum or charge payable by
Tenant to the “Subtenant” pursuant to Section 14.29 of this Lease) within
fourteen (14) days after written notice thereof from Landlord to Tenant or”

 

1.08                           Parking.  Pursuant to Section 14.30 of the Lease,
Landlord subleases to Tenant the 105 parking spaces at the First Street Garage
referred to in the Lease and in this Section 1.08 as the “First Street
Parking Spaces”.  As provided in the Parking
Leases (as defined in the Lease). 
Landlord has the following rights with respect to the First Street
Parking Spaces: (i) to reduce the number of pricing spaces teased under
the City Leases upon thirty (30) days written notice to the City (as defined in
the Lease) provided that Landlord must at all times retain enough parking
spaces at and far the Building to satisfy the City’s zoning requirements for
the Building; and (ii) to terminate the Parking Leases upon thirty (30)
days written notice to the City, provided that Landlord’s termination notice
must be accompanied by the written consent thereto of Landlord’s mortgagee(s),
if any Subject to the foregoing, and as express conditions precedent thereto,
Landlord agrees to use commercially reasonable efforts to terminate all of the
First Street Parking Spaces under the City Leases: provided, however, the
parties agree that Landlord shall not be required to seek a zoning change,
variance, amendment or modification of the City’s zoning requirements for parking
at the Building nor shall Landlord be required to incur any cost or fee in
seeking the approval of Landlord’s mortgagees) to a termination of the City
Leases.  If Landlord is unable to
terminate the City Leases due to zoning requirements for the Building and/or
Landlord’s mortgagee(s) unwillingness to consent to a termination of the
City leases or the imposition by Landlord’s mortgagee(s) of a charge or
fee in connection therewith, Tenant shall remain liable under Section 14.30
of the Lease for the First Street Parking Spaces in accordance with Section ‘14
30 of the lease, provided, however, that Landlord agrees to use commercially
reasonable efforts to cooperate with Tenant from time to time in endeavoring to
secure a replacement subtenant(s) or assignee for all or any portion of
the First Street Parking Spaces and obtaining the City’s written consent
thereto as required under the City Leases.

 

2.                                       Consent
to Sublease.  Landlord hereby
consents to the Sublease, subject to the following terms and conditions, all of
which are hereby acknowledged and agreed to by Tenant and Subtenant.

 

2.01                           Sublease
Agreement.  Tenant and Subtenant
hereby represent that a true and complete copy of the Sublease is attached
hereto and made a part hereof as Exhibit A, and Tenant and Subtenant agree
that the Sublease shall not be modified without Landlord’s poor written
consent, which consent shall not be unreasonably withheld.

 

2.02                           Representations.  Tenant hereby represents and warrants that
Tenant (i) has full power and authority to sublease the Sublet Premises to
Subtenant without the consent of any third party required, (ii) has not
transferred or conveyed its interest in the Lease to any person or entity
collaterally or otherwise, except for the subleases identified on Exhibit B
attached hereto and made a part hereof, and (iii) has full power and
authority to enter into the Sublease and this Agreement.  Subtenant hereby represents and warrants that
Subtenant has full power and authority to enter into the Sublease and this Agreement
without the consent of any third party 

 

4

 

required Landlord hereby
represents and warrants that Landlord has full power and authority to enter
into this Agreement without the consent of any third party required

 

2.03                           Indemnity
and Insurance.  Subtenant hereby
assumes, with respect to Landlord, all of the indemnity and insurance
obligations of the tenant under the Lease with respect to the Sublet Premises,
provided that the foregoing shall not be construed as relieving or releasing
Tenant from any such obligations.

 

2.04                           No
Release.  Nothing contained in the
Sublease or this Agreement shall be construed as relieving or releasing Tenant
from any of its obligations under the Lease, it being expressly understood and
agreed that Tenant shall remain liable for such obligations notwithstanding
anything contained in the Sublease or this Agreement or any subsequent
assignment, sublease, or transfer of the interest of the tenant under the
Lease, provided, however, that if Subtenant is in Default (as defined in the
Sublease) in the payment of any amounts due under the Sublease (“Default Rent”),
Tenant shall have the right to offset the amount of the Default Rent against
the rent and other sums due from Tenant to Landlord under the Lease (and any
such nonpayment of Default Rent shall not constitute a default under the
Lease), but only after (i) written notice to Landlord and Subtenant of
Subtenant’s nonpayment of Default Rent to Sublandlord and the expiration of the
applicable cure period, under the Sublease, and (a) an additional notice
to Landlord and Subtenant that such nonpayment has not been cured within the
applicable cure period under the Sublease Agreement.  Tenant shall be responsible for the rent due
to from Subtenant, subject to Tenants offset right hereinabove described, and
for the performance of all the other terms and conditions of the Sublease, it
being understood that Landlord is not a party to the Sublease and,
notwithstanding anything to the contrary contained in the Sublease, is not
bound by any terms, provisions, representations or warranties contained in the
Sublease and is not obligated to Tenant or Subtenant for any of the duties and
obligations contained therein.

 

2.05                           Transfer.  Notwithstanding anything to the contrary set
forth in the Lease, Subtenant may further sublease the Sublet Premises, assign
its interest as the Subtenant under the Sublease or otherwise transfer its
interest in the Sublet Premises or the Sublease to any person or entity without
the written consent of Landlord or Tenant Neither Landlord nor Tenant shall
charge a fee in connection with any such sublease or other transfer by
Subtenant

 

2.06                           Lease.  The parties agree that the Sublease is
subject and subordinate to the terms of the Lease, and all terms of the Lease,
other than Tenant’s obligation to pay Basic Rent, are incorporated into the
Sublease, except to the extent expressly modified hereby or under the
Sublease.  In no event shall the Sublease
or this Agreement be construed as granting or conferring upon Tenant or
Subtenant any greater rights than those contained in the Lease nor shall there
be any diminution of the rights and privileges of the Landlord under the Lease,
nor shall the Lease be deemed modified in any respect.  Notwithstanding the foregoing, in the event
of any inconsistency between the provisions of the Lease and the provisions of
the Sublease with respect to the Sublet Premises only, the provisions of the
Sublease shall control.

 

2.07                           Parking
and Services.  The parking rights in
the Building Garage under Section 14.30 of the Lease (as defined therein)
granted to Subtenant under the Sublease shall be satisfied out of the parking
nights granted to Tenant under Section 14.30 of the Lease.  Subtenant’s rights 

 

5

 

in and to such parking spaces
in the Building Garage shall be subject to the terms and conditions set forth
in Section 14.30 of the Lease and the payment of all charges associated
therewith.  Tenant hereby authorizes
Subtenant to obtain services and materials for or related to the Sublet
Premises directly from Landlord, Landlord shall bill Subtenant deadly for such
services and materials, or any portion thereof in which event Subtenant shall
pay far the services and materials so billed upon written demand from
Landlord.  Any nonpayment by Subtenant
for such services and materials shall not constitute a default by Tenant under
the Lease, and Tenant shall have no liability therefor

 

2.08                           Attornment.  If the Lease or Tenant’s right to possession
thereunder terminates for any reason prior to expiration of the Sublease,
Subtenant agrees, at the written election of Landlord, to attar to Landlord
upon the then executory terms and conditions of the Sublease for the remainder
of the term of the Sublease In the event of any such election by Landlord,
Landlord will not be (a) liable for any rent paid by Subtenant to Tenant
more than one month in advance, or any security deposit paid by Subtenant to
Tenant, unless same has been transferred to Landlord by Tenant; (b) liable
for any act or omission of Tenant under the Lease, Sublease or any other
agreement between Tenant and Subtenant or for any default of Tenant under any
such documents which occurred poor to the effective date of the adornment;
subject to any defenses or offsets that Subtenant may have against Tenant which
arose prior to the effective date of the adornment; (d) bound by any
changes or modifications made to the Sublease without the written consent of
Landlord; (e) obligated in any manner with respect to the transfer,
delivery, use or condition of any furniture, equipment or other personal
property in the Sublet Premises which Sublandlord agreed would be transferred
to Subtenant or which Tenant agreed could be used by the Subtenant during the
term of the Sublease; or (f) liable for the payment of any improvement
allowance, or any other payment, credit, offset or amount due from Tenant to
Subtenant under the Sublease.  If
Landlord does not elect to have Subtenant adorn to Landlord as described above,
the Sublease and all rights of Subtenant in the Sublet Premises shall terminate
upon the date of termination of the Lease or Tenant’s right to possession
thereunder.  The terms of this Section 2.08
supersede any contrary previsions in the Sublease.

 

2.09                           Payments
Under the Sublease.  If at any time
Tenant is in default under the terms of the Lease, Landlord shall have the
right to contact Subtenant and require Subtenant to pay all rent due under the
Sublease directly to Landlord until such time as Tenant has cured such
default.  Subtenant agrees to pay such
sums directly to Landlord if requested by Landlord, and Tenant agrees that any
such sums paid by Subtenant shall be deemed applied against any sums owed by
Subtenant under the Sublease and shall offset Tenant’s rent obligations under
the Lease in the manner hereinafter provided. 
Any such sums received by Landlord from Subtenant shall be received by
Landlord on behalf of Tenant and shall be applied by Landlord to any sums past
due under the Lease, in such order of priority as required under the Lease or,
if the Lease is silent in such regard, then in such order of priority as
Landlord deems appropriate.  The receipt
of such funds by Landlord shall in no manner be deemed to create a direct lease
or sublease between Landlord and Subtenant. 
If Subtenant fails to deliver its Sublease payments directly to Landlord
as required herein following receipt of written notice from Landlord as
described above, Landlord shall have the right to remove any signage of
Subtenant, at Subtenants cost, located outside the Premises or in the Building
lobby or elsewhere in the Building and to pursue any other rights or remedies
available to Landlord at law or in equity.

 

6

 

2.10                           Default
by Subtenant.  Landlord agrees that
any act or omission by Subtenant or any assignee or sub-subtenant of Subtenant
which constitutes a Default under the terms of the Lease shall not constitute a
default by Tenant under the Lease.

 

2.11                           Surrender
of Sublet Premises.  Notwithstanding
anything to the contrary set forth in the Lease, at the expiration or earlier
termination of the Term of the Lease, Tenant may surrender the Sublet Premises
in their AS IS condition and shall not be required to remove any alterations
installed in the Sublet Premises by Tenant, Subtenant or any assignee or
sub-subtenant of Subtenant.  However, all
obligations of Tenant under the Lease for the surrender of the Premises
(exclusive of the Sublet Premises) shall remain in full force and effect in
accordance with the terms of the Lease.

 

3.                                       Miscellaneous.

 

3.01                           This
Agreement sets forth the entire agreement between the parties with respect to
the matters set forth herein.  There have
been no additional oral or written representations or agreements tinder no
circumstances shall Subtenant be entitled to any Rent abatement, improvement
allowance, leasehold improvements, or other work to the Premises, or any
similar economic incentives that may have been provided Tenant in connection
with entering into the Lease, unless specifically set forth in this
Agreement.  Tenant agrees that neither
Tenant nor its agents or any otter parties acting on behalf of Tenant shall
disclose any matters set forth in this Agreement or disseminate or distribute
any information concerning the terms, details or conditions hereof to any
person, firm or entity without obtaining the express written consent of
Landlord.

 

3.02                           Except
as herein modified or amended, the provisions, conditions and terms of the
Lease shall remain unchanged and in full force and effect.

 

3.03                           In
the case of any inconsistency between the provisions of the Lease and this
Agreement, the provisions of this Agreement shall govern and control.

 

3.04                           Submission
of this Agreement by Landlord is not an offer to enter into this Agreement but
rather is a solicitation for such an offer by Tenant Landlord shall not be
bound by this Agreement until Landlord has executed and delivered the same to
Tenant and Subtenant.

 

3.05                           The
capitalized terms used in this Agreement shall have the same definitions as set
forth in the Lease to the extent that such capitalized terms are defined
therein and not redefined in this Agreement.

 

3.06                           Tenant
and Subtenant hereby represent to Landlord that Tenant and Subtenant have dealt
with no broker in connection with this Agreement other than Newmark &
Company Real Estate, Inc (the ‘Broker’) whose commission shall be paid by
Tenant.  Tenant agrees to indemnify and
hold Landlord, its trustees, members, principals, beneficiaries, partners,
officers, directors, employees, mortgagee(s) and agents, and the
respective principals and members of any such agents (collectively, the ‘Landlord
Related Parties’) harmless from all claims of any brokers claiming to have
represented Tenant in connection with this Agreement including Broker.  Subtenant agrees to indemnify and hold the
Landlord Related Parties harmless from all claims of any brokers, other than
Broker, claiming to have represented Subtenant in connection with this 

 

7

 

Agreement Landlord hereby
represents to Tenant and Subtenant that Landlord has dealt with no broker in
connection with this Agreement.  Landlord
agrees to indemnify and hold Tenant and Subtenant, their trustees, members,
principals, beneficiaries, partners, officers, directors, employees, and
agents, and the respective principals and members of any such agents harmless
from all claims of any brokers claiming to have represented Landlord in
connection with this Agreement

 

3.07                           Each
signatory of this Agreement represents hereby that he or she has the authority
to execute and deliver the same on behalf of the party hereto for which such
signatory is acting.

 

3.08                           Counterparts.  This Agreement may be executed in
counterparts and shall constitute an agreement binding on all parties
notwithstanding that all parties are not signatories to the original or the
same counterpart provided that all parties are furnished a copy or copies
thereof reflecting the signature of all parties.  Transmission of a facsimile or electronic
signature shall be deemed the equivalent of the delivery of the original and
any party so delivering a facsimile or electronic signature shall in all events
deliver to the other party an original signature promptly upon request.

 

(SIGNATURES
APPEAR ON THE NEXT PAGE]

 

8

 

IN WITNESS WHEREOF, Landlord, Sublandlord and
Subtenant have executed this Agreement as of the date set forth above.

 

	
  WITNESS/ATTEST:

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  MA-TEN CANAL PARK, L.L.C., a Delaware

  limited liability company

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/ John Conley

  	
   

  	
  By:

  	
   

  	
   

  
	
  Name (print):

  	
  John Conley 

  	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  	
   

  
	
  Name (print):

  	
   

  	
   

  	
   

  
	
   

  	
   

  
	
  WITNESS/ATTEST:

  	
  SUBLANDLORD:

  
	
   

  	
   

  
	
   

  	
  ASPEN TECHNOLOGY, INC., a Delaware

  corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/ Irwin Weiss

  	
   

  	
  By:

  	
  /s/ Bradley T Miller

  	
   

  
	
  Name (print):

  	
  Irwin Weiss

  	
   

  	
  Name: 

  	
  Bradley T Miller

  	
   

  
	
  /s/ Robert M. Cruickshank

  	
   

  	
  Title:

  	
  CFO

  	
   

  
	
  Name (print): 

  	
  Robert M. Cruickshank

  	
   

  	
   

  
	
   

  	
   

  
	
  WITNESS/ATTEST:

  	
  SUBTENANT:

  
	
   

  	
   

  
	
   

  	
  EOP CANAL LEASECO LLC, a Delaware

  limited liability company  

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/ John Conley

  	
   

  	
  By:

  	
   

  	
   

  
	
  Name (print): 

  	
  John Conley

  	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  	
   

  
	
  Name (print):

  	
   

  	
   

  	
   

  
								

 

9

 

EXHIBIT A

 

Sublease Agreement

 

B-1

 

EXHIBIT B

 

SUBLEASES

 

	
  Suite

  	
   

  	
  Subtenant

  	
   

  	
  Square
  Feet

  	
   

  	
  Expiration
  Date

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 201

  	
   

  	
  Bit9, Inc

  	
   

  	
  7,047 s.f.

  	
   

  	
  7/31/08

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 100

  	
   

  	
  Elysium Digital, LLC

  	
   

  	
  9,291 s.f.

  	
   

  	
  9/30/12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 303

  	
   

  	
  Gene Network Sciences

  	
   

  	
  4,036 s.f.

  	
   

  	
  2/08/09

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 601

  	
   

  	
  Metis Design Corporation

  	
   

  	
  6,780 s.f.

  	
   

  	
  9/30/12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 302

  	
   

  	
  Museum of Science

  	
   

  	
  12,860 s.f.

  	
   

  	
  9/30/12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 202

  	
   

  	
  Northern Light Singlepoint

  	
   

  	
  4,458 s.f.

  	
   

  	
  9/30/12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 602

  	
   

  	
  Vertical Communications

  	
   

  	
  11,202 s.f.

  	
   

  	
  9/30/12

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Suite 301

  	
   

  	
  Allies Wire, Inc.

  	
   

  	
  4,750 s.f.

  	
   

  	
  9/30/12

  

 

B-1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00140-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00140-of-00352.parquet"}]]