Document:

EX-10.1

Exhibit 10.1

SIXTH AMENDMENT TO LEASE

SIXTH AMENDMENT TO LEASE dated as of this 28th day of October, 2009 by and between
MORTIMER B. ZUCKERMAN AND EDWARD H. LINDE, AS TRUSTEES OF TRACER LANE TRUST II, under Declaration
of Trust dated May 30, 2000 recorded with the Middlesex South District Registry of Deeds in Book
31451, Page 498, but not individually (“Landlord”) and UNICA CORPORATION, a Delaware corporation
(as successor by merger to Unica Corporation, a Massachusetts corporation, “Tenant”).

RECITALS

By Lease dated December 20, 2002 (the “Original Lease”), Landlord did lease to Tenant and
Tenant did hire and lease from Landlord certain premises containing 26,460 square feet of rentable
floor area (referred to in the Original Lease as the “Rentable Floor Area of the Premises” and
hereinafter sometimes referred to as the “Rentable Floor Area of the Initial Premises”) on the
second (2nd) floor of the building (the “Building”) known as and numbered 170 Tracer
Lane, Waltham, Massachusetts (referred to in the Original Lease as the “Premises” and hereinafter
sometimes referred to as the “Initial Premises”).

By letter dated December 20, 2002 (the “December 2002 Letter”), Landlord and Tenant agreed
upon signage rights to be provided to Tenant under certain circumstances.

By First Amendment to Lease dated December 23, 2003 (the “First Amendment”), Landlord and
Tenant increased the size of the Premises by adding thereto 13,734 square feet of rentable floor
area (the “Rentable Floor Area of the First Additional Premises”) located on the first
(1st) floor of the Building, which space is shown as Exhibit A attached to such First
Amendment (the “First Additional Premises”).

By Second Amendment to Lease dated October 14, 2004 (the “Second Amendment”), Landlord and
Tenant increased the size of the Premises by adding thereto 4,679 square feet of rentable floor
area (the “Rentable Floor Area of the Second Additional Premises”) located on the first
(1st) floor of the Building, which space is shown as Exhibit A attached to such Second
Amendment.

By Third Amendment to Lease dated December 30, 2004 (the “Third Amendment”), Landlord and
Tenant (i) extended the Term of the Lease for one (1) year upon the terms set forth in such Third
Amendment and (ii) increased the size of the Premises by adding thereto 26,570 square feet of
rentable floor area (the “Rentable Floor Area of the Third Additional Premises”) located on the
third (3rd) floor of the Building, which space is shown as Exhibit A attached to such
Third Amendment.

By Fourth Amendment to Lease dated February 12, 2007 (the “Fourth Amendment”), Landlord and
Tenant increased the size of the Premises by adding thereto 1,815 square feet of rentable floor
area (the “Rentable Floor Area of the Fourth Additional Premises”) located on the first
(1st) floor of the Building, which space is shown on Exhibit A attached to such Fourth
Amendment.

By Fifth Amendment to Lease dated October 2, 2008 (the “Fifth Amendment”), Landlord and Tenant
extended the Term of the Lease for one (1) year upon the terms set forth in such Fifth Amendment.

Landlord and Tenant have agreed to extend the Term of the Lease for one (1) period of five (5)
years upon all of the same terms and conditions set forth in the Lease except as set forth in this
Sixth Amendment to Lease (the “Sixth Amendment”).

Landlord and Tenant are entering into this instrument to set forth said extension of the Term
of the Lease and to amend the Lease.

NOW THEREFORE, in consideration of One Dollar ($1.00) and other good and valuable
consideration in hand this date paid by each of the parties to the other, the receipt and
sufficiency of which are hereby severally acknowledged, and in further consideration of the mutual
promises herein contained, Landlord and Tenant hereby agree to and with each other as follows:

	1.	 	The Term of the Lease, which but for this Sixth Amendment is scheduled to expire on April 30,
2010, is hereby extended for one (1) period of five (5) years commencing on May 1, 2010 and
expiring on April 30, 2015 (the “Third Extended Term”), unless sooner terminated in accordance
with the provisions of the Lease, upon all the same terms and conditions contained in the
Lease as herein amended.

	2.	 	(A) On the conditions (which conditions Landlord may waive by written notice to Tenant) that
at the time of exercise of the option to extend and at the commencement date of the extension
option period (i) there exists no Event of Default (defined in Section 7.1 of the Lease), (ii)
the Lease is still in full force and effect and (iii) Tenant has neither assigned the Lease
nor sublet the Premises (except for an assignment or subletting permitted without Landlord’s
consent under Section 5.6.1 of the Lease and except for other subleases of not more than 8,000
square feet of rentable floor area in the aggregate under all such subleases), Tenant shall
have the right to extend the Term hereof upon all the same terms, conditions, covenants and
agreements herein contained (except for the Annual Fixed Rent which shall be adjusted during
the option period as herein below set forth) for one (1) period of three (3) years as
hereinafter set forth. The option period is sometimes herein referred to as the “Fourth
Extended Term.” Notwithstanding any implication to the contrary Landlord has no obligation to
make any additional payment to Tenant in respect of any construction allowance or the like or
to perform any work to the Premises as a result of the exercise by Tenant of any such option.

(B) If Tenant desires to exercise the option to extend the Term, then Tenant shall give
notice (the “Exercise Notice”) to Landlord, not earlier than eighteen (18) months nor later
than fifteen (15) months prior to the expiration of the Third Extended Term exercising such
option to extend. Promptly after Landlord’s receipt of the Exercise Notice Landlord shall
provide Landlord’s quotation of a proposed Annual Fixed Rent which shall represent a rate
that Landlord believes is equal to the fair market rent for the entire Premises for the
Fourth Extended Term (“Landlord’s Rent Quotation”). If at the expiration of thirty (30)
days after the date when Landlord provides such quotation to Tenant (the “Negotiation
Period”), Landlord and Tenant have not reached agreement on a determination of an Annual
Fixed Rent for the Fourth Extended Term and executed a written instrument memorializing the
extension of the Term of the Lease pursuant to such agreement on the Annual Fixed Rent for
the Fourth Extended Term, then Tenant shall have the right, for ten (10) days after the
expiration of the Negotiation Period, to either (i) make a request to Landlord for a broker
determination (the “Broker Determination”) of the Prevailing Market Rent for the entire
Premises for the Fourth Extended Term, which Broker Determination shall be made in the
manner set forth in Exhibit A attached hereto, or (ii) revoke its Exercise Notice.

If Landlord and Tenant shall have reached agreement during the Negotiation Period, then the
Annual Fixed Rent for the Fourth Extended Term shall be as agreed upon by Landlord and
Tenant. If Tenant timely shall have requested the Broker Determination, then the Annual
Fixed Rent for the Fourth Extended Term shall be the Prevailing Market Rent as determined by
the Broker Determination. If Tenant timely revokes its Exercise Notice, the Lease shall
expire as of the expiration date of the Third Extended Term. If Tenant does not timely
request the Broker Determination, then Tenant shall be deemed to have revoked its Exercise
Notice.

(C) Upon either (i) the agreement of Landlord and Tenant during the Negotiation Period on an
Annual Fixed Rent for the Fourth Extended Term or (ii) the timely request by Tenant for a
Broker Determination, the Lease and the Lease Term thereof shall be extended, for the Fourth
Extended Term, without the necessity for the execution of any additional documents, except
that Landlord and Tenant agree to enter into an instrument in writing setting forth the
Annual Fixed Rent for the Fourth Extended Term but the failure to so enter into such a
written instrument shall not negate the exercise of the option to extend. Notwithstanding
anything herein contained to the contrary, in no event shall the Lease Term hereof be
extended for more than three (3) years after the expiration of the Third Extended Term.

	3.	 	(A) Annual Fixed Rent for the Premises for the period prior to September 1, 2009 shall
continue to be payable as set forth in the Lease as amended.

(B) Effective as of September 1, 2009 and continuing through the expiration of the Third
Extended Term, Annual Fixed Rent shall be payable by Tenant as follows:

	 	 	 	 	 	 	 	 	 
	Time Period	 	Rate PSF	 	Annual Rate
	9/1/09 – 4/30/11

	 	$	24.00	 	 	$	1,758,192.00	 
	5/1/11 – 4/30/12

	 	$	24.75	 	 	$	1,813,135.50	 
	5/1/12 – 4/30/13

	 	$	25.50	 	 	$	1,868,079.00	 
	5/1/13 – 4/30/14

	 	$	26.25	 	 	$	1,923,022.50	 
	5/1/14 – 4/30/15

	 	$	27.00	 	 	$	1,977,966.00	 

(C) Annual Fixed Rent for the extension option period shall be payable as determined in
accordance with Section 2 of this Sixth Amendment.

	4.	 	(A)    For purposes of calculating Tenant’s payments for operating expenses pursuant to
Section 2.6 of the Lease for that portion of the Lease Term prior to September 1, 2009, the
definition of “Base Operating Expenses” contained in Section 2.6 of the Lease shall be
unchanged. For that portion of the Lease Term on and after September 1, 2009, for such
purposes, the definition of “Base Operating Expenses” shall be deleted in its entirety and
substituted with the following:

“Base Operating Expenses” means Landlord’s Operating Expenses (as hereinafter
defined in Section 2.6) for calendar year 2010, being the period from January 1,
2010 through December 31, 2010.

(B) For purposes of calculating Tenant’s payments for real estate taxes pursuant to Section
2.7 of the Lease, for that portion of the Lease Term prior to September 1, 2009 the
definition of “Base Taxes” contained in Section 2.7 of the Lease shall be unchanged. For
that portion of the Lease Term on and after September 1, 2009, for such purposes, the
definition of “Base Taxes” shall be deleted in its entirety and substituted with the
following:

“Base Taxes” means Landlord’s Tax Expenses (as hereinabove defined in Section 2.7)
for fiscal tax year 2011 (being the period from July 1, 2010 and through June 30,
2011).

	5.	 	(A) Tenant shall accept the Premises during the Third Extended Term in their as-is condition
without any obligation on Landlord’s part to perform any additions, alterations, improvements,
demolition or other work therein or pertaining thereto, except as expressly provided in this
Section 5.

(B) It is understood and agreed that Landlord shall be performing certain work in the
Premises as set forth on Exhibit B attached hereto (the “Landlord’s Work”). The items of
Landlord’s Work delineated on Exhibit B as being part of the turnkey scope (“Turnkey Work”)
shall be at Landlord’s sole cost and expense and the items of Landlord’s Work delineated as
not included in the turnkey scope or any changes to Exhibit B requested by Tenant shall be
paid for by Tenant. Landlord shall use reasonable speed and diligence to perform the
Landlord’s Work; provided, however, that Landlord shall not be liable to Tenant for the
failure to complete the Landlord’s Work by any given date so long as Landlord has used
reasonable speed and diligence as aforesaid. In addition, it is acknowledged and agreed
that Landlord will be performing the Landlord’s Work in the Premises while Tenant is in
occupancy thereof, and accordingly Landlord and Tenant agree to cooperate with each other in
good faith to insure that the Landlord’s Work can be undertaken in an efficient and
cost-effective manner and so as to minimize any unreasonable interference with Tenant’s
business operations in the Premises (consistent with the nature of the work being
performed).

(C) Landlord shall provide to Tenant a special allowance in the amount $183,145.00 (the
“Tenant Allowance”). The Tenant Allowance shall be used and applied by Landlord solely on
account of the cost of (i) any items of Landlord’s Work delineated on Exhibit B as not being
included within the Turnkey Work, (ii) any changes to Exhibit B requested by Tenant during
the performance of the Landlord’s Work and (iii) any subsequent tenant improvements to be
performed by Landlord as requested by Tenant prior to August 31, 2011 and reviewed and
approved by Landlord in accordance with the terms and provisions of the Lease (the items
described in the foregoing clauses (i), (ii) and (iii) being hereinafter referred to
collectively as “Additional Work”). In no event shall Landlord’s obligations to pay or
reimburse Tenant for any of the costs of Additional Work exceed the total Tenant Allowance.
Notwithstanding the foregoing, Landlord shall be under no obligation to apply any portion of
the Tenant Allowance for any purposes other than as provided in this Section 5. In
addition, in the event that (x) Tenant is in default under the Lease or (y) there are any
liens which are not bonded to the reasonable satisfaction of Landlord against Tenant’s
interest in the Lease or against the Building or the Site arising out of any work performed
by Tenant or any litigation in which Tenant is a party or (z) Tenant shall have not
requested prior to August 31, 2011 that a particular item of Additional Work be performed,
then, from and after the date of such event (“Event”), Landlord shall have no further
obligation to fund any portion of the Tenant Allowance and Tenant shall be obligated to pay,
as Additional Rent, all costs of the Additional Work in excess of that portion of the Tenant
Allowance funded by Landlord through the date of the Event. Further, the Tenant Allowance
shall only be applied towards the cost of leasehold improvements and in no event shall
Landlord be required to make application of any portion of the Tenant Allowance towards
Tenant’s personal property, trade fixtures or moving expenses or on account of any
supervisory fees, overhead, management fees or other payments to Tenant, or any partner or
affiliate of Tenant. In the event that the costs of the Additional Work are less than the
Tenant Allowance, Tenant shall not be entitled to any payment or credit nor shall there be
any application of the same toward Annual Fixed Rent or Additional Rent owed by Tenant under
the Lease. In the event that the costs of the Additional Work (together with a construction
management fee in an amount equal to four percent (4%) of the costs of the Additional Work)
exceed the Tenant Allowance, such excess costs are hereinafter referred to as “Tenant Plan
Excess Costs” and shall be paid by Tenant as Additional Rent in accordance with subsection
(D) below.

(D) To the extent, if any, that there are Tenant Plan Excess Costs, Tenant shall pay such
Tenant Plan Excess Costs to Landlord, as Additional Rent, within ten (10) days after billing
therefor from time to time during the performance of the component of Additional Work at
issue, in the proportion that the Tenant Plan Excess Costs bears to the overall cost of the
component of Additional Work at issue.

(E) Provided that Tenant has made its paint and carpet selections in a timely manner,
Landlord agrees to commence Landlord’s Work within sixty (60) days after the full execution
of this Sixth Amendment by Landlord and Tenant.

	6.	 	It is acknowledged and agreed that Landlord is currently holding a letter of credit in the
amount of $143,877.00 (the “Letter of Credit”) as security for Tenant’s obligations pursuant
to Section 8.20 of the Lease. Simultaneously with the execution and delivery of this Sixth
Amendment, Tenant shall deliver to Landlord either (a) an amendment to the Letter of Credit
increasing the amount secured thereby to $250,000.00 and providing for automatic renewals
through the date which is ninety (90) days subsequent to the scheduled expiration of this
Lease (as the same may be extended), (b) cash in the amount of $106,123.00, (c) a replacement
letter of credit meeting the requirements of Section 8.20 of the Lease in the amount of
$250,000.00 or (d) cash in the amount of $250,000.00 (upon receipt of which such cash Landlord
shall return the Letter of Credit to Tenant). Landlord shall hold all amounts delivered
hereunder in accordance with said Section 8.20 throughout the Term of the Lease, including any
and all extensions.

	7.	 	(A) Tenant warrants and represents that Tenant has not dealt with any broker in connection
with the consummation of this Sixth Amendment other than Cushman & Wakefield, Inc. (the
“Broker”) and in the event any claim is made against Landlord relative to dealings by Tenant
with brokers, including the Broker, Tenant shall defend the claim against Landlord with
counsel of Tenant’s selection first approved by Landlord (which approval will not be
unreasonably withheld) and save harmless and indemnify Landlord on account of loss, cost or
damage which may arise by reason of such claim.

(B) Landlord warrants and represents that Landlord has not dealt with any broker in
connection with the consummation of this Sixth Amendment other than the Broker and in the
event any claim is made against Tenant relative to dealings by Landlord with brokers, other
than the Broker, Landlord shall defend the claim against Tenant with counsel of Landlord’s
selection and save harmless and indemnify Tenant on account of loss, cost or damage which
may arise by reason of such claim.

	8.	 	Except as otherwise expressly provided herein, all capitalized terms used herein without
definition shall have the same meanings as are set forth in the Original Lease.

	9.	 	Except as herein amended the Lease shall remain unchanged and in full force and effect. From
and after the effective date of this Sixth Amendment, all references to the “Lease” shall be
deemed to be references to the Original Lease as amended by the First Amendment, the Second
Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment and as herein
amended.

Page Ends Here

1

EXECUTED as a sealed instrument as of the date and year first above written.

	 	 	 
	WITNESS:
	 	LANDLORD:

	 
	 	/s/ David C. Provost

	 
	 	

	                                          
	 	                                                   

	 
	 	 

	 	 	DAVID C. PROVOST, FOR THE

TRUSTEES OF TRACER LANE

TRUST II PURSUANT TO WRITTEN

DELEGATION BUT NOT INDIVIDUALLY

	WITNESS:
	 	TENANT:

	 
	 	 

	UNICA CORPORATION
	 	

	 
	 	

	 
	 	

	By:
	 	By:/s/ Yuchun Lee

	 	 	 

	Name:
	 	Name: Yuchun Lee

	 	 	 

	Title:                  
	 	Title:CHIEF EXECUTIVE OFFICER

	 
	 	 

	 	 	HEREUNTO DULY AUTHORIZED

	 	 	 

	 	 	By:/s/ Jason Joseph

	 	 	 

	 	 	Name: Jason Joseph

	 	 	 

	 	 	Title: SECRETARY

	 	 	 

	 	 	HEREUNTO DULY AUTHORIZED

	 	 	 

	 	 	(CORPORATE SEAL)

EXHIBIT A

BROKER DETERMINATION OF PREVAILING MARKET RENT

Where in the Sixth Amendment to Lease to which this Exhibit is attached provision is made for
a Broker Determination of Prevailing Market Rent, the following procedures and requirements shall
apply:

	1.	 	Tenant’s Request. Tenant shall send a notice to Landlord in accordance with Section
2 of the Sixth Amendment, which notice to be effective must (i) make explicit reference to the
Lease and to Section 2 of the Sixth Amendment, (ii) include the name of a broker selected by
Tenant to act for Tenant, which broker shall be affiliated with a major Boston commercial real
estate brokerage firm selected by Tenant and which broker shall have at least ten (10) years
experience dealing in properties of a nature and type generally similar to the Building
located in the Boston West Suburban Market, and (iii) explicitly state that Landlord is
required to notify Tenant within thirty (30) days of an additional broker selected by
Landlord.

	2.	 	Landlord’s Response. Within thirty (30) days after Landlord’s receipt of Tenant’s
notice as provided in Paragraph 1 above and stating the name of the broker selected by Tenant,
Landlord shall give written notice to Tenant of Landlord’s selection of a broker having at
least the affiliation and experience referred to above.

	3.	 	Selection of Third Broker. Within ten (10) days thereafter the two (2) brokers so
selected shall select a third such broker also having at least the affiliation and experience
referred to above.

	4.	 	Rental Value Determination. Within thirty (30) days after the selection of the third
broker, the three (3) brokers so selected, by majority opinion, shall make a determination of
the annual fair market rental value of the Premises for the Fourth Extended Term. Such annual
fair market rental value determination (x) may include provision for annual increases in rent
during said Fourth Extended Term if so determined, (y) shall take into account the as-is
condition of the Premises and (z) shall take account of, and be expressed in relation to, the
payment in respect of taxes and operating costs and provisions for paying for so-called tenant
electricity as contained in the Lease. The brokers shall advise Landlord and Tenant in
writing by the expiration of said thirty (30) day period of the annual fair market rental
value which as so determined shall be referred to as the “Prevailing Market Rent”.

	5.	 	Resolution of Broker Deadlock. If the Brokers are unable to agree at least by
majority on a determination of annual fair market rental value, then the brokers shall send a
notice to Landlord and Tenant by the end of the thirty (30) day period for making said
determination setting forth their individual determinations of annual fair market rental
value, and the highest such determination and the lowest such determination shall be
disregarded and the remaining determination shall be deemed to be the determination of annual
fair market rental value and shall be referred to as the Prevailing Market Rent.

	6.	 	Costs. Each party shall pay the costs and expenses of the broker selected by it and
each shall pay one half (1/2) of the costs and expenses of the third broker.

	7.	 	Failure to Select Broker or Failure of Broker to Serve. If Tenant shall have
requested a Broker Determination and Landlord shall not have designated a broker within the
time period provided therefor above and such failure shall continue for more than ten (10)
days after notice thereof, then Tenant’s broker shall alone make the determination of the
Prevailing Market Rent in writing to Landlord and Tenant within thirty (30) days after the
expiration of Landlord’s right to designate a broker hereunder. If Tenant and Landlord have
both designated brokers but the two brokers so designated do not, within a period of fifteen
(15) days after the appointment of the second broker, agree upon and designate the third
broker willing so to act, the Tenant, the Landlord or either broker previously designated may
request the Boston Bar Association (or such organization as may succeed to the Boston Bar
Association) to designate the third broker willing so to act and a broker so appointed shall,
for all purposes, have the same standing and powers as though he had been seasonably appointed
by the brokers first appointed. In case of the inability or refusal to serve of any person
designated as a broker, or in case any broker for any reason ceases to be such, a broker to
fill such vacancy shall be appointed by the Tenant, the Landlord, the brokers first appointed
or the said Boston Bar Association, as the case may be, whichever made the original
appointment, or if the person who made the original appointment fails to fill such vacancy,
upon application of any broker who continues to act or by the Landlord or Tenant such vacancy
may be filled by the said Boston Bar Association, and any broker so appointed to fill such
vacancy shall have the same standing and powers as though originally appointed.

2

EXHIBIT B

TURNKEY SCOPE

Boston Properties Tenant Work Letter 170 Tracer Lane

DELINEATION OF TENANT IMPROVEMENT TURN-KEY SCOPE

	 	 	 	 	 	 	 
	 	 	 	 	 	 	Not Included in
	Element	 	Description                    	 	Turn-Key Scope	 	Turn-Key
	Demolition

 
	 	No Scope

	 	N/A

	 	

	Finish Carpentry

 
	 	No Scope

	 	N/A

	 	

	Doors & Frames

 
	 	No Scope

	 	N/A

	 	

	Hardware

 
	 	No Scope

	 	N/A

	 	

	Drywall

 
	 	No Scope

	 	N/A

	 	

	Acoustic Ceilings

 
	 	No Scope

	 	N/A

	 	

	Flooring

 

 

 
	 	Replace all existing Carpet (Building

Standard, 24oz solution dyed nylon,

commercial grade) $25PSY

	 	X

	 	

	 

  

 
	 	VCT – Vinyl Composition Tile (Storage

Rooms and (2) Kitchenettes)

	 	X

	 	

	 

 
	 	Vinyl Base

	 	X

	 	

	 

 

 
	 	Other Flooring and Base (SDT, wood,

tile, stone, raised, etc.

	 	

	 	     X

	Wall Finishes

 
	 	Paint walls throughout Premises

	 	X

	 	

	 

 
	 	Paint Frames throughout Premises

	 	X

	 	

	 

 
	 	Wall Coverings, Specialty Paints, etc.

	 	

	 	    X

	Equipment/Specialties

 

 

 
	 	Furnish and install automatic paper

towel dispensers and soap dispensers

in all restrooms

	 	X

	 	

	Fire Protection
	 	No Scope

	 	N/A
	 	

3

Boston Properties Tenant Work Letter 170 Tracer Lane

DELINEATION OF TENANT IMPROVEMENT TURN-KEY SCOPE

	 	 	 	 	 	 	 
	 	 	 	 	 	 	Not Included in
	Element	 	Description                    	 	Turn-Key Scope	 	Turn-Key
	Plumbing

 

 

 
	 	Install automatic valves on all

restroom toilets, urinals, and

faucets

	 	X

	 	 

	HVAC

 

 

 

 
	 	Furnish and install new DDC HVAC

controls for Base Building Air

Handling Units, Hot Water System,

VAV Boxes and Fan Coil Units

	 	X

	 	 

	Doors & Frames

 

 
	 	Furnish and Install (17) Card Readers

	 	X

	 	 

 

	 

 

 
	 	Furnish and Install (4) Security

Cameras

	 	X

	 	 

 

	 

 

 
	 	Furnish and Install (10) Floor

Outlets/Cores

	 	X

	 	 

 

	 

 

 
	 	Furnish and Install (1) 100KW

natural gas Generator with Transfer

Switch

	 	X

	 	 

 

	 

 

 

 
	 	Electrical Distribution feeds from

Interior to Generator per attached

Unica equipment list dated 9/17/09

	 	X

	 	 

 

	 

 

 
	 	Furnish and Install (1) 50KVA UPS

with 15 minute battery time

	 	X

	 	 

 

	 

 

 

 
	 	Furnish and Install (1247) F17T8 HEL

VM Light Fixtures throughout

Premises with occupancy sensors

	 	X

	 	 

 

	Tel/Data

 

 
	 	(1) Tel/Data drop for each Floor

Outlet (10 total)

	 	X

	 	 

	Design Services 

 
	 	Architectural Design

	 	

	 	 X 

	 

 
	 	Engineering Design

	 	

	 	 X 

	 

 
	 	Sprinkler Design

	 	

	 	 X 

	 

 

 
	 	Furniture Design and Selection

Services

	 	

	 	 X 

	 

 
	 	Signage Design

	 	

	 	 X 

	 

 
	 	Additional Design Services

	 	

	 	 X 

4ex10-1.htm

     

    Exhibit
10.1

    October
28, 2009

    

    Dov
Charney

    c/o
American Apparel, Inc.

    747
Warehouse Street

    Los
Angeles, California 90021

    

    

    
      	
               
      

            	
              RE:

            	
              Transfer of Restricted
      Securities

            

    

    

    Dear
Sir:

    

    Reference is made to (i) the Amended
and Restated Agreement and Plan of Reorganization, dated as of November 7, 2007
(as heretofore amended and as it may be hereafter amended, supplemented or
modified from time to time, the “Merger Agreement”),
by and among American Apparel, Inc. (f/k/a Endeavor Acquisition Corp.), a
Delaware corporation (the “Company”), American
Apparel (USA) LLC (f/k/a AAI Acquisition LLC), a California limited liability
company, American Apparel Inc., a California corporation, American Apparel, LLC,
a California limited liability company, each of the Canadian companies set forth
on Schedule A to the Merger Agreement (the “CI Companies”), Dov
Charney (“Mr.
Charney”), each of the stockholders of the CI Companies (with respect to
certain provisions of the Merger Agreement) and Sam Lim (with respect to certain
provisions of the Merger Agreement); (ii) the Lock-Up Agreement, dated December
12, 2007 (the “Lock-Up
Agreement”), executed by Mr. Charney; and (iii) the Letter Agreement Re:
Extension of Lock-Up Agreement, dated March 13, 2009 (the “Lock-Up Extension”),
among Mr. Charney, the Company and Lion/Hollywood L.L.C., a Delaware limited
company (as successor by assignment to Lion Capital (Guernsey) II Limited, the
“Investor”).  Capitalized
terms used but not defined herein have the respective meanings set forth in the
Lock-Up Agreement.

    

    The Company and the Investor hereby
agree that notwithstanding Section 5.10 of the
Merger Agreement, the Lock-Up Agreement and the Lock-Up Extension, Mr. Charney
shall have the right to Transfer, in a single transaction or in multiple
transactions, at any time and from time to time, an aggregate of up to five
million (5,000,000) shares of the Restricted Securities.  For the
avoidance of doubt, the right to Transfer such shares is in addition to the
right of Mr. Charney to make any Transfer that is otherwise permitted by or that
would not be prevented by or subject to the Merger Agreement, the Lock-Up
Agreement or the Lock-Up Extension.  Except as expressly provided
herein, nothing herein shall modify the Merger Agreement, the Lock-Up Agreement
or the Lock-Up Extension.

    

    This
letter agreement is not intended to, and does not, confer upon any person or
entity, other than Mr. Charney, the Company and the Investor and their
respective assignees, any rights or remedies hereunder or in connection
herewith. This letter agreement will be legally binding on the undersigned and
on the undersigned’s heirs, successors, executors, administrators, conservators
and permitted assigns.

     

    This
letter agreement will be governed by and construed in accordance with the laws
of the State of New York.  Any action against either party hereto,
including any action for provisional or conservatory measures or action to
enforce any judgment entered by any court in respect of any thereof, may be
brought in any federal or state court of competent jurisdiction located in the
Borough of Manhattan in the State of New York, and each party hereto irrevocably
consents to the jurisdiction and venue in the United States District Court for
the Southern District of New York and in the courts hearing appeals therefrom
unless no federal subject matter jurisdiction exists, in which event, each party
hereto irrevocably consents to jurisdiction and venue in the Supreme Court of
the State of New York, New York County, and in the

     

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

     

     

    courts
hearing appeals therefrom.  Each party hereto hereby irrevocably
waives, and agrees not to assert, by way of motion, as a defense, counterclaim
or otherwise, in any action or proceeding with respect to this letter agreement,
any claim that it is not personally subject to the jurisdiction of the
above-named courts for any reason other than the failure to serve process in
accordance with this letter agreement, that it or its property is exempt or
immune from jurisdiction of any such court or from any legal process commenced
in such courts (whether through service of notice, attachment prior to judgment,
attachment in aid of execution of judgment, execution of judgment or otherwise),
and to the fullest extent permitted by applicable law, that the suit, action or
proceeding in any such court is brought in an inconvenient forum, that the venue
of such suit, action or proceeding is improper, or that this letter agreement,
or the subject matter hereof or thereof, may not be enforced in or by such
courts and further irrevocably waives, to the fullest extent permitted by
applicable law, the benefit of any defense that would hinder, fetter or delay
the levy, execution or collection of any amount to which the party is entitled
pursuant to the final judgment of any court having jurisdiction.  Each
party expressly acknowledges that the foregoing waiver is intended to be
irrevocable under the laws of the State of New York and of the United States of
America.

     

    EACH
OF THE PARTIES HERETO HEREBY IRREVOCABLY WAIVES ANY AND ALL RIGHT TO TRIAL BY
JURY IN ANY LEGAL PROCEEDING ARISING OUT OF OR RELATED TO THIS LETTER AGREEMENT
OR THE TRANSACTIONS CONTEMPLATED HEREBY.

     

    The
parties hereby acknowledge and agree that each party would not have an adequate
remedy at law for money damages, and irreparable damage would occur, in the
event that any of the provisions of this letter agreement were not performed in
accordance with their specific terms or were otherwise breached.  It
is accordingly agreed that any party shall be entitled to an injunction or
injunctions to prevent breaches of this letter agreement by the other party and
to enforce specifically the terms and provisions of this letter agreement
against the other party, this being in addition to any other remedy to which
either such party is entitled at law or in equity, and each party waives (a) the
defense in any action for an injunction or other equitable relief that a remedy
at law would be adequate and (b) agrees that any such action for injunctive
relief or specific performance may be brought in (and hereby irrevocably submits
to the jurisdiction of) any federal or state court in the State of New
York.

     

    

    [signature page
follows]

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

    

    IN WITNESS WHEREOF, the undersigned
have executed this letter agreement as of the date first written
above.

    

    

    
      	 
      	 
      	
              LION/HOLLYWOOD
      L.L.C.

            
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	 
      	
              By:

            	/s/ Jacob
      Capps	 
      
	 
      	 
      	 
      	
              Name:
      Jacob
      Capps

            
	 
      	 
      	 
      	
              Title:
      President

            
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	 
      	
              AMERICAN
      APPAREL, INC.

            
	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	 
      
	 
      	 
      	
              By:

            	
              /s/ Glenn A. Weinman

            	 
      
	 
      	 
      	 
      	
              Name:
      Glenn A. Weinman

            
	 
      	 
      	 
      	
              Title:
      Senior Vice President, General

            
	 
      	 
      	 
      	
                             Counsel
      and Secretary

            

    

    

    

    

    ACKNOWLEDGED
AND ACCEPTED

    as
of the date first written above:

    

    

    
      	
              /s/ Dov Charney

            	 
      
	
              Dov
      Charney

            	 
      

    

    

    

    
 

    

    

    

    

    

    

    

    

    [Signature
Page to Waiver Letter]

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