Document:

Exhibit 10.73

LEASE

AGILENT TECHNOLOGIES, INC.

THIS LEASE AGREEMENT,
dated May 17, 2006, for reference purposes only, is made by and between WHISMAN
VENTURES LLC, a California limited liability company (“Landlord”), and AGILENT
TECHNOLOGIES, INC., a Delaware corporation (“Tenant”).

1.         DEFINITIONS: Any term that is given a special meaning
by this Section 1 or by any other provision of this Lease (including any
exhibits attached hereto) shall have such meaning when used in this Lease or
any addendum or amendment hereto.

1.1       Agreed Interest Rate: “Agreed
Interest Rate” is defined in Section 13.2.1.

1.2       Agreement: “Agreement” is defined
in Section 2.1.

1.3       Base Rent: “Base Rent is defined
in Section 3.1.

1.4       Building: “Building” is defined in
Section 2.1.

1.5       Building Systems: “Building
Systems” is defined in Section 6.2.

1.6       Casualty: “Casualty” is defined in
Section 11.1.

1.7       Commencement Date: “Commencement
Date” is defined in Section 2.3.

1.8       Default: “Default” is defined in
Section 14.1.

1.9       Expiration Date: “Expiration Date”
is defined in Section 2.2.

1.10     Extended Term: “Extended Term” is
defined in Section 2.4.

1.11     Hazardous Material: “Hazardous
Material” is defined in Section 4.4.

1.12     Laws: “Laws” is defined in Section
4.2.

1.13     Lease: “Lease” means this printed
lease and all of the exhibits attached hereto and made a part hereof, as the
same may be amended in accordance with this Lease from time to time.

1.14     Leasehold Improvements: “Leasehold
Improvements” is defined in Section 5.1.

1.15     Lender: “Lender” is defined in
Section 16.2.

1.16     Permitted Transferee: “Permitted
Transferee” and “Permitted Transferees” are defined in Section 13.1.

1.17     Permitted Uses: “Permitted Use” is
defined in Section 4.1.

1.18     Private Restrictions: “Private
Restrictions” is defined in Section 4.2.

1.19     Project: “Project” is defined in
Section 2.1.

1.20     Real Property Taxes: “Real Property
Taxes” is defined in Section 8.1.

1.21     Rentals: “Rentals” is defined in
Sector 3.4.

1.22     Tenant’s Property: “Tenant’s
Property” is defined in Section 6.3.

1.23     Term: “Term” is defined in Section
2.3.

 

 

1.24     Trade
Fixtures: “Trade Fixtures” is defined in Section 5.2.

2.         DEMISE, TERM AND OPTION TO EXTEND:

2.1       Demise of Project: Landlord leases
to Tenant, and Tenant leases from Landlord, for the Term upon the terms and
conditions of this Lease that certain building project as more particularly
described on Exhibit A attached hereto, and all rights and appurtenances
thereto (collectively, the “Project”). As used herein and elsewhere in this
Lease, the term “Building” means that certain building located on the Project
commonly known as 395 Page Mill Road, Palo Alto, CA 94306. Landlord and Tenant
acknowledge that Tenant currently owns and occupies the Project, and that
Tenant will sell the Project to Landlord pursuant to that certain Purchase and
Sale Agreement between the parties dated April 25, 2006 (“Agreement”). Pursuant
to the Agreement, Landlord has agreed to permit Tenant to remain in and occupy
the entire Project from the Closing Date (as defined in the Agreement) through
the Termination Date, as such date may be extended, pursuant to the terms and
conditions set forth below.

2.2       Term: The term of this Lease (the “Term”)
shall commence on the date upon which close of escrow for Landlord’s purchase
of the Project from Tenant has occurred. The Term shall expire (“Expiration
Date”) on September 30, 2006, unless the Term is extended or sooner terminated
as provided herein.

2.3       Options to Extend Term: Landlord
grants to Tenant the following options to extend the Term (the “Extended Term”)
on all the provisions contained in this Lease (including, without limitation,
all Rentals): (i) one option to extend the Term for one month to and including
October 31, 2006, and (ii) two (2) additional options to extend the term for
two months each (i.e., to and including December 31, 2006 and February 28,
2007, respectively). Tenant may exercise its option(s) of extension by giving
written notice to Landlord at least fifteen (15) days before the expiration of
the initial Term or Extended Term, as the case may be.

3.         RENT:

3.1       Base Rent: Tenant shall pay to
Landlord as base rent (the “Base Rent”) for the Project, One Hundred Forty-Five
Thousand Dollars ($145,000.00) per month in advance on the first day of each
month during the Term, subject to adjustment pursuant to Section 7 below.

3.2       Rental Payments: All Rentals shall
be paid in lawful money of the United States, to Landlord at its address for
notices as set forth below or at such other place as Landlord may designate
from time to time by written notice to Tenant. Tenant’s obligation to pay
Rentals shall be prorated during any partial month of the Term based on the
number of days in such month. As used herein and elsewhere in this Lease, the
term “Rentals” means the Base Rent, Real Property Taxes, insurance and other
sums payable by Tenant under this Lease.

4.         USE OF PROJECT:

4.1       Tenant’s Use of Project: Tenant
may use the Project for office, sales, research and development, and all other
related legal uses (collectively, “Permitted Uses”). Tenant shall not commit
any waste, or allow any nuisance, on the Project.

4.2       Compliance with Laws and Private
Restrictions: Tenant shall observe and comply with all (i) judicial
decisions, statutes, constitutions, ordinances, resolutions, orders, or other
requirements of any municipal, county, state, federal, or other government
agency or authority having jurisdiction over the parties to this Lease, the
Building, or both, in effect either at the Commencement Date of this Lease or any
time during the Lease Term (collectively, “Laws”), and (ii) recorded covenants,
conditions and restrictions, private agreements, and any other recorded
instruments affecting the use of the Building and Common Area, as they may
exist from

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time to time (collectively, “Private Restrictions”), applicable to the
Project. Notwithstanding the foregoing, or any other contrary provision set
forth in this Lease, Tenant shall not be required to construct or pay the cost
of complying with any Private Restrictions, Laws or insurance underwriter’s
requirements requiring construction of improvements to the Project or to any
other portion of the Building or Common Areas, unless such compliance is
necessitated solely because of Tenant’s particular and unique use of the Project
(rather than being applicable to owners of commercial real estate projects
generally) or any Leasehold Improvements to the Project made and paid for by
Tenant.

4.3       Parking and Reservation of Rights:
During the Term, Tenant and its employees and invitees shall be entitled to the
use one hundred percent (100%) of the parking serving the Project, at no
additional cost to Tenant. Tenant shall use the parking area at its own risk,
and Landlord shall have no liability to Tenant or Tenant’s employees or invitees
for any damage to vehicles, theft or personal injury occurring in or about the
parking area of the Project, except to the extent caused by the negligence or
willful misconduct of Landlord, its agents, employees or contractors.

4.4       Hazardous Materials: Tenant, at
its sole cost, shall comply with all Laws relating to the storage, use,
disposal, emission, or release of any Hazardous Materials during the Term by
Tenant or its agents, employees or contractors. If Hazardous Materials stored,
used, or disposed of on or about the Project by Tenant or its agents, employees
or contractors during the Term result in contamination or deterioration of
water or soil on or about the Project, then Tenant shall promptly take any and
all action necessary to clean up such contamination as required by applicable
Law. At any time prior to the expiration of the Term, Tenant shall have the
right to conduct appropriate tests of water and soil and deliver to Landlord
the results of such tests to demonstrate that no contamination has occurred as
a result of Tenant’s use of the Project. Tenant shall be solely responsible
for, and shall defend, indemnify and hold harmless Landlord from and against,
all claims, costs and liabilities, including attorneys’ fees and costs, to the
extent arising out of the disposal or release of Hazardous Materials on or
about the Project by Tenant or its agents, employees or contractors during the
Term. Notwithstanding the foregoing or anything to the contrary contained in
this Lease, under no circumstance shall Tenant be liable for any losses, costs,
claims, liabilities or damages (including attorneys’ and consultants’ fees) of
any type or nature, directly or indirectly arising out of or in connection with
any Hazardous Materials present at any time on or about the Building or
Project, or the violation of any environmental Laws, except to the extent that
any of the foregoing actually results from the release or disposal of Hazardous
Materials during the Term by Tenant or its agents, employees or contractors in
violation of applicable environmental Laws. As used herein and elsewhere in
this Lease, the term “Hazardous Material” means any material or substance that
is now or hereafter prohibited or regulated by any Law or that is now or
hereafter designated by any governmental authority to be radioactive, toxic,
hazardous or otherwise a danger to health, reproduction or the environment,
including, without limitation, asbestos and petroleum products. Notwithstanding
anything to the contrary contained in this Lease, nothing in this Lease
(including, without limitation, this Section 4.4) shall be deemed to terminate,
modify, amend or otherwise affect in any manner whatsoever any provision of the
Agreement, including, without limitation, the provisions of Articles 10 and 12
thereof.

5.         LEASEHOLD IMPROVEMENTS AND TRADE FIXTURES:

5.1       Leasehold Improvements: Tenant
may, without Landlord’s approval, construct any Leasehold Improvement which
does not affect the structural parts or exterior of the Project, is not visible
from the exterior of the Project and does not cost more than ten thousand
dollars ($10,000). Any other Leasehold Improvements may be made only after
obtaining Landlord’s consent, which consent shall not be unreasonably withheld
or delayed. Landlord shall be deemed

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to have consented to a Leasehold Improvement if Landlord does not
notify Tenant in writing of its approval or disapproval of the Leasehold
Improvement within fifteen (15) days after Tenant’s request for Landlord’s
consent to the Leasehold Improvement. All Leasehold Improvements constructed at
Tenant’s cost shall remain the property of Tenant during the Lease Term and may
be removed from the Project at any time. Landlord shall have no lien or other
interest whatsoever in any Leasehold Improvement, and, within ten (10) days
following Tenant’s request, Landlord shall execute documents in reasonable form
to evidence Landlord’s waiver of any right, title, lien, or interest in Tenant’s
Leasehold Improvements located in the Project. Tenant shall restore all damage
to the Project caused by any removal of the Leasehold Improvements. Tenant
shall not be obligated to remove at the termination of this Lease or change any
Leasehold Improvements consented to by Landlord. As used herein and elsewhere
in this Lease, the term “Leasehold Improvements” means all improvements,
additions, alterations, and fixtures installed in or on the Project by Tenant
at its expense after the Commencement Date,
which are not Trade Fixtures

5.2       Trade Fixtures: Tenant may install
in the Project such Trade Fixtures as it considers advisable for the conduct of
its business. All Trade Fixtures installed by and/or at the expense of Tenant
shall remain the property of Tenant. Upon the Lease Termination, Tenant shall
remove its Trade Fixtures and shall repair any damage to the Project caused by
such removal. As used herein and elsewhere in this Lease, the term “Trade
Fixtures” means anything affixed to the Building by Tenant at its expense for
purposes of trade, manufacture, ornament, or domestic use (except replacement
of similar work or material owned and installed by Landlord) which can be
removed without material structural injury to the Building.

5.3       Liens: Tenant shall keep the
Project free from any liens arising out of any work performed, materials
furnished, or obligations incurred by Tenant,
its agents, employees or contractors relating to the Project. If any claim of
lien is recorded against the Project, Tenant shall bond against or discharge
the same within twenty (20) days after Tenant’s receipt of written notice that
the same has been recorded.

6.         CONDITION OF PROJECT: MAINTENANCE:

6.1       Condition of Project: Landlord is
leasing the Project to Tenant “as is”, without any obligation to alter,
remodel, improve, repair or decorate any part of the Project, except as
expressly set forth in this Lease. Landlord expressly disclaims any warranty or
representation, express or implied, with respect to the Project or any portion
thereof, including, without limitation, any warranty or representation as to
fitness, condition, the existence of any defect, patent or latent,
merchantability, quality or durability, except as expressly set forth in this
Lease.

6.2       Maintenance by Tenant Throughout
the Term Tenant shall maintain the Project in the same good order, repair and
condition that Tenant maintained the Project immediately prior to the Closing Date, loss or damage caused by
the elements, ordinary wear, acts of God, condemnation, fire and other
casualty. Notwithstanding the foregoing or anything to the contrary contained
in this Lease (but subject to the next sentence of this Section), in the event
that during the Term Tenant will incur a charge for maintenance or repair of
any electrical, lighting, plumbing sewage, heating, ventilating air conditions,
conveyance, emergency, fire protection, life safety or support system, or any
structural part of the Project, including, without limitation, the foundations,
load-bearing and exterior walls, sub-flooring, roof and roofing (collectively, “Building Systems”), or replacement
of any Building System is required during the Term, and the estimate for such
maintenance, repair or replacement exceeds Twenty-Five Thousand ($25,000),
Tenant shall so notify Landlord and Landlord shall be responsible for the
maintenance, repair or replacement at issue (unless the need for such
maintenance, repair or replacement resulted from the negligence or willful
misconduct of Tenant, in which case Tenant shall be responsible for such costs,
subject to Section 8.5 concerning waiver of subrogation rights).

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6.3       Surrender:
Not later than the Expiration Date, as such date may be extended, or upon
termination of Tenant’s right to possession, Tenant shall return the Project to
Landlord in its condition on the Commencement Date, broom-clean, however, and
ordinary wear and tear, acts of God, casualty and condemnation excepted. Tenant
shall remove from the Project its Trade Fixtures, furniture, moveable equipment
and other personal property (“Tenant’s Property”). If Tenant does not timely
remove Tenant’s Property, then Tenant shall be conclusively presumed to have,
at Landlord’s election, after five (5) days’ written notice to Tenant (i)
conveyed Tenant’s Property to Landlord without compensation, or (ii) abandoned
Tenant’s Property, and Landlord may dispose of or store any part thereof in any
manner at Tenant’s sole cost. If Landlord elects to deem Tenant’s Property
abandoned by Tenant, Tenant shall pay Landlord, within thirty (30) days after
receipt of demand, any expenses incurred for disposition.

7.         UTILITIES AND SERVICES: All HVAC, electricity, water,
janitorial and other utilities and services supplied to Tenant in the Project
shall be supplied by Tenant and kept in Tenant’s name until the expiration or
earlier termination of the Term. Notwithstanding anything to the contrary
contained in this Lease, Landlord shall have the option to take over the
performance of the landscaping maintenance and repair services for the Project
from Tenant. To exercise its option, Landlord must give Tenant notice in
writing, in which event, as soon as reasonably practicable after Tenant has
received Landlord’s notice, Tenant shall notify its landscaping services
provider for the Project that Tenant wishes to terminate the performance of all
such landscaping services. Tenant shall use reasonable efforts to effect such
termination as soon as reasonably practicable and notify Landlord of the
effective date of such termination and the monthly charge that Tenant has been
paying for such services. Landlord’s obligation to perform the landscaping
services for the Project shall not commence until the effective date of the
termination of Tenant’s contract with Tenant’s landscaping services provider
for the Project. From and after the effective date of such termination, (i)
Landlord shall be obligated to perform all landscaping maintenance and repair
services for the Project, at no cost to Tenant, and Tenant shall be released
from any further obligation to provide such services for the Project, and (ii)
the monthly Base Rent for the remainder of the Term shall thereafter be
increased by the monthly amount that Tenant had previously been paying its
landscaping services provider for such services, and Landlord and Tenant shall
as soon thereafter as is reasonably practicable execute an amendment to this
Lease to memorialize such Base Rent increase.

7.1       Tenant’s Right to Abatement and
Termination: If all or any portion of the Building or Project should become
unsuitable for Tenant’s use as a consequence of a cessation of utilities or
services not caused by Tenant for a period exceeding three (3) consecutive
business days, or the presence of any Hazardous Materials not released, emitted
or discharged to the Project by Tenant or its agents, employees or contractors,
then Tenant shall be entitled to an abatement of all Rentals payable hereunder
to the extend of the interference with Tenant’s use of the Project occasioned
thereby and, if such interference cannot be corrected or the damage resulting
therefrom repaired so that the Building and Project will be reasonably suitable
for Tenant’s intended use within twenty (20) days after the occurrence of such
event, then Tenant also shall be entitled to terminate this Lease by delivery
of written notice of termination to Landlord at any time prior to cessation of
the interfering event.

8.         TAXES:

8.1       Real Property Taxes Defined: The
term “Real Property Taxes” as used herein shall mean all real property taxes,
assessments and other charges imposed by any governmental or quasi-governmental
authority, which are levied or assessed by reason of the ownership or use of
the Project or any portion thereof, including, without limitation, any license
taxes, or ad valorem taxes on Landlord’s personal property located on and used
in connection with the Project, and any

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supplemental Real Property Taxes allocable to
the Term that are subsequently assessed against the Project as a result of
Landlord’s acquisition of fee title to the Project. Notwithstanding the
foregoing, the following shall not constitute Real Property Taxes for the
purpose of this Lease, and nothing herein shall be deemed to require Tenant to
pay any of the following: (i) any state, local, federal, income tax measured by
the net income of Landlord from all sources; (ii) any estate or inheritance
taxes; (iii) any franchise, succession or city or county transfer taxes; (iv)
interest on taxes or penalties resulting from Landlord’s failure to pay Real
Property Taxes (unless due to Tenant’s failure to pay to Landlord Real Property
Taxes as provided herein), or (iv) any Real Property Taxes in excess of the
amount which would be payable if such tax or assessment expense were paid in
installments over the longest allowable term.

8.2       Tenant’s Obligation to Reimburse:
Tenant shall pay to Landlord all Real Property Taxes which become due after the
Commencement Date and continuing throughout the remainder of the Term to the
extent that such Real Property Taxes are fairly allocable to the Term. Real
Property Taxes for the calendar years during which the Commencement Date and
the Expiration Date occur shall be prorated so that Tenant pays only that
portion of the Real Property Taxes for such calendar years allocable to periods
of time during the Term. Such pro ration shall be computed and made as soon as
practicable after the Commencement Date and the Expiration Date, and Tenant’s
obligation to pay its prorated portion of Real Property Taxes allocable to the
Term (including, without limitation, any supplemental Real Property Taxes
allocable to the Term that are subsequently assessed against the Project as a
result of Landlord’s acquisition of fee title to the project) shall survive the
expiration or earlier termination of this Lease. Tenant shall pay Real Property
Taxes within thirty (30) days after Tenants’ receipt of Landlord’s written
billing therefor (which billing shall include a copy of Landlord’s applicable
tax bills or other evidence reasonably available to Landlord substantiating the
amount billed to Tenant).

8.3       Taxes on Tenant’s Property: Tenant
shall pay before delinquency any and all taxes, assessments, license fees and
public charges levied, assessed or imposed against Tenant or Tenant’s estate in
this Lease or the property of Tenant situated within the Building that become
due during the Term. Tenant shall furnish Landlord with satisfactory evidence
of these payments within thirty (30) days after receipt of written request
therefor from Landlord, but no more than once each year.

9.         INSURANCE:

9.1       Tenant’s Insurance: Tenant shall,
at its cost, maintain a policy or policies of commercial general liability
insurance, including property damage, against liability for personal injury,
bodily injury, death, and damage to property occurring in, or resulting from an
occurrence on the Project.

9.2       Landlord’s Insurance: Landlord
shall maintain on the Building and Project a policy of standard fire and
extended coverage insurance with vandalism and malicious mischief endorsements,
to the extent of at least ninety-five percent (95%) of full replacement value.

9.2.1    Tenant shall reimburse Landlord for the cost
of such insurance carried by Landlord, which shall be paid within thirty (30)
days of Tenant’s receipt of Landlord’s billing therefor. Such insurance costs
for the calendar years during which the Commencement Date and the Expiration
Date occur shall be prorated so that Tenant pays only that portion of such
insurance costs for such calendar years allocable to periods of time during the
Term. Such pro ration shall be made as soon as practicable after the Commencement
Date and the Expiration Date. Landlord shall provide Tenant with evidence
reasonably available to Landlord substantiating the cost of such insurance.

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9.3       General
Requirements: All insurance required under this Lease shall be issued by
insurance companies authorized to do business in the state in which the Project
is located.

9.4       Certificates: A certificate of
insurance for each insurance policy required by this Lease shall be deposited
with the other party at the commencement of the Term, and, if the policy is
renewed, not less than ten days before expiration of the term of the policy.

9.5       Release and Waiver of Subrogation:
Notwithstanding anything to the contrary in this Lease, the parties hereto
release each other, and their respective agents, employees and subtenants from
any liability for damage to property that arises out of or incident to any
peril which is actually insured against, which is required to be insured
against under this Lease, or which would normally be covered by so called “all
risk” property insurance, without regard to the negligence or willful
misconduct of the entity or party so released or any other cause. Each party
shall cause each property insurance policy it obtains to provide that the
insurer thereunder waives all right of recovery by way of subrogation as
required herein in connection with any injury or damage covered by the policy.

10.       INDEMNITY: Tenant shall hold
harmless, indemnify and defend Landlord and its employees and agents, with
competent counsel reasonably satisfactory to Landlord, from all liability,
penalties, losses, damages, costs, expenses, causes of action, claims and/or
judgments arising by reason of any death, bodily injury, personal injury or
property damage to the extent resulting from the negligent act or omission of
Tenant, its agents, contractors, or employees, a breach by Tenant of this
Lease, or a violation by Tenant of any Law or Private Restriction, in each case
during the Term of this Lease only. Landlord shall hold harmless, indemnify and
defend Tenant and its employees, affiliates, and agents, with competent counsel
reasonably satisfactory to Tenant, from all liability, penalties, losses,
damages, costs, expenses, causes of action, claims and/or judgments arising by
reason of any death, bodily injury, personal injury or property damage to the
extent resulting from (i) the negligent act or omission of Landlord, or its
agents, contractors, or employees, (ii) a breach by Landlord of this Lease, or
(iii) a violation by Landlord of any Law or Private Restriction, in each case
during the Term of this Lease only.

11.       DAMAGE AND DESTRUCTION:

11.1     Landlord’s Duty to Restore: If the
Building or Project is damaged in whole or in part by fire, the elements, or
any other cause whatsoever (collectively, “Casualty”), then Landlord shall
restore the same to substantially the same condition existing immediately prior
to such damage, unless the Lease is terminated by Landlord pursuant to Section
11.2 or by Tenant pursuant to Section 11.3.

11.2     Landlord’s Right to Terminate:
Landlord shall have the option to terminate this Lease in the event any of the
following occurs, which option may be exercised only by delivery to Tenant of a
written notice of election to terminate within thirty (30) days after the date
of such damage:

11.2.1 The Building is
damaged by any peril both (i) not covered by the type of insurance Landlord is
required to carry pursuant to Section 9.2, and (ii) not actually covered by
valid and collectible insurance actually carried by Landlord and in force at
the time of such damage or destruction, to such an extent that the estimated
cost to restore the Building exceeds Two Hundred Fifty Thousand Dollars
($250,000.00), and Tenant does not agree in writing within fifteen (15) days
after its receipt of a written termination notice from Landlord to fund such
excess costs; or

11.2.2 The Building is
damaged by any peril and the restoration of the Project cannot be substantially
completed within sixty (60) days after the date of such damage; provided,

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however, that Landlord may not terminate this Lease pursuant to this
Section 11.2.2 if Tenant, at the time of such damage, has an express written
option to extend the Term and Tenant exercises such option within fifteen (15)
days following the delivery to Tenant of Landlord’s written termination notice.

11.3     Tenant’s Right to Abatement and
Termination: If all or any portion of the Project or Common Area should
become unsuitable for Tenant’s use as a consequence of fire or other casualty,
then Tenant shall be entitled to an equitable abatement of all Rentals payable
hereunder to the extent of the interference with Tenant’s use of the Project
occasioned thereby. Tenant may extend the Term by a period equal to the period
that the Project are unusable if Tenant gives Landlord written notice of such
extension within thirty (30) days after the completion of the restoration. If
for any reason the Project or Common Area are not or cannot be restored
pursuant to Section 11.1 within thirty (30) days after the date of the Casualty,
then Tenant may terminate this Lease by written notice to Landlord.

12.       CONDEMNATION: If any material part
of the Building, the Common Area, or the Project is taken by the exercise of
the power of eminent domain (or conveyed by Landlord in lieu of that exercise),
and the remaining portion cannot be made suitable for the continued use and
operation of the Project by Tenant for substantially the same purposes as
immediately prior to such taking, then either Landlord or Tenant may terminate
this Lease upon thirty (30) days prior written notice. Any Lease Termination
pursuant to this Article 12 shall be without prejudice to the rights of either
Landlord or Tenant to recover any compensation and damage caused by such
condemnation to which they are entitled from the condemning authority. All
consideration, compensation, damages, income, rent, awards, and interest that
may be paid or made in connection with any taking will be divided between
Landlord and Tenant as their respective interests may appear as determined by
the condemning authority. Neither Tenant nor Landlord shall have any rights in
any award made to the other party by any condemning authority. If this Lease is
not terminated by either Landlord or Tenant in accordance with this Article 12,
the Rentals shall be abated in the proportion that the Rentable Square Feet of
the Project taken bears to the Rentable Square Feet of the Project immediately
before the taking.

13.       ASSIGNMENT AND SUBLETTING: Tenant
shall not assign this Lease or any of Tenant’s rights hereunder or sublet all
or any part of the Project without the prior written consent of Landlord, which
consent shall not be unreasonably withheld, conditioned or delayed; provided,
however, that Tenant may assign this Lease or sublet all or any portion of the
Project, without the requirement of any consent by Landlord, to any successor
corporation to Tenant by way of merger, consolidation or other corporate
reorganization, or to any parent, subsidiary or affiliate of Tenant, or to any
party acquiring all or substantially all of Tenant’s assets or stock, or to any
party acquiring and continuing that portion of Tenant’s business operations
conducted at or from the Project, or to any entity with whom Tenant is
undertaking or will undertake a joint venture or similar joint research and
development, marketing, distribution, sales or development project at the
Project (collectively, “Permitted Transferees”, individually, “Permitted
Transferee”). All options and other rights granted under this Lease to Tenant shall
inure to the benefit of and be exercisable by a Permitted Transferee.

14.       DEFAULT:

14.1     Tenant’s Default-Definition: Tenant
shall be in “Default” under this Lease if Tenant: (i) fails to pay any Rental
when due, if the failure continues for fifteen (15) days after written notice
thereof is given by Landlord to Tenant; (ii) fails to perform any other
provision of this Lease, if the failure is not cured within thirty (30) days
after written notice thereof is given by Landlord to Tenant; if the failure cannot
reasonably be cured within thirty (30) days, Tenant shall not be in Default if
Tenant commences to cure the failure within the thirty (30) day period and

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diligently continues to cure the Default; (iii) files a petition in
bankruptcy or insolvency or for reorganization or arrangement under the
bankruptcy laws of the United States or under any insolvency act of any state,
or is dissolved, or makes an assignment for the benefit of creditors; or (iv)
involuntary proceedings under any bankruptcy laws or insolvency act or for the
dissolution of Tenant are instituted against Tenant, or a receiver or trustee
is appointed for all or substantially all of Tenant’s property, and the
proceeding is not dismissed or the receivership or trusteeship is not vacated
within sixty (60) days after the institution or appointment

14.2     Tenant’s Default-Remedies: Upon the
occurrence of any Default by Tenant, Landlord shall have the right, at Landlord’s
election, to terminate this Lease by giving Tenant written notice of such termination
and be entitled to the remedies described in Section 14.2.1 and/or to pursue
any and all other remedies available at law or in equity.

14.2.1   Upon termination of this
Lease by Landlord in accordance with the provisions of Section 13.2, Landlord shall
be entitled to recover from Tenant the following: (i) the worth, at the time of
the payment or award, of the unpaid Rentals that had come due through
termination of this Lease; (ii) the worth, at the time of payment or award, of
the amount by which the unpaid Rentals which would have come due after the date
of termination of this Lease through the time of payment or award exceeds the
amount of the loss of Rentals that Tenant proves could have reasonably avoided;
and (iii) the worth, at the time of payment or award, of the amount by which
the unpaid Rentals for the balance of the Term after the time of the payment or
award exceeds the amount of loss of Rentals that Tenant proves could have been
reasonably avoided. The worth, at the time of award, as used in the foregoing
clauses (i) and (ii) shall be computed by allowing interest at a rate of either
ten percent (10%) per annum or the maximum applicable rate permitted by Law,
whichever is less (“Agreed Interest Rate”), from the date the same became due
and owing. The worth, at the time of award, as referred to in the foregoing
clause (iii) shall be computed by discounting such amount at the discount rate
of the Federal Reserve Bank of San Francisco at the time of payment or award
plus one percent (1%).

14.2.2    Landlord may, at Landlord’s election, keep
this Lease in effect and enforce by an action at law or in equity all of its
rights and remedies under this Lease, including (i) the right to recover the
rent and other sums as they become due by appropriate legal action, (ii) the
right to make payments required of Tenant or perform Tenant’s obligations and
be reimbursed by Tenant for the cost thereof with interest at the Agreed
Interest Rate from the date the sum is paid by Landlord until Landlord is
reimbursed by Tenant, (iii) the remedies of injunctive relief and specific
performance to compel Tenant to perform its obligations under this Lease, and
(iv) the right to recover the rent as it becomes due under the Lease.

14.3     Mitigation of Damages: Landlord
shall use commercially reasonable efforts to mitigate its damages from any
breach or Default by Tenant under this Lease.

14.4     Waiver of Landlord’s Lien: Landlord
waives any right by statute, common law, contract or otherwise for distraint,
landlord’s lien or any other similar right or remedy with respect to the
personal property of Tenant. Within ten (10) days after Tenant’s request,
Landlord shall execute documents in a form reasonably satisfactory to Tenant to
evidence Landlord’s waiver of any right, title, lien or interest in Tenant’s
personal property.

14.5     Landlord’s Default and Tenant’s Remedies:
Landlord shall not be deemed to be in default of its obligations unless
Landlord fails to perform any covenant, condition, or agreement contained in
this Lease and fails to cure the nonperformance within a reasonable time, but
not later than thirty (30) days after receiving written notice of the failure,
provided, however, that if the nature of Landlord’s failure to perform
reasonably requires more than thirty (30) days to cure, then Landlord shall not
be deemed in default if Landlord commences to cure such failure

 9
 

 

 

within said thirty (30) day period and thereafter diligently and in
good faith prosecutes such cure to completion. If Landlord is in default
pursuant to this Section 14.5, then Tenant may, in addition to any other
remedies provided at law or in equity, cure the default at Landlord’s expense.
In addition, Tenant may terminate this Lease if the uncured default
substantially interferes with the operation of Tenant’s business. If Tenant
pays any sum because of Landlord’s default, Landlord shall reimburse such sum
to Tenant upon five (5) days written notice, with supporting documentation. If
Landlord fails to so reimburse Tenant, Tenant may withhold from future Rentals
the sum owed Tenant, until Tenant is reimbursed in full for the sum plus
interest at the Agreed Interest Rate.

15.       SIGNS: Tenant may use all of its
existing signage located in and on the Building and Project.

16.       SUBORDINATION:

16.1     First Mortgage: Landlord represents
and warrants that there are no mortgages, ground leases, deeds of trust or
other hypothecation or security devices encumbering the Project as of the date
of this Lease, except for that certain deed of trust of even date herewith in favor
of Bank of America, N. A. Tenant’s obligations under this Lease are conditioned
upon Landlord obtaining within thirty (30) days after the date on which
Landlord executed this Lease a written agreement from Bank of America, N. A. in
a form reasonably acceptable to Tenant providing for the recognition of Tenant’s
rights, interests and options under this Lease in the event of a foreclosure,
deed given in lieu of foreclosure or sale under the deed of trust of even date
herewith in favor of Bank of America, N. A.

16.2     Priority of Lease: This Lease shall
be prior to any encumbrance recorded after the date of this Lease affecting the
Project. If, however a Lender requires that this Lease be subordinate to any
such encumbrance, this Lease shall be subordinate only if Landlord first
obtains from the Lender a written agreement that provides substantially the
following: “As long as Tenant is not in Default of its obligations beyond any
applicable notice and cure periods under this Lease, no foreclosure of, deed
given in lieu of foreclosure of, or sale under the encumbrance, no steps or
procedures taken under the encumbrance, shall affect Tenant’s rights under this
Lease, and Tenant shall not be joined in any such foreclosure action unless
such joinder is required by applicable Law to complete the foreclosure.” As
used herein and elsewhere in this Lease, the term “Lender” means (i) any
beneficiaiy, mortgagee, secured party, or other holder of any deed of trust,
mortgage or other written security device or agreement affecting the Building,
and the note or other obligations secured by it, and (ii) the landlord under
any underlying ground lease under which Landlord holds an interest in the
Building.

17.         HOLDOVER: If Tenant retains
possession of any part of the Project after the Term, as it may be extended,
Tenant shall become a month-to-month tenant for the entire Project upon all of
the terms of this Lease as might be applicable to such month-to-month tenancy,
except that Tenant shall pay Base Rent at 150% of the Base Rent in effect
immediately prior to such holdover, computed on a monthly basis for each full
or partial month Tenant remains in possession, No acceptance of Rental other
payments by Landlord under these holdover provisions shall operate as a waiver
of Landlord’s right to regain possession or any other of Landlord’s remedies.

18.       GENERAL PROVISIONS:

18.1     Miscellaneous: Should any provision
of this Lease prove to be invalid or illegal, such invalidity or illegality
shall in no way affect, impair or invalidate any other provision hereof, and
such remaining provisions shall remain in full force and effect. This Lease
shall be governed by the Laws where the Project is located. Time is of the
essence with respect to the performance

 10
 

 

 

of every provision of this Lease in which time
of performance is a factor. This Lease shall, subject to the provisions
regarding assignment, apply to and bind the respective heirs, successors,
executors, administrators and assigns of Landlord and Tenant. The language in
all parts of this Lease shall in all cases be construed as a whole according to
its fair meaning, and not strictly for or against either Landlord or Tenant.
The captions used in this Lease are for convenience only and shall not be
considered in the construction or interpretation of any provision hereof. When
a party is required to do something by this Lease, it shall do so at its sole
cost and expense without right of reimbursement from the other party unless
specific provision is made therefor. Landlord shall not become or be deemed a
partner or a joint venturer of Tenant by reason of this Lease. This Lease may
be executed in counterparts, each of which shall constitute an original and all
of which together shall constitute one Lease. This Lease and the documents
referred to herein constitute the entire agreement between the parties, and
there are no binding agreements or representations between the parties except
as expressed herein. No subsequent change or addition to this Lease shall be
binding unless in writing and signed by the parties hereto. All exhibits to
this Lease shall be deemed incorporated herein by the individual reference to
each such exhibit, and shall be deemed a part of this Lease as though set forth
in full in the body of the Lease.

18.2     Waiver: One party’s consent to or
approval of any act by the other party requiring the first party’s consent or
approval shall not be deemed to waive or render unnecessary the first party’s
consent to or approval of any subsequent similar act by the other party. No
delay or omission in the exercise of any right or remedy accruing to either
party upon any breach by the other party under this Lease shall impair such
right or remedy or be construed as a waiver of any such breach theretofore or
thereafter occurring. The waiver by either party of any breach of any provision
of this Lease shall not be deemed to be a waiver of any subsequent breach of
the same or any other provisions herein contained.

18.3     Estoppel Certificates: Each party
agrees, following any request by the other, promptly to execute and deliver an
estoppel certificate upon which the requesting party and any others it
designates may rely (i) certifying that this Lease is unmodified and in full
force and effect, or, if modified, stating the nature of such modification and
certifying that this Lease, as so modified, is in full force and effect; (ii)
stating the date to which the rent is paid in advance, if any; (iii)
acknowledging that there are not, to the certifying party’s knowledge, any
uncured defaults on the part of the other party hereunder, or if there are
stating their nature; and (iv) certifying such other information about the
Lease as may be reasonably required by the requesting party.

18.4     Reimbursable Expenditures: Any
expenditure by a party permitted or required under this Lease, for which such
party is entitled to demand and does demand reimbursement from the other party,
shall be limited to the actual cost to the demanding party of the goods and/or
services giving rise to such expenditure, which cost (i) shall not exceed the
fair market value of such goods and/or services, (ii) shall be reasonably
incurred, and (iii) shall be substantiated by documentary evidence available
for inspection and review by the other party or its representative during
normal business hours.

18.5     Notices: Any notice required or
desired to be given regarding this Lease shall be in writing and may be
personally served, or in lieu of personal service may be given by mail. If
given by mail, such notice shall be deemed to have been given (i) on the third
business day after mailing if such notice was deposited in the United States
mail, certified and postage prepaid, addressed to the party to be served at its
address set forth on the cover page of this Lease, and (ii) in all other cases when
actually received. Either party may change its address by giving notice of same
in accordance with this Section. If any notice or other act that is permitted
or required under this Lease shall come due on a Saturday, Sunday or legal
holiday, it shall be deemed to be due on the next business day.

 11
 

 

 

18.6     Authority:
Each individual executing this Lease on behalf of a corporation, limited
liability company or partnership represents and warrants that he or she is duly
authorized to execute and deliver this Lease on behalf of said corporation,
limited liability company or partnership and that this Lease is binding upon
said corporation, limited liability company or partnership in accordance with
its terms.

18.7     Brokerage Commissions: Each party
represents that it has not had any dealings with any real estate broker,
finder, or other person with respect to this Lease. Each party shall hold
harmless the other from all damages or claims that may be asserted by any
broker, finder, or other person with whom the indemnifying party has
purportedly dealt.

18.8     Force Majeure: Whenever a period of
time is herein prescribed for action (other than the payment of money) to be
taken by Landlord or Tenant, such party shall not be liable or responsible for,
and there shall be excluded from the computation for any such period of time,
any delays due to strikes, riots, acts of God, shortages of labor or materials,
war, governmental laws, regulations or restrictions; provided, however, that
the foregoing shall not be deemed to extend the time at which Tenant is
entitled to an abatement of Rentals or to terminate this Lease pursuant to any
express provision of this Lease.

18.9     Landlord’s Right of Entry: Landlord,
its agents, employees, and contractors shall have the right to enter the
Project at any reasonable time upon written notice to Tenant and with prior
consent of Tenant (which consent shall not be unreasonably withheld), and
provided Landlord shall comply with all reasonable security measures of Tenant
and shall not materially interfere with the conduct of Tenant’s business or
Tenant’s access to or parking rights on the Project, for the purpose of making
repairs, replacements and alterations or additions in, to, or about the Project
or Building as are required under this Lease or as are necessary for
maintenance and operation of the Project or Building (including, without
limitation, performing soil borings in the parking lot of the Project, and
performing any necessary parking lot caulking and re-sealing work, each of
which shall be done at no cost to Tenant and otherwise in accordance with the
requirements of this Section 18.9), to cure any uncured Default of Tenant
hereunder that Landlord elects to cure or is required to cure, to remove any
improvements or property placed in the Project in violation of this Lease,
and/or to carry out any other applicable provision of this Lease. However, in
the event of an emergency, Landlord may enter the Project at any time without
notice to abate and/or cure the emergency. Landlord may show the Project to
prospective purchasers, tenants, and mortgagees, during business hours upon
reasonable notice to Tenant, and providing Landlord does not interrupt Tenant’s
normal operations and adheres to Tenant’s reasonable policies regarding
security of the Project and Tenant’s proprietary business information.

18.10   Environmental Disclosure: The land
described herein has been deemed by the Regional Water Quality Control Board to
contain hazardous materials in the groundwater under the property, and is subject
to a Covenant and Environmental Restriction dated as of March 2, 2006, and
recorded on March 14, 2006, in the Official Records of Santa Clara County,
California, as Document No. 18842554, which Covenant and Restriction imposes
certain covenants, conditions, and restrictions on usage of the property
described herein. This statement is not a declaration that a hazard exists.

[Signature page follows]

 12
 

 

 

IN WITNESS WHEREOF, Landlord and Tenant have executed
this Lease with the intent to be legally bound thereby, to be effective as of
the day and year first set forth above.

	
  AS LANDLORD:

  	
   

  	
  AS TENANT:

  
	
   

  	
   

  	
   

  
	
  WHISMAN VENTURES LLC,

  a California limited liability company

  	
   

  	
  AGILENT TECHNOLOGIES, INC.,

  a Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  Whisman Ventures, Inc.

  	
   

  	
   

  	
  By:

  	
  /s/ Marie Oh Huber

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Printed Name:

  	
   

  	
   

  	
   

  	
  Printed Name:

  	
  MARIE OH HUBER

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Title:

  	
  Manager

  	
   

  	
   

  	
  Title:

  	
  V.P., Assistant General Counsel

  
	
   

  	
   

  	
   

  	
  and Assistant Secretary

  	
   

  
	
   

  	
   

  	
   

  	
  5/15/06

  	
   

  
											

 

	
   

  	
  By:

  	
  /s/ Jay Paul

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Jay Paul, President

  	
   

  	
   

  	
   

  	
   

  

 

 13
 

 

 

EXHIBIT A

PROJECT

ACSM Land Title Survey -
Omitted

 14Exhibit
10.1

LETTER AMENDMENT

	
  

  	
  Dated as of September 1, 2006

  

 

To
the banks, financial institutions

and other institutional lenders

(collectively, the “Lenders”)

parties to the Credit Agreement

referred to below and to Citicorp North America, Inc. (as paying agent, the “Agent”)
and JPMorgan Chase Bank, N.A., as co-administrative agents for the Lenders

Ladies
and Gentlemen:

We
refer to the Credit Agreement dated as of December 2, 2004 (as supplemented,
modified and amended from time to time, the “Credit Agreement”) among
CA, Inc. (formerly known as Computer Associates International, Inc.) (the “Borrower”),
the Agent and the other parties thereto. 
Capitalized terms not otherwise defined in this Waiver (as defined
below) have the same meanings as specified in the Credit Agreement.

It is hereby agreed by you
and us as follows:

The Credit Agreement is,
effective as of the date of this Letter Amendment, hereby amended as follows:

(a)           Section 5.02(e) is amended by (i) restating clause (iii)
thereof in full to read as follows:

(iii) make Restricted Payments with cash or other assets (w) in the
period from September 1, 2006 through June 30, 2007, in an amount not to exceed
$2,400,000,000 (of which $2,000,000,000 will be used solely in respect of the
purchase, redemption or other acquisition of any shares of common stock of the
Borrower or any warrants, right or options to acquire any such shares), (x) at
any time that, after giving effect thereto, the Liquidity Condition (as defined
below) is met or (y) for any fiscal year other than the fiscal year ended March
31, 2007 and if the Liquidity Condition is not met on any date during such
fiscal year, in an amount not to exceed the greater of (1) such Restricted
Payments made during such fiscal year in accordance with clause (w) or (x)
above or (2) $400,000,000 plus any applicable Carry Forward Amount (as defined
below) for any preceding fiscal year ended after March 31, 2007, provided,
that if on March 31 of any calendar year the Liquidity Condition is met, the
Borrower may declare and make Restricted Payments in accordance with clause
(iii)(x) above for the next succeeding fiscal year.

and (ii) deleting from the
definition of “Carry Forward Amount” included therein the phrase “calendar year”
and substituting therefor the phrase “fiscal year” in both places where such
phrase appears.

                                                                                                 

 

(b)           Section 5.03(a) of the Credit Agreement is, effective as
of the date of this Letter Amendment, hereby amended by deleting the table
therein and substituting therefor the following:

	
  

  	
  Quarter Ending On

  	
   

  	
   

  	
  Ratio

  
	
  December 31, 2004

  	
   

  	
  3.25
  : 1.00

  
	
  March 31, 2005 through
  June 30, 2006

  	
   

  	
  2.75
  : 1.00

  
	
  September 30, 2006 and thereafter

  	
   

  	
  4.00 : 1.00

  

 

The Borrower hereby
certifies that, as of the date of this Letter Amendment, the representations
and warranties contained in Section 4.01 of the Credit Agreement are correct on
and as of such date and no event has occurred and is continuing that
constitutes a Default.

This Letter Amendment shall
become effective as of the date first above written when, and only when, the
Agent shall have received counterparts of this Letter Amendment executed by the
undersigned and the Required Lenders or, as to any of the Lenders, advice
satisfactory to the Agent that such Lender has executed this Letter
Amendment.  This Letter Amendment is
subject to the provisions of Section 8.01 of the Credit Agreement.

On and after the
effectiveness of this Letter Amendment, each reference in the Credit Agreement
to “this Agreement”, “hereunder”, “hereof” or words of like import referring to
the Credit Agreement, and each reference in the Notes to “the Credit Agreement”,
“thereunder”, “thereof” or words of like import referring to the Credit
Agreement, shall mean and be a reference to the Credit Agreement, as amended by
this Letter Amendment.

The Credit Agreement and the
Notes, as specifically amended by this Letter Amendment, are and shall continue
to be in full force and effect and are hereby in all respects ratified and
confirmed.  The execution, delivery and
effectiveness of this Letter Amendment shall not, except as expressly provided
herein, operate as a waiver of any right, power or remedy of any Lender or the
Agent under the Credit Agreement, nor constitute a waiver of any provision of
the Credit Agreement.

If you agree to the terms
and provisions hereof, please evidence such agreement by executing and
returning at least two counterparts of this Letter Amendment to Susan L.
Hobart, Shearman & Sterling LLP, 599 Lexington Avenue, New York, New
York  10022.

This Letter Amendment may be
executed in any number of counterparts and by different parties hereto in
separate counterparts, each of which when so executed shall be deemed to be an
original and all of which taken together shall constitute one and the same
agreement.  Delivery of an executed
counterpart of a signature page to this Letter Amendment by telecopier shall be
effective as delivery of a manually executed counterpart of this Letter Amendment.

 2
 

                                                                                                 

This Letter Amendment shall
be governed by, and construed in accordance with, the laws of the State of
New York.

	
   

  	
  Very truly yours,

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  CA, INC.

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By

  	
  /s/ Mary Stravinskas

  	
   

  
	
   

  	
   

  	
  Title: Senior Vice President and Treasurer

  	
   

  

 

Agreed as of the date first
above written:

CITICORP NORTH AMERICA,
INC.,

as Agent and as a Lender

	
   

  	
   

  	
   

  
	
  By

  	
  /s/ James M. Walsh

  	
   

  
	
   

  	
  James M. Walsh

  	
   

  
	
   

  	
  Managing Director

  	
   

  

 

 

 3

 

 

JPMORGAN CHASE BANK, N.A.,

as co-administrative agent and as a Lender

 

	
  By

  	
  /s/ William Rindfuss

  	
   

  
	
   

  	
  William Rindfuss

  	
   

  
	
   

  	
  Title: Vice President

  	
   

  
	
   

  	
   

  	
   

  

 

 

 

 

 

	
  Bank of America, N.A.

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By

  	
  /s/ Kevin McMahon

  	
   

  	
   

  
	
   

  	
  By: Kevin McMahon

  	
   

  	
   

  
	
   

  	
  Title: Senior Vice President

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