Document:

exv10w47

Exhibit 10.47

AMENDMENT NO. 1 TO LEASE

     This Amendment No. 1 To Lease (this “Amendment”) is dated as of this 24th
day of January, 2002, by and between Mathilda Associates II LLC, a California limited
liability company (“Landlord”), and Juniper Networks, Inc., a Delaware corporation (“Tenant”).

Recitals

     A. Landlord and Tenant entered into that certain Lease Agreement dated August 15, 2000
(the “Lease”) for premises located in the City of Sunnyvale, County of Santa Clara, State of
California, commonly known as 1220 Mathilda Avenue, comprised of 158,075 rentable square feet of
floor area (the “Leased Premises”). Capitalized terms used in this Amendment and not otherwise
defined shall have the meanings assigned to them in the Lease.

     B. Landlord and Tenant acknowledge and agree that Landlord will be able to achieve Substantial
Completion of the Tenant Improvements (as defined in the Work Letter), and will be able to deliver
possession of the Leased Premises to Tenant, in the condition required by the Lease, by no later
than May 1, 2002, in which event the Lease Commencement Date would be June 1, 2002.

     C. Notwithstanding the foregoing, Tenant has requested that Landlord delay Substantial
Completion of the Tenant Improvements and delay delivery of possession of the Leased Premises until
September 3, 2002; and Landlord is willing to do so provided that the Lease Commencement Date not
be delayed and otherwise on the terms and conditions set forth herein.

     D. Landlord and Tenant now desire to amend the Lease according to the terms and conditions set
forth herein.

Agreement

      Now Therefore, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:

     1. Recitals. The foregoing Recitals are hereby incorporated into this Amendment.

     2. Intended Delivery Date. The term “Intended Delivery Date” which is defined as “May 1, 2002”
in Article 1 of the Lease, is hereby redefined to be “September 3, 2002.”

     3. Rentable
Square Footage of Leased Premises. Landlord and Tenant hereby agree that the
rentable square footage of Leased Premises is 158,075.

     4. Lease Commencement Date. Section 2.3 of the Lease is hereby amended in its entirety to
read as follows:

     “2.3 Lease Commencement Date And Lease Term. The term of this Lease shall begin, and the
Lease Commencement Date shall be deemed to have occurred, on June 1,

 

 

2002. The term of this Lease shall in all events end on the Lease Expiration Date
(as set forth in Article 1). The Lease Term shall be that period of time commencing on the
Lease Commencement Date and ending on the Lease Expiration Date (the “Lease Term”).”

     5. Performance Of Tenant Improvements; Acceptance Of Possession. Section 2.5 of the Lease
is hereby amended in its entirety to read as follows:

“Landlord shall, pursuant to the work letter attached to and made a part of this
Lease (the “Work Letter”), perform the work and make the installations in the
Leased Premises substantially as set forth in the Work Letter (such work and
installations hereinafter referred to as the “Tenant Improvements”). It is agreed
that by occupying the Leased Premises, Tenant formally accepts same and
acknowledges that the Leased Premises are in the condition called for hereunder,
subject to reasonable punchlist items and latent defects specified by Tenant to
Landlord in writing within ten (10) days of such occupancy.”

     6. Cost Of Building Core. Landlord, at Tenant’s request, has performed
construction work on the Building core and has charged the cost thereof against the Tenant
Improvement Allowance. The work and cost detail has previously been provided to and approved by
Tenant.

     7. Surrender Of Possession. The first sentence of Section 2.6 of the Lease is hereby amended
in its entirety to read as follows:

“Immediately prior to the expiration or upon the sooner termination of this Lease,
Tenant shall remove all of Tenant’s signs from the exterior of the Building and
shall remove all of Tenant’s equipment, trade fixtures, furniture, supplies, wall
decorations and other personal property from within the Leased Premises, the
Building and the Outside Areas, and shall vacate and surrender the Leased
Premises, the Building, the Outside Areas and the Property to Landlord in the same
condition, broom clean, as existed at the Delivery Date, damage by casualty or
condemnation (which events shall be governed by Articles 10 and 11) and reasonable
wear and tear excepted.”

     8. Landlord’s Duty To Restore. The second sentence of Section 10.1 of the Lease
is hereby amended in its entirety to read as follows:

“If this Lease is not so terminated, then upon the issuance of all necessary
governmental permits, Landlord shall commence and diligently prosecute to
completion the restoration of the Leased Premises, the Building or the Outside
Area, as the case may be, to the extent then allowed by law, to substantially the
same condition in which it existed as of the Delivery Date.”

     9. Condition Precedent To Lease Amendment. Landlord’s obligations hereunder are subject to the
receipt by Landlord, no later than fifteen (15) business days after the date hereof, of the
Lender’s Consent, as hereinafter defined. Landlord hereby agrees to use diligent efforts to obtain
the Lender’s Consent by such date; however, if Landlord does not receive the

 

 

Lender’s Consent by such date, this Amendment shall, at Landlord’s option, thereupon be
deemed terminated and of no further force or effect, and neither party shall have any further
rights, obligations, or liabilities hereunder. As used herein, the term “Lender’s Consent”
means a written consent to this Amendment in form reasonably satisfactory to Landlord, executed
by the holder of the promissory note secured by that certain Deed of Trust (encumbering the fee
interest in the real property of which the Leased Premises are a part) recorded on December 29,
2000 in the Official Records of Santa Clara County, California, at Series No. 15512549.

     10. Ratification. The Lease, as amended by this Amendment, is hereby ratified by Landlord and
Tenant and Landlord and Tenant hereby agree that the Lease, as so amended, shall continue in full
force and effect.

     11. Miscellaneous.

          (a) Voluntary Agreement. The parties have read this Amendment and on the advice of counsel
they have freely and voluntarily entered into this Amendment.

          (b) Attorney’s Fees. If either party commences an action against the other party arising out
of or in connection with this Amendment, the prevailing party shall be entitled to recover from the
losing party reasonable attorney’s fees and costs of suit.

          (c) Successors. This Amendment shall be binding on and inure to the benefit of the parties and
their successors.

          (d) Counterparts. This Amendment may be signed in two or more counterparts. When at least one
such counterpart has been signed by each party, this Amendment shall be deemed to have been fully
executed, each counterpart shall be deemed to be an original, and all counterparts shall be deemed
to be one and the same agreement.

     In Witness Whereof, Landlord and Tenant have executed this Amendment as of the
date first written above.

	 	 	 	 	 	 	 
	 	 	Tenant:	 	 
	 
	 	 	 	 	 	 
	 	 	Juniper Networks, Inc., 
a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:

Title:
	 	/s/ [ILLEGIBLE]
 

VP General Counsel & Secretary 	 	 
	 
	 	 	 	 	 	 

[SIGNATURES CONTINUED ON NEXT PAGE]

 

 

[SIGNATURES CONTINUED FROM PRIOR PAGE]

	 	 	 	 	 	 	 	 	 
	 	 	Landlord:
	 
	 	 	 	 	 	 	 	 
	 	 	Mathilda Associates II LLC, a California limited liability company
	 
	 	 	 	 	 	 	 	 
	 	 	By:	 	Menlo Equities LLC, a California

limited liability company, Manager
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Diamant Investments LLC, a Delaware

limited liability company, Member
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Richard J. Holmstrom
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Richard J. Holmstrom, Managerexv10w48

Exhibit 10.48

FIRST AMENDMENT TO LEASE

     This
First Amendment To Lease
 (this “Amendment”) is dated as of this
28th
day of February, 2000 by and between
Mathilda Associates LLC, a California limited
liability company (“Landlord”), and Juniper Networks, Inc., a Delaware corporation
(“Tenant”).

Recitals

     A. Landlord and Tenant entered into a Lease dated June 18, 1999 (the “Lease”), for
premises (the “Leased Premises”) with a street address of 1194 Mathilda Avenue, Sunnyvale,
California, and more particularly described in the Lease;

     B. Landlord and Tenant now desire to amend the Lease on the terms and conditions set forth
herein. Capitalized terms used in this Amendment and not otherwise defined shall have the meanings
assigned to them in the Lease.

Agreement

     Now Therefore, for good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, Landlord and Tenant hereby agree as follows:

     1. Security
Deposit. The amount of the Security Deposit set forth in Article 1 of the Lease is
hereby changed to $1,000,000. The amount of the Security Deposit shall remain subject to
reduction as set forth in Paragraph 3.7 of the Lease.

     2. Expansion
Rights. Concurrently herewith, Landlord and Tenant have entered into a new
lease (the “1184 Lease”) for 1184 Mathilda Avenue, Sunnyvale, California, referred to in the Lease
as the “1184 Building.” Landlord and Tenant agree that notwithstanding any provision in the Lease
to contrary, Tenant’s lease of the 1184 Building shall be on all of the terms set forth in the 1184
Lease, and accordingly, upon full execution of the 1184 Lease, the First Expansion Option contained
in Article 16 of the Lease shall be null and void.

     3. Lease Commencement Date. The Intended Commencement Date set forth in Article 1 of the
Lease is deleted and replaced with “July 1, 2000.” The first sentence of Paragraph 2.3 is deleted
and replaced with the following:

Subject to Paragraph 2.4 below, the term of this Lease shall begin, and the
Lease Commencement Date shall be deemed to have occurred on the date which
is sixty (60) days after the actual Delivery Date, as determined pursuant to
Section 2.4 below.

     4. Base
Monthly Rent. The Base Monthly Rent set forth in Article 1 of the Lease is hereby
deleted and replaced with the following:

     Base Monthly Rent:                     The term “Base Monthly Rent” shall mean the following:

	 	 	 	 	 
	Period	 	Monthly Amount
	7/1/00-5/31/01
	 	$	360,787.50	 

At the end of the 11th month after
the actual Delivery Date and at the end of each 12
month period thereafter (until the Lease Expiration
Date), Base Monthly Rent shall be increased at a
rate of 3.5% per annum compounded annually.

     5. Commencement Date Certificate. The following provision is added to the end of Paragraph 2.3
of the Lease:

In the event the actual Lease Commencement Date is different than the
Intended Commencement Date, Landlord and Tenant agree to execute a Lease
Commencement Date Certificate in the form attached as Exhibit C setting
forth the actual Lease Commencement Date and the Lease Expiration Date (such
that the length of the Lease Term is the same as set forth in Article 1) and
an adjustment to the schedule of Base Monthly Rent to reflect the change in
the Lease Commencement Date and Lease Expiration Date. For purposes of
adjusting the schedule of Base Monthly Rent set forth in Article 1 above,
the annual date on which the Base Monthly Rent shall increase shall be that
date which is eleven (11) months after the actual Lease Commencement Date
and at the end of each twelve (12) month period thereafter.

     6. Cross-Default. A new subparagraph 12.1(i) is added to Article 12 as follows:

(i) Tenant shall be in default of its obligations under any other Lease
between Landlord and Tenant.

1

 

     7. Notices. The following party is added to Paragraph 13.10 for receipt of copies of notices
sent to Landlord:

Beacon Capital Partners Inc.

One Federal Street, 26th Floor

Boston, Massachusetts 02110

Attention: General Counsel

     8. Condition Precedent To Lease Amendment. This Amendment and the parties’ obligations
hereunder are subject to the receipt by Landlord, no later than twenty one (21) business days after
the date hereof, of the Lender’s Consent, as hereinafter defined. Landlord hereby agrees to use
diligent efforts to obtain the Lender’s Consent by such date; however, if Landlord does not receive
the Lender’s Consent by such date, this Amendment shall thereupon be deemed terminated and of no
further force or effect, and neither party shall have any further rights, obligations, or
liabilities hereunder. As used herein, the term “Lender’s Consent” means a written consent to this
Amendment in form reasonably satisfactory to Landlord, executed by the holder of the promissory
note secured by that certain Deed of Trust (encumbering the fee interest in the real property of
which the Leased Premises are a part) recorded on November 11, 1999 in the Official Records of
Santa Clara County, California, at Series No. 15042012.

     9. Ratification. The Lease, as amended by this Amendment, is hereby ratified by Landlord and
Tenant and Landlord and Tenant hereby agree that the Lease, as so amended, shall continue in full
force and effect.

     10. Miscellaneous.

          (a) Voluntary
Agreement.  The parties have read this Amendment and on the advice of counsel
they have freely and voluntarily entered into this Amendment.

          (b) Attorneys’ Fees. If either party commences an action against the other party arising out
of or in connection with this Amendment, the prevailing party shall
be entitled to recover from the
losing party reasonable attorney’s fees and costs of suit.

          (c) Successors. This Amendment shall be binding on and inure to the benefit of the parties and
their successors.

          (d) Counterparts. This Amendment may be signed in two or more counterparts. When at least one
such counterpart has been signed by each party, this Amendment shall be deemed to have been fully
executed, each counterpart shall be deemed to be an original, and all counterparts shall be deemed
to be one and the same agreement.

     
In Witness Whereof, Landlord and Tenant have executed this Amendment as of the date
first written above.

	 	 	 	 	 	 	 	 	 	 	 
	 	 	Landlord:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	Mathilda Associates LLC, a California limited liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	By:	 	Menlo Equities LLC, a California limited liability company, its Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	By:	 	Diamant Investments LLC, a Delaware limited liability company, Member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	/s/ Richard J. Holmstrom
 

Richard J. Holmstrom, Manager
	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	Tenant:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	Juniper Networks, Inc., a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	/s/ [ILLEGIBLE]	 	 
	 	 	 	 	 	 	 
	 

	 	Title:	 	Chief Financial Officer	 	 
	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	/s/ [ILLEGIBLE]	 	 
	 	 	 	 	 	 	 
	 

	 	Title:	 	General Counsel & Secretary	 	 
	 	 	 	 	 	 	 

2

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00169-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00169-of-00352.parquet"}]]