Document:

Exhibit 10.2

 

SUBLEASE AGREEMENT

 

THIS SUBLEASE AGREEMENT (the “Sublease Agreement”) is entered into as of September 5,
2007, by and between ASPEN TECHNOLOGY, INC.,
a Delaware corporation (“Sublandlord”)
and EOP CANAL LEASECO LLC a Delaware
limited liability company (“Subtenant”).  The following exhibits and attachments are
incorporated into and made a part of the Sublease Agreement Exhibit A (Outline and Location c-f Sublet Premises).

 

RECITALS

 

A.                                   Sublandlord (as
successor in interest to Aspen Technology, Inc., a Massachusetts
corporation) is the tenant under that certain lease agreement dated January 30,
1992, as amended by that certain First Amendment dated May 5, 1997, that
certain Second Amendment dated August 14, 2000, that certain Third
Amendment dated October 26, 2005, and that certain Fourth Lease Amendment
and Landlord Consent to Sublease dated as of September 4, 2007
(collectively, the “Master Lease”) entered into by and between MA-TEN CANAL
PARK, L.L.C., a Delaware limited liability company (as successor in interest to
EOP-Ten Canal Park, L.L.C., as successor in  interest
to Beacon Properties, L.P., as successor in interest to Teachers Insurance and
Annuity Association of America) (“Master Landlord”) and Sublandlord.  Pursuant to the Master Lease, Master Landlord
has leased to Sublandlord space currently containing approximately 110,843
rentable square feet (the “Master Premises”) on the 1st through 6th
floors of the building commonly known as Ten Canal Park located at Ten Canal
Park, Cambridge, Massachusetts (the “Building”).

 

B.                                     Sublandlord is
desirous of subletting to Subtenant a portion of the Master Premises demised
under the Master Lease, consisting of the entire 4th and 5th
floors of the Building, containing approximately 45,007 rentable square feet of
space, in the aggregate, and a portion of the 2nd floor of the
Building, containing approximately 2,000 rentable square feet of space, all as
shown on Exhibit A hereto (the “Sublet Premises”), and Subtenant is
desirous of subletting same from Sublandlord.

 

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

 

1.                                       Sublet
Premises.  Subject and subordinate to
the terms, conditions and provisions of the Master Lease and this Sublease
Agreement, Sublandlord hereby subleases, to Subtenant, and Subtenant hereby
subleases from Sublandlord, the Sublet Premises, in its “as is” condition
existing on the Effective Date (as hereinafter defined), without any agreement,
representation, obligation, or undertaking on the part of Sublandlord to  perform any alterations, improvements,
repairs or decorations thereto or to provide any allowance therefor.  Subtenant represents that it has thoroughly
examined the Building and the Sublet Premises and is satisfied therewith.

 

 

2.                                       Delivery and
Term.

 

2.01                           Sublandlord shall vacate the
Sublet Premises no later than September 30, 2007, free and clear of any
and all encumbrances, liens, security interests, claims and charges of any kind
and deliver the Sublet Premises to Subtenant no later than October 7, 2007 in “AS IS”, “broom clean”
condition with all of Sublandlord’s personal property removed therefrom,
provided that Sublandlord may leave intact all alterations and improvements
existing in the Sublet Premises.

 

2.02                           The term of this Sublease
Agreement (the “Term”) shall commence on October 1, 2007 (the “Commencement
Date”) and shall expire on September 30, 2012 (the “Termination Date”),
unless sooner terminated due to the provisions hereof.  Notwithstanding anything to the contrary
herein, in no event shall the Term of the Sublease Agreement extend beyond the
expiration or earlier termination of the Master Lease, and Subtenant
acknowledges that the expiration or any earlier termination of the Master Lease
as to the Sublet Premises shall automatically extinguish and terminate this
Sublease Agreement, except as may be otherwise expressly permitted by Master
Landlord.  Sublandlord agrees that it
will not enter into an agreement with Master Landlord to terminate the Master
Lease prior to the Termination Date of this Sublease Agreement, except in the
event of a fire or other casualty or condemnation as provided in the Master
Lease.

 

3.                                       Rent.

 

3.01                           “Basic Rent” shall mean the
following sums during the following periods:

 

	
  Period or Months of

  Term

  	
   

  	
  Annual

  Basic Rent

  	
   

  	
  Monthly

  Basic Rent

  	
   

  
	
  October 1, 3007(1) – September 30,
  2012

  	
   

  	
  $

  	
  1,122,450.00

  	
   

  	
  $

  	
  93,537.50

  	
   

  
								

 

(1)  Notwithstanding
anything to the contrary set forth herein, Basic Rent shall abate for the one
month period of October 1, 2007 through October 31, 2007.

 

3.02                           Article VIII and Article IX
of the Master Lease provide for the payment by Sublandlord of Sublandlord’s
prorata share of Taxes, Operating Expenses and Utility Expenses (all as defined
in the Master Lease) with respect to the Master Premises (referred to
collectively in the Master Lease as “Escalation Charges”).  Landlord’s Escalation Charges for Taxes and
Operating Expenses are billed under the Master Lease on a true net basis.  However, as between Sublandlord and Subtenant
under this Sublease Agreement, Subtenant shall pay a share of the Taxes and
Operating Expenses for the Building on a gross basis, using a “Base Year” for
Taxes of Fiscal Year 2008, and a “Base Year” for Operating Expenses of Calendar
Year 2008, and Subtenant shall only be responsible for Subtenant’s Prorata
Share (as hereinafter defined) of (i) the amount, if any, by which Taxes
for a calendar year exceed Taxes paid in the Base Year for Taxes (“Tax Excess”),

 

2

 

and (ii) the amount, if any, by which Operating Expenses paid in a
calendar year exceed Operating Expenses paid in the Base Year for Operating
Expenses (“Expense Excess”).  If
Operating Expenses or Taxes in any calendar year decrease below the amount of
Operating Expenses or Taxes for the Base Year, Tenant’s Prorata Share, as the
case may be, for that calendar year shall be zero dollars ($0).  As used herein, Subtenant’s Prorata Share
shall be deemed to mean 47.10%.  The Tax
Excess and Expense Excess determined in accordance with the provisions of this Section 3.02
are collectively referred to herein as “Subtenant Escalation Charges”.  The parties acknowledge that the Utility
Expenses referenced in the Master Lease are billed as a component of Operating
Expenses under the Master Lease, and there is no separate charge to Sublandlord
for common area utility expenses notwithstanding anything to the contrary set
forth in the Master Lease.  If, at any
time, Utility Expenses (as defined in the Master Lease), i.e. common area
utility charges are bulled directly by Master Landlord to Sublandlord, Subtenant
shall pay Subtenant’s Prorata Share thereof.

 

Promptly upon
receipt from Master Landlord following the end of each calendar year or Fiscal
Year, as the case may be, Sublandlord shall furnish Subtenant with statements
of the actual Operating Expenses and Expense Excess and the actual Taxes and
Tax Excess for the prior calendar year or Fiscal Year, as the case may be.  Sublandlord shall also furnish at such time
the written calculations made by Sublandlord in determining Subtenant
Escalation Charges pursuant to this Section 3.02.  If the estimated Expense Excess or estimated
Tax Excess paid to Sublandlord for the prior calendar year or Fiscal Year, as
the case may be, is more than the actual Expense Excess or actual Tax Excess
for the prior calendar year or Fiscal Year, as the case may be, Sublandlord
shall provide Subtenant with a refund so long as a monetary Default by
Subtenant under this Sublease Agreement is not continuing after written notice
and the expiration of the cure period set forth in Section 9 of this
Sublease Agreement.  If the estimated
Expense Excess or estimated Tax Excess paid to Sublandlord for the prior
calendar year or Fiscal Year, as the case may be, is less than the actual
Expense Excess or actual Tax Excess for such prior calendar year or Fiscal
Year, as the case may be, Subtenant shall pay Sublandlord, within 30 days after
its receipt of the statement of Operating Expenses or statement of Taxes, as
the case may be, any underpayment for the prior calendar year or Fiscal Year,
as the case may be.

 

Upon written
request of Subtenant, Sublandlord shall cooperate with Subtenant at no cost to
Sublandlord, in facilitating Subtenant’s exercise of the tenant audit rights
under Section 9.2(d) of the Master Lease.  Subtenant shall also have the right to object
to the calculations of Subtenant Escalation Charges made by Sublandlord within
the same time frames set forth in Section 9.2(d) of the Master Lease.

 

3.03                           At Subtenant’s election,
Subtenant may endeavor to cause the public utility corporation providing
electrical service to the Building (the “Electric Provider”) to separately
meter the Sublet Premises, at Subtenant’s sole cost and expense, for electrical
service used and consumed in the Sublet Premises.  If the Sublet 

 

3

 

Premises are separately metered or sub-metered, Subtenant shall pay all
electrical changes directly to the Electric Provider for all electricity used
or consumed in the Sublet Premises.  If,
at any time, the Sublet Premises are not  separately
metered or submetered, Subtenant shall pay, as an electrical charge for the
Sublet Premises, and as additional rent under this Sublease Agreement, an
amount equal to $1.67 per square foot of the Sublet Premises per calendar year
as the same may be increased from time to time based upon the actual electrical
service charges {including, but not limited to, cost per kilowatt hour, tax,
user fee or rate schedule) billed by the Electric Provider from time to time
(the “Electricity Charge”).  For purposes
of example only, if the cost per kilowatt hour charged by the Electric Provider
to Sublandlord increases by 2% during any billing cycle, the per square foot
rate shall increase to $1.70 per square foot. 
Subtenant shall pay 1/12th of Sublandlord’s total estimated Electricity
Charge on the same day of the month and with the monthly payment of Basic Rent.  There shall be an adjustment and
reconciliation of the actual amount owed to Sublandlord and the actual amount
paid by Subtenant in the same manner as Subtenant Escalation Charges.

 

Sublandlord,
from time to time and at Sublandlord’s expense, may engage an electrical
engineering consultant to make a survey of Subtenant’s electricity usage at the
Premises (the “Sublandlord’s Survey”).  The Sublandlord’s Survey shall analyze
Subtenant’s electricity consumption at the Sublet Premises.  If Sublandlord elects to deliver the
Sublandlord’s Survey to Subtenant, the findings of the Sublandlord’s Survey
shall be conclusive and binding on Sublandlord and Subtenant commencing on the
first date on which Basic Rent is owed following Subtenant’s receipt of the
Sublandlord’s Survey.  Subtenant shall
thereafter pay for electricity used at the Sublet Premises at the annual per
square foot rate determined by the Sublandlord’s Survey.

 

Subtenant may
object to the Sublandlord’s Survey by sending written notice to the Sublandlord
within sixty (60) days of Subtenant’s receipt of the Sublandlord’s Survey (“Subtenant’s Objection Notice”).  Subtenant’s Objection Notice shall be
accompanied by an electrical engineering survey made by an independent
electrical engineering consultant with at least ten (10) years experience
at Subtenant’s expense (the “Subtenant’s Survey”).  If the Sublandlord’s Survey and the Subtenant’s
Survey shall concur on the annual per square foot rate for electricity, the
agreed upon annual per square foot rate shall be final and binding upon
Sublandlord and Subtenant.  If the
Subtenant’s Survey fails to concur with the Sublandlord’s Survey, within ninety
(90) days after the date Sublandlord receives Subtenant’s Objection Notice, the
two (2) consultants shall designate a third electrical engineering
consultant having at least ten (10) years experience.   If the two (2) consultants shall fail
to agree upon the designation of such third consultant within said ninety day
period, the two (2) consultants, or either of them, shall give notice of
such failure to Sublandlord and Subtenant, and, if Sublandlord and Subtenant
fail to agree upon the selection of such third consultant within fourteen (14)
days after the consultants appointed by the parties give notice as aforesaid,
either party on behalf of both may apply to the Chief Executive Officer of the
Greater Boston Real Estate Board to appoint the third 

 

4

 

consultant, or
upon the failure, refusal or inability to act within thirty (30) days after the
application to the Greater Boston Real Estate Board to act, to a court of
competent jurisdiction, for designation of such third consultant.

 

If none of the
determinations of the consultants varies from the average of the determinations
of the other consultants by more than ten (10%) percent, the average of the
determinations of the three {3) consultants shall be the annual per square foot
rate for electricity.  If, on the other
hand, the determination of any single consultant varies from the average of the
determinations from the other two (2) consultants by more than ten (10%)
percent, the higher of the determinations of the two (2) consultants whose
determinations are closest shall be the annual per square foot rate for
electricity.

 

The
determination of the consultants, as provided above, shall be conclusive and
binding upon Sublandlord and Subtenant. 
Sublandlord and Subtenant shall pay the fees and expenses of the third
consultant in equal proportions.  Until
such time as the annual per square foot rate for electricity is determined as
set forth above, Subtenant shall pay the annual per square foot rate for
electricity as determined by the Sublandlord’s Survey.  The parties shall thereafter retroactively
adjust the amount paid by Subtenant for electricity within seven (7) days
from the determination of the annual par square foot rate for electricity with
respect to the Sublet Premises. 
Notwithstanding any provisions of this Section to the contrary, in
no event shall the annual per square foot rate for electricity be less than
$1.67.

 

3.04                           Subtenant shall pay, as
additional rent under this Sublease Agreement, Subtenant’s Prorata Share of the
amount billed to Sublandlord by Master Landlord under the Master Lease for the
cost of staffing the concierge desk in the lobby on the first (1st)
floor of the Building (the “Concierge Charge”). 
The Concierge Charge shall be paid in monthly installments together with
monthly installments of Basic Rent. 
Subtenant shall pay one-twelfth (1/12th) of the Sublandlord’s
total estimated Concierge Charge on the same day of the month and with the
monthly payment of Basic Rent.  There
shall be an adjustment and reconciliation of the actual amount owed to
Sublandlord and the actual amount paid by Subtenant in the same manner as
Subtenant Escalation Charges.

 

3.05                           Except as otherwise provided
in Section 3.01 or this Section 3.05, Subtenant shall pay
Sublandlord, without any setoff or deduction, Basic Rent, as set forth in Section 3.01
above, the Subtenant Escalation Charges, as set forth in Schedule 3.02 above,
the Electricity Charge (if applicable), as provided in Section 3.03 above,
the Concierge Charge, as provided in Section 3.04 above, and all other
sums that Subtenant is required to pay Sublandlord under this Sublease
Agreement (collectively, “Rent”).  Rent
for any partial month or partial year during the Term shall be prorated on a
thirty (30) day month and three hundred sixty (360) day year,
respectively.  Subtenant shall pay and be
liable for all rental, sales and use taxes (but excluding income taxes), if
any, imposed upon or measured by Rent, Basic Rent, Subtenant Escalation Charges
(if any), Electricity Charge (if applicable) and Concierge Charge shall be due
and payable in advance 

 

5

 

on the first day of each calendar month without notice or demand,
provided that Basic Rent shall abate for the one (1) month period of October 1,
2007 through October 31, 2007.  All
other terms of Rent shall be due and payable by Subtenant on or before thirty
(30) days after billing by Sublandlord.

 

Rent shall be
made by good and sufficient check, payable and sent as follows: Aspen
Technology, Inc., P.O. Box 83048, Woburn, Massachusetts
01803-3048.  Sublandlord may designate
another recipient or place of payment for Rent upon not less than fifteen (15)
business days prior to the due date for payment.  Subtenant agrees to pay to Sublandlord, as
additional rent under this Sublease Agreement, all additional rent payable by
Sublandlord under the Master Lease with respect to the Sublet Premises

 

4.                                       Subordination.  This Sublease Agreement is subordinate to the
interests of Master Landlord under the Master Lease, and subject to any
interest of a mortgagee in the fee interest of Master Landlord.  Sublandlord agrees not to do or cause to be
done or suffer or permit any act to be done which would cause the Master Lease,
or the rights of Sublandlord, as lessee or tenant, under the Master Lease, to
be endangered, canceled, terminated, forfeited or surrendered, or which would
cause Sublandlord to be in default thereunder.

 

5.                                       Terms of
Master Lease.

 

5.01                           A copy of the Master Lease
has been delivered to Subtenant and Subtenant acknowledges that it has read the
Master Lease and is familiar with all terms and conditions of the Master
Lease.  All of the terms, covenants,
conditions and provisions of the Master Lease are hereby incorporated in and
made part of this Sublease Agreement only as same relate to the Sublet
Premises, except (i) as herein otherwise expressly provided; and (ii) for
Sublandlord’s obligation to pay Rent under the Master Lease.  Notwithstanding the foregoing, any inconsistencies
between the terms of this Sublease Agreement and those of the Master Lease
which shall result from the foregoing incorporation shall be resolved in favor
of this Sublease Agreement with respect to the Sublet Premises only, provided,
however, that if such resolution would cause Sublandlord to be in default under
the terms of the Master Lease, then any inconsistency shall be resolved so as
not to cause Sublandlord to be in default under the terms of the Master Lease.  Sublandlord, by reason of the foregoing or
any other provision of this Sublease Agreement, shall not be deemed to have
assumed and shall not be obligated to perform any duty or obligation of Master
Landlord under the Master Lease.

 

5.02                           As it relates to the Sublet
Premises and the obligations of Subtenant under this Sublease Agreement,
Subtenant shall obtain and keep in full force and effect during the term of this  Sublease
Agreement, at its sole cost and expense, the insurance coverage required
pursuant to the Master Lease to be obtained by Sublandlord, as “Tenant” under
the Master Lease, and such  insurance coverage shall be in the
nature and amounts and as otherwise set forth therein.  Subtenant shall pay all premiums and charges
for such insurance.  All Commercial
General 

 

6

 

Liability insurance policies required of Subtenant hereunder shall name
Subtenant as a named insured, and Sublandlord and the owners, managers and
mortgage lenders of the Building, and their respective successors and assigns,
as the interest of such designees shall appear, as additional insureds.  Subtenant shall provide Sublandlord with a
certificate(s) of insurance evidencing the insurance coverage required
under this Section 5.02 no later than October 1, 2007.

 

5.03                           Notwithstanding anything in
this Sublease Agreement to the contrary, Subtenant expressly acknowledges and
agrees that Sublandlord shall not have any liability or responsibility of any
kind or nature whatsoever for any act or omission of Master Landlord, or for
any failure by Master Landlord to perform and comply with its duties,
obligations, liabilities and responsibilities under the Master Lease; and,
without limiting the generality of the foregoing, Sublandlord shall not be
obligated to furnish for Subtenant any services of any nature whatsoever,
including, without limitation, the furnishing of heat, electrical energy, air
conditioning, elevator service, cleaning, window washing, or rubbish removal
services, provided, nevertheless, that in the event of any such default or
failure of performance by Master Landlord, Sublandlord agrees, upon notice from
Subtenant, to make demand upon Master Landlord to perform its obligations under
the Master Lease and, provided that Subtenant specifically agrees to pay all
costs of Sublandlord, to take reasonable and appropriate legal action to
enforce the Master Lease.

 

5.04                           Without limiting the
generality of Section 5.01 above, Subtenant shall only use and occupy the
Sublet Premises for the use or uses permitted by the Master Lease.  Subtenant covenants and agrees that Subtenant
will not do anything that would constitute a default under the Master Lease or
omit to do anything which Subtenant is obligated to do under the terms of this
Sublease Agreement and which would constitute a default under the Master Lease.

 

5.05                           In addition to, and not in
lieu of other remedies provided in this Sublease Agreement, if Sublandlord has
failed to make any payment or do any act which Sublandlord is obligated to do
under the Master Lease after written notice from Master Landlord and the
expiration of the applicable cure period under the Master Lease, Subtenant may,
upon not less than three (3) business days prior written notice to
Sublandlord, make any payment or do any act Sublandlord has failed to do in
order to cure or prevent any default by “Tenant” under the Master Lease, and in
such event, the amount of the expense thereof shall be due and payable from
Sublandlord to Subtenant upon receipt of a written statement of such expenses
from Subtenant.

 

6.                                       Transfer of
Access and CCTV Systems. 
Sublandlord, at its sole cost and expense, shall  (a) transfer
to Subtenant (i) all closed circuit television equipment located in the
Building, (ii) a single sixteen (16) slot controller for the card access
system in the Building plus sixteen (16) card swipes which shall include eleven
(11) that support current perimeter doors and elevators plus two (2) existing
subtenant interior spaces, and (iii) five (5) additional card readers
to be used by Subtenant; (b) purchase on behalf of Subtenant a 

 

7

 

single user workstation license for the existing JCI card access system
at the Building; and (c) arrange for the JCI software and all current data
to be loaded into the new software system database and transfer a fully
operational card access system for Subtenant. 
Sublandlord’s obligations set forth above are subject to Subtenant, at
its sole cost and expense, providing Sublandlord with a personal computer
capable of supporting the JCI card access system and accompanying data.

 

7.                                       Consents and
Approvals.  In any instance when
Sublandlord’s consent or approval is required under this Sublease Agreement,
Sublandlord shall not unreasonably withhold, condition or delay consent and
Sublandlord’s refusal to consent to or approve any matter or thing shall be
deemed reasonable if, without limitation, such consent or approval is required
under the provisions of the Master Lease incorporated herein by reference but
has not been obtained from Master Landlord.

 

8.                                       Attorneys’
Fees.  If Sublandlord or Subtenant
brings an action to enforce the terms hereof or to declare rights hereunder,
the prevailing party who recovers substantially all of the damages, equitable
relief or other remedy sought in any such action shall be entitled to receive
from the other party the prevailing party’s costs associated therewith,
including, without limitation, reasonable attorneys’ fees and costs.

 

9.                                       Default.  The following shall constitute a “Default”
under this Sublease Agreement: If (i) Subtenant fails to pay Rent or any
other amount due under this Sublease within ten (10) business days after
Subtenant receives notice of nonpayment from Sublandlord; or (ii) Subtenant
fails to perform any other obligation under this Sublease Agreement within
thirty (30) days after Subtenant receives notice of nonperformance from
Sublandlord provided that if the breach is of such a nature that it cannot be
cured within thirty (30) days, no default shall be deemed to have occurred by
reason of the breach if cure is commenced
promptly and diligently pursued to completion; or (ii) Subtenant permits,
causes or otherwise suffers a Default to occur under the Master Lease which is
not cured within the applicable notice and cure period set forth in the Master
Lease.  Upon the occurrence of a Default
under this Sublease Agreement, Sublandlord shall be entitled to any and all
rights and remedies descried herein, in the Master Lease or available at law or
in equity.

 

10.                                 Alterations.  Subtenant
may make or cause, suffer or permit the making of any alterations,
installations, changes, replacements, additions or improvements (structural or
otherwise) in or to the Sublet Premises, including, without limitation, the
demolition of all leasehold improvements now or at any time existing in the
Sublet Premises (collectively, the “Alterations”), without the consent of
Sublandlord obtained.  Notwithstanding
the foregoing, any such Alterations which requires the approval of Master
Landlord under the Master Lease shall not be undertaken by Subtenant without
the prior written consent of the Master Landlord to the extent such consent is
required under the Master Lease.  The cost of any Alterations in the
Sublet Premises shall be borne entirely by Subtenant.

 

11.                                 Assignment and
Sublease.  Subtenant shall have the
right to assign this Sublease, or sublet all or any portion of the Subleased
Premises, at any time and from time to time, 

 

8

 

without the consent of Sublandlord, but subject to the consent of
Master Landlord as required under the Master Lease.  Neither Master Landlord nor Sublandlord shall
charge a fee in connection with any such assignment or sublease by
Subtenant.  Upon request of Subtenant, Sublandlord
agrees to deliver to any assignee or sub-subtenant of Subtenant a recognition
and non-disturbance agreement, acknowledging that any  assignee or sub- subtenant shall have the right to quietly
enjoy the Sublet Premises without hindrance or molestation by Sublandlord or by
any other person lawfully claiming the same, subject to the covenants,
agreements, terms, provisions and conditions of this Sublease Agreement.  No
assignment of this Sublease Agreement or subletting of the Sublet Premises
shall relieve Subtenant of its obligations under this Sublease.

 

12.                                 Parking.  Sublandlord
hereby assigns to Subtenant all rights of Sublandlord under Section 14.30
of the Master Lease in and to sixteen (16) parking spaces in the Building
Garage (as defined in Section 14.30 of the Master Lease), subject to the
terms and conditions set forth therein and the payment of all charges
associated therewith (if any), from the parking spaces in the Building Garage
allocated to the Master Premises under Section 14.30 of the Master Lease.

 

13.                                 Notices.  All
notices and demands of any kind which Sublandlord or Subtenant may require to
be served upon the other, shall be given by depositing one copy of same in the
United States mail, postage prepaid, certified mail, return receipt requested,
or personally delivered, or by overnight commercial courier service, addressed-
as follows:

 

	
  To
  Sublandlord:

  
	
   

  
	
  Aspen
  Technology, Inc

  
	
  10 Canal
  Park

  
	
  Cambridge,
  Massachusetts 02141

  
	
  Attention:
  Chief Information Officer

  
	
   

  
	
  With a copy
  to

  
	
   

  
	
  Aspen
  Technology, Inc.

  
	
  200 Wheeler
  Road

  
	
  Burlington,
  Massachusetts 01803

  
	
  Attention: General
  Counsel

  
	
   

  
	
  To
  Subtenant:

  
	
   

  
	
  c/o Equity
  Office Properties Management Corp.

  
	
  100 Summer
  Street

  
	
  Second Floor

  
	
  Boston, MA
  0210

  
	
  Attention:
  Property Manager and Andrew Maher

  
	
   

  
	
  With a copy
  to

  

 

9

 

	
  Equity
  Office

  
	
  Two North
  Riverside Plaza

  
	
  Suite 2100

  
	
  Chicago, IL
  60606

  
	
  Attention:
  Roxanne Osborne

  

 

The place to
which said notice shall be sent may be changed (other than to a post office box
address) by written notice given as hereinafter provided.  All such mailed notices shall become
effective on the third day after the date of postmark.  All notices delivered personally or delivered
by commercial overnight courier shall become effective when delivered or
refused.

 

14.                                 Confidentiality.  Subtenant shall keep the existence of, and
the content and all copies of this document and all related documents or
agreements now or hereafter entered into, and all proposals, materials, information
and matters relating thereto strictly confidential, and shall not disclose,
disseminate or distribute any of the same, or permit the same to occur, with
respect to any party other than Subtenant’s financial or legal advisors to the
extent that they need such information to advise Subtenant (and Subtenant shall
obligate any such other parties to whom disclosure is permitted to honor the
confidentiality provisions hereof), except as may be required by applicable law
or court proceedings.

 

15.                                 Consent.  Subtenant represents and warrants to
Sublandlord that Subtenant has obtained all authorizations and consents
necessary to execute and deliver this Sublease Agreement and that this Sublease
Agreement constitutes the valid, legal and binding obligation of Subtenant.  Sublandlord represents and warrants to
Subtenant that Sublandlord has obtained all authorizations and consents
necessary to execute and deliver this Sublease Agreement and that this Sublease
Agreement constitutes the valid, legal and binding obligation of
Sublandlord.  This Sublease Agreement is
subject to, and conditioned upon, any required consent or approval being
granted by any lenders, mortgagees, ground lessors or partners of Sublandlord
and of any of its affiliates.  If any
such consents shall be denied or granted subject to the payment of unacceptable
fees, charges or conditions, then this Sublease Agreement and all related
documents or agreements entered into in connection herewith {including (he
Assignment) shall be of no further force and effect.

 

16.                                 Broker.  Each party represents and warrants to the
other party that it dealt with no broker or other person entitled to claim fees
for such services in connection with the negotiation, execution and delivery of
this Sublease Agreement, other than Newmark & Company Real Estate, Inc
representing Sublandlord (“Broker”). 
Sublandlord shall pay any commissions that are payable to Broker with
respect to this Sublease Agreement in accordance with the provisions of a
separate brokerage agreement with Broker. 
Sublandlord agrees to defend, indemnify and hold Subtenant harmless from
and against any and all claims for finders’ fees or brokerage or other
commission which may at any time be asserted against Subtenant, including,
without limitation, any claims of Broker together with any and all losses,
damages, costs and expenses (including reasonable attorneys’ fees) relating to
such claims or arising therefrom or incurred by Subtenant in connection with
the enforcement of this indemnification provision.

 

10

 

17.                                 Entire Agreement;
Waiver; Release.  This Sublease
Agreement contains all of the covenants, agreements, terms, provisions,
conditions, warranties and understandings relating to the subleasing of the Sublet
Premises and Sublandlord’s obligations in connection therewith, and neither
Sublandlord nor any agent or representative of Sublandlord has made or is
making, and Subtenant in executing and delivering this Sublease Agreement is
not relying upon, any warranties, representations, promises or statements
whatsoever, except to the extent expressly set forth in this Sublease
Agreement.  The failure of Sublandlord or
Subtenant, as the case may be, to insist in any one or more cases upon the
strict performance or observance of any obligation of the other party hereunder
of to exercise any right or option contained herein shall not be construed as a  waiver or relinquishment for the future
of any such obligation or any right or option of such party.  No waiver or modification of this Sublease
Agreement shall be deemed to have been made unless expressed in writing and
signed by Subtenant and Sublandlord.  No
surrender of possession of the Sublet Premises or of any part thereof shall
release Subtenant from any of its obligations here under unless accepted by
Sublandlord in writing.  The receipt and
retention by Sublandlord of any portion of Rent from anyone other than
Subtenant shall not be deemed a waiver of the breach by Subtenant of any term
or provision of  this Sublease
Agreement, or as the acceptance of such other person as a tenant or subtenant,
or as a release of Subtenant from the further keeping, observance or
performance by Subtenant of the terms and: provisions of this Sublease
Agreement.

 

18.                                 Successors and
Assigns.  This Sublease Agreement
shall be binding upon the parties hereto, their heirs, executors, legal
representatives, successors and permitted assigns.

 

19.                                 Quiet Enjoyment and
Non-Disturbance.  Subtenant shall
quietly enjoy the Sublet Premises without hindrance or molestation by
Sublandlord or by any other person lawfully claiming the same, subject to the
covenants, agreements, terms, provisions and conditions of this Sublease
Agreement and the Master Lease. 
Subtenant shall have the right to request that Sublandlord shall execute
and deliver to Subtenant a non-disturbance agreement, acknowledging that
Subtenant shall have the right to quietly enjoy the Sublet Premises without
hindrance or molestation by Sublandlord or by any other person lawfully claiming
the same, subject to the covenants, agreements, terms, provisions and
conditions of this Sublease Agreement and the Master Lease.

 

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

 

21.                                 Governing Law.  This Sublease Agreement shall be governed by
the laws of the State in the Sublet Premises are located.

 

11

 

22.                                 Headings.  If any provision of this Sublease Agreement
or application thereof to any person or circumstance shall, for any reason and
to any extent, be invalid or unenforceable, the remainder of this Sublease
Agreement and the application of that provision to other persons or
circumstances shall not be affected but rather shall be enforced to the extent
permitted by law.  Paragraph headings are
solely for convenience of reference and shall not affect its
interpretation.  This Sublease Agreement
shall be construed without regard to any presumption or other rule requiring
construction against the party causing this Sublease Agreement or any part
thereof to be drafted.  Each of the
parties hereto acknowledge that it has been or has had the opportunity to be
represented by counsel of its own choice throughout all of the negotiations
which preceded the preparation of this Sublease Agreement and in connection
with the preparation and execution of this Sublease Agreement.  Each covenant, agreement, obligation or other
provision of this Sublease Agreement shall be deemed and construed as a
separate and independent covenant of  the
party bound by, undertaking or making same, not dependent on any other
provision of this Sublease Agreement unless otherwise expressly provided.

 

23.                                 Waiver of Jury
Trial.  Sublandlord and Subtenant
each hereby waive trial by jury in any action, proceeding or counterclaim
brought by either of them against the other in connection with any matter
arising out of or in any way connected with this Sublease Agreement, the
relationship of Sublandlord and Subtenant, Subtenant’s use or occupancy of the
Sublet Premises, any claim for injury or damage, and/or the enforcement of any
remedy under any statute, emergency or otherwise.

 

24.                                 Estoppel.  At any time and from time to time within ten (10) business
days after a written request from Sublandlord, Subtenant shall execute,
acknowledge and deliver to Sublandlord a written statement certifying (i) that
this Sublease Agreement has not been modified and is in full force and effect
or, if  there has been a
modification of this Sublease Agreement, that this Sublease Agreement is in
full force and effect as modified, and stating such modifications, (ii) that
to the best of Subtenant’s knowledge, no defaults exist under this Sublease
Agreement or, if any defaults do exist, specifying the nature of each such
default, and (iii) as to such other matters, pertaining to the terms of
this Sublease Agreement as Sublandlord may reasonably request, including
matters similar to those for which Sublandlord is required to deliver to
Landlord an estoppel certificate pursuant to the Lease.

 

25.                                 Independent
Covenants.  The obligations of
Subtenant and Sublandlord under this Sublease Agreement are independent and not
mutually dependent covenants, and the failure of Sublandlord to perform any
obligation hereunder will not justify or empower Subtenant to withhold Rent or
any other amount owed to Sublandlord under this Sublease Agreement.

 

26.                                 Limitation of
Liability.  Under no circumstances
shall any present or future member, manager, partner, beneficiary, officer,
director, trustee, shareholder, agent or employee of Subtenant, or their
respective partners, agents, heirs, legal representatives, successors or
assigns, have any liability for the performance of Subtenant’s obligations
under this Sublease Agreement.

 

12

 

27.                                 Effective Date.  This Sublease Agreement shall only be
effective upon the execution and delivery hereof by the undersigned and upon
the acceptance hereof by the Master Landlord which shall be evidenced by Master
Landlord’s execution below.

 

IN WITNESS WHEREOF, Sublandlord and Subtenant
have signed this Sublease Agreement as of the day and ear first above written.

 

	
   

  	
  SUBLANDLORD;

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  ASPEN
  TECHNOLOGY, INC., a Delaware

  corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
  /s/

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Name:

  	
  Bradley T. Miller

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Title:

  	
  CFO

  	
   

  

 

The consent of
Master Landlord to this Sublease Agreement is hereby acknowledged as of this
5th day of September, 2007.  If the
Master Lease is terminated for any reason prior to the Termination Date of This
Sublease Agreement, Master Landlord agrees to recognize Subtenant upon the then
executory terms and conditions of this Sublease Agreement for the remainder of
the term of this Sublease Agreement. 
Master Landlord agrees that in the event of any conflict between the
provisions of the Master Lease and the provisions of the Sublease Agreement
with respect to the Sublet Premises only, the provision of the Sublease
Agreement shall control.

 

	
   

  	
  MASTER
  LANDLORD:

  
	
   

  	
   

  
	
   

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

  limited liability company

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Name:

  	
  Marshall Findly

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Title:

  	
  VP

  	
   

  

 

13

 

EXHIBIT A
OUTLINE AND LOCATION OF SUBLET PREMISES

 

A-1Exhibit 10.3

 

LEASE

 

Between

 

One Wheeler Road Associates

 

and

 

Aspen Technology, Inc.

 

for 60,177 Square Feet at

 

200 Wheeler Road

 

Burlington, Massachusetts

 

 

INDEX

 

	
  REFERENCE DATA

  	
  1

  
	
   

  	
   

  
	
  1.1

  	
  Subjects Referred To:

  	
  1

  
	
  1.2

  	
  Exhibits

  	
  4

  
	
   

  	
   

  	
   

  
	
  ARTICLE II PREMISES AND TERM

  	
  5

  
	
   

  	
   

  
	
  2.1

  	
  Premises

  	
  5

  
	
  2.2

  	
  Term

  	
  6

  
	
   

  	
   

  	
   

  
	
  ARTICLE III CONSTRUCTION

  	
  6

  
	
   

  	
   

  
	
  3.1

  	
  Initial Construction

  	
  6

  
	
  3.2

  	
  Preparation Of Premises For Occupancy

  	
  9

  
	
  3.3

  	
  General Provisions Applicable To Construction

  	
  10

  
	
  3.4

  	
  Representatives

  	
  11

  
	
  3.5

  	
  Force Majeure

  	
  11

  
	
  3.6

  	
  Arbitration By Architects

  	
  12

  
	
  3.7

  	
  Warranty Of Landlord’s Work

  	
  12

  
	
   

  	
   

  	
   

  
	
  ARTICLE IV RENT

  	
  12

  
	
   

  	
   

  
	
  4.1

  	
  Rent

  	
  12

  
	
  4.2

  	
  Operating Cost Escalation

  	
  13

  
	
  4.3

  	
  Payments

  	
  19

  
	
   

  	
   

  	
   

  
	
  ARTICLE V LANDLORD’S COVENANTS

  	
  19

  
	
   

  	
   

  
	
  5.1

  	
  Landlord’s Covenants During The Term

  	
  19

  
	
   

  	
  5.1.1

  	
  Building Services

  	
  19

  
	
   

  	
  5.1.2

  	
  Additional Building Services

  	
  19

  
	
   

  	
  5.1.3

  	
  Repairs

  	
  19

  
	
   

  	
  5.1.4

  	
  Quiet Enjoyment

  	
  20

  
	
   

  	
  5.1.5

  	
  Landlord’s Compliance With Laws

  	
  20

  
	
   

  	
  5.1.6

  	
  Landlord’s Insurance

  	
  21

  
	
   

  	
  5.1.7

  	
  Landlord’s Indemnity

  	
  21

  
	
   

  	
  5.1.8

  	
  Hazardous Materials

  	
  22

  
	
   

  	
  5.1.9

  	
  Tenant’s Costs

  	
  22

  
	
   

  	
  5.1.10

  	
  Building Operations

  	
  23

  
	
   

  	
  5.1.11

  	
  Tenant’s Trade Fixtures

  	
  23

  
	
  5.2

  	
  Interruptions

  	
  23

  
	
   

  	
   

  	
   

  
	
  ARTICLE VI TENANT’S COVENANTS

  	
  24

  
	
   

  	
   

  
	
  6.1

  	
  Tenants Covenants During The Term

  	
  24

  
	
   

  	
  6.1.1

  	
      Tenant’s Payments

  	
  24

  
					

 

i

 

	
   

  	
  6.1.2

  	
  Repairs and Yielding Up

  	
  24

  
	
   

  	
  6.1.3

  	
  Occupancy and Use

  	
  25

  
	
   

  	
  6.1.4

  	
  Rules and Regulations

  	
  25

  
	
   

  	
  6.1.5

  	
  Compliance with Laws and Safety Appliances

  	
  25

  
	
   

  	
  6.1.6

  	
  Assignment and Subletting

  	
  26

  
	
   

  	
  6.1.7

  	
  Indemnity

  	
  28

  
	
   

  	
  6.1.8

  	
  Tenant’s Liability Insurance

  	
  29

  
	
   

  	
  6.1.9

  	
  Tenant’s Workmen’s Compensation Insurance

  	
  29

  
	
   

  	
  6.1.10

  	
  Landlord’s Right of Entry

  	
  29

  
	
   

  	
  6.1.11

  	
  Loading

  	
  29

  
	
   

  	
  6.1.12

  	
  Landlord’s Costs

  	
  30

  
	
   

  	
  6.1.13

  	
  Tenant’s Property

  	
  30

  
	
   

  	
  6.1.14

  	
  Labor or Materialmen’s Liens

  	
  30

  
	
   

  	
  6.1.15

  	
  Changes or Additions

  	
  30

  
	
   

  	
  6.1.16

  	
  Holdover

  	
  32

  
	
   

  	
  6.1.17

  	
  Hazardous Materials

  	
  32

  
	
   

  	
  6.1.18

  	
  Signs and Advertising

  	
  33

  
	
   

  	
  6.1.19

  	
  Tenant’s Authority

  	
  33

  
	
   

  	
  6.1.20

  	
  Confidentiality

  	
  33

  
	
   

  	
   

  	
   

  	
   

  
	
  ARTICLE VII CASUALTY AND TAKING

  	
  34

  
	
   

  	
   

  
	
  7.1

  	
  Casualty And Taking

  	
  34

  
	
  7.2

  	
  Reservation Of Award

  	
  36

  
	
  7.3

  	
  Additional Casualty Provisions

  	
  37

  
	
   

  	
   

  	
   

  
	
  ARTICLE VIII RIGHTS OF MORTGAGE

  	
  37

  
	
   

  	
   

  
	
  8.1

  	
  Priority Of Lease

  	
  37

  
	
  8.2

  	
  Limitation On Mortgagee’s Liability

  	
  38

  
	
  8.3

  	
  Mortgagee’s Election

  	
  38

  
	
  8.4

  	
  No Prepayment Or Modification, Etc.

  	
  38

  
	
  8.5

  	
  No Release Or Termination

  	
  39

  
	
  8.6

  	
  Continuing Offer

  	
  39

  
	
  8.7

  	
  Submittal Of Financial Statement

  	
  39

  
	
   

  	
   

  	
   

  
	
  ARTICLE IX DEFAULT

  	
  39

  
	
   

  	
   

  
	
  9.1

  	
  Events Of Default By Tenant

  	
  39

  
	
  9.2

  	
  Tenant’s Obligations After Termination

  	
  40

  
	
   

  	
   

  	
   

  
	
  ARTICLE X MISCELLANEOUS

  	
  41

  
	
   

  	
   

  
	
  10.1

  	
  Titles

  	
  41

  
	
  10.2

  	
  Notice Of Lease

  	
  42

  
	
  10.3

  	
  Notices From One Party To The Other

  	
  42

  
	
  10.4

  	
  Bind And Insure

  	
  42

  
	
  10.5

  	
  No Surrender

  	
  42

  

 

ii

 

	
  10.6

  	
  No Waiver, Etc.

  	
  42

  
	
  10.7

  	
  No Accord And Satisfaction

  	
  43

  
	
  10.8

  	
  Cumulative Remedies

  	
  43

  
	
  10.9

  	
  Partial Invalidity

  	
  43

  
	
  10.10

  	
  Landlord’s Right To Cure

  	
  43

  
	
  10.11

  	
  Estoppel Certificate

  	
  44

  
	
  10.12

  	
  Waiver Of Subrogation

  	
  44

  
	
  10.13

  	
  Brokerage

  	
  44

  
	
  10.14

  	
  Parking

  	
  45

  
	
  10.15

  	
  400 And 600 Wheeler Road

  	
  45

  
	
  10.16

  	
  Access

  	
  45

  
	
  10.17

  	
  Entire Agreement

  	
  45

  
	
  10.18

  	
  Governing Law

  	
  45

  
	
  10.19

  	
  Additional Representations

  	
  45

  
	
  10.20

  	
  Covenants Independent

  	
  46

  
	
  10.21

  	
  Rooftop Communication Equipment

  	
  46

  
	
  10.22

  	
  Reduction Of Premises

  	
  47

  
	
  10.23

  	
  5th And 6th Floor Premises

  	
  48

  

 

iii

 

Date of Lease
Execution: May           ,
2007

 

REFERENCE DATA

 

1.1           SUBJECTS REFERRED TO:

 

Each reference
in this Lease to any of the following subjects shall incorporate the data
stated for that subject in this Section 1.1.

 

	
  LANDLORD:

  	
   

  	
  One Wheeler Road Associates, a Massachusetts limited partnership

  
	
   

  	
   

  	
   

  
	
  MANAGING AGENT:

  	
   

  	
  The Gutierrez Company

  
	
   

  	
   

  	
   

  
	
  LANDLORD’S AND MANAGING 

  AGENT’S ADDRESS:

  	
   

  	
  

  Burlington Office Park

  One Wall Street

  Burlington, MA 01803

  
	
   

  	
   

  	
   

  
	
  LANDLORD’S REPRESENTATIVE:

  	
   

  	
  John A. Cataldo

  
	
   

  	
   

  	
   

  
	
  LANDLORD’S CONSTRUCTION REPRESENTATIVES:

  	
   

  	
  Arthur J. Gutierrez, Jr., Douglas L. Fainelli or Dennis G.
  Bailey

  
	
   

  	
   

  	
   

  
	
  TENANT:

  	
   

  	
  Aspen Technology, Inc., a Delaware corporation

  
	
   

  	
   

  	
   

  
	
  TENANT’S ADDRESS (FOR NOTICE & BILLING) prior to the Term
  Commencement Date:

  	
   

  	
  

  Irwin Weiss, Chief Information Officer

  Aspen Technology, Inc.

  10 Canal Park

  Cambridge, MA 02141

  
	
   

  	
   

  	
   

  
	
  TENANT’S ADDRESS (FOR NOTICE & BILLING) after the Term
  Commencement Date:

  	
   

  	
  
 200 Wheeler Road

  Burlington, MA 01803

  
	
   

  	
   

  	
   

  
	
  TENANT’S REPRESENTATIVE:

  	
   

  	
  Michael G. Morris, Managing Director

  Newmark Knight Frank

  125 Park Avenue

  New York, NY 10017

  Direct Tel: (212) 372-2260

  Fax: (212) 372-2405

  Email: mmoris@newmarkkf.com

  

 

 

	
  TENANT’S CONSTRUCTION 

  REPRESENTATIVE(S):

  	
   

  	
  Tracey A. Williams, Project Director

  Fox Relocation Management Corp.

  76 Dorrance Street, Suite 300

  Providence, RI 02903

  Office: (401) 273-7967

  Mobile: (401) 447-1698 

  Email: (twilliams@foxcorp.com)

  
	
   

  	
   

  	
   

  
	
  GUARANTOR:

  	
   

  	
  Not Applicable.

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  BUILDING:

  	
   

  	
  Six (6) story building consisting of 250,428 rentable square
  feet located at 200 Wheeler Road, Burlington, Massachusetts, upon the lot
  identified on Exhibit A of Exhibit I attached hereto (the “Lot”).

  
	
   

  	
   

  	
   

  
	
  RENTABLE FLOOR AREA OF 

  TENANT’S SPACE:

  	
   

  	
  31,174 rentable square feet on the sixth floor (“Phase 1”) and 18,947
  rentable square feet on the fifth (5th) floor (“Phase 2”) and 10,056 rentable
  square feet on the fifth (5th) floor (“Phase 3”), for a total of 60,177
  rentable square feet, as further described in Exhibit A, located on
  floors five (5) and six (6) of the Building, as the same may be
  expanded pursuant to Exhibit C, or reduced pursuant to
  Section 10.22 hereof. All tenant spaces within the Building are measured
  uniformly.

  
	
   

  	
   

  	
   

  
	
  TOTAL RENTABLE FLOOR AREA OF 

  THE BUILDING:

  	
   

  	
  

  250,428 rentable square feet.

  
	
   

  	
   

  	
   

  
	
  SCHEDULED TERM COMMENCEMENT DATE:

  	
   

  	
  Phase 1 - September 1, 2007

  Phase 2 - October 1, 2007

  Phase 3 - January 1, 2008*

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (*Landlord shall notify Tenant by June 1,2007 if Phase 3 is
  available by October 1, 2007, in which event the Scheduled Term
  Commencement Date for Phase 2 and Phase 3 shall be October 1,2007)

  
	
   

  	
   

  	
   

  
	
  OUTSIDE DELIVERY DATE:

  	
   

  	
  Per Section 3.2

  
	
   

  	
   

  	
   

  
	
  TERM EXPIRATION DATE:

  	
   

  	
  Seven (7) years and four (4) months following the Term
  Commencement Date for Phase 3 (as herein determined pursuant to
  Section 2.2), subject to extension in accordance with Exhibit F.

  

 

2

 

	
  TERM:

  	
   

  	
  That period from the Commencement Date of the Phase 1 Premises to
  seven (7) years and four (4) months following the Commencement Date
  for the Phase 3 Premises, subject to extension in accordance with
  Exhibit F.

  
	
   

  	
   

  	
   

  
	
  FIXED RENT:

  	
   

  	
  Year l:

  	
  $l,353,982.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $112,831.88/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $22.50/RSF Gross*

  	
   

  	
   

  
	
   

  	
   

  	
  Year 2:

  	
  $l,414,159.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $117,846.63/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $23.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
  Year 3:

  	
  $l,474,336.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $122,861.3 8/Month:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $24.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
  Year 4:

  	
  $l,534,513.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $127,876.13/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $25.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
  Year 5:

  	
  $l,594,690.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $132,890.88/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $26.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
  Year 6:

  	
  $l,654,867.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $137,905.63/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $27.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
  Year 7**:

  	
  $l,715,044.50/Year;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $142,920.38/Month;

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  $28.50/RSF Gross

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  *Year 1 Fixed Rent shall apply from the Phase 1 Commencement Date
  through the first anniversary of the Phase 3 Commencement Date and all Fixed
  Rent shall be based on the Rentable Square Feet for which the Lease has
  commenced.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  **to Term Expiration Date

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  BASE YEAR OPERATING COSTS AND/OR REAL ESTATE TAXES:

  	
   

  	
  

  Calendar 2008 actual operating expenses and real estate taxes
  (adjusted for 95% occupancy)

  
	
   

  	
   

  	
   

  
	
  COST OF ELECTRICAL SERVICE TO TENANT’S SPACE (EXCLUDED FROM FIXED
  RENT):

  	
   

  	
  

  The cost of electric service therefor shall be paid for by Tenant
  pursuant to Exhibit D, Paragraph IX.

  

 

3

 

	
  FIRST FISCAL YEAR FOR TENANT PAYING OPERATING COST ESCALATION:

  	
   

  	
  

  Year ending December 31, 2009

  
	
   

  	
   

  	
   

  
	
  SECURITY DEPOSIT:

  	
   

  	
  None

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  PERMITTED USES:

  	
   

  	
  General office and such other lawful uses that are ancillary and
  accessory thereto.

  
	
   

  	
   

  	
   

  
	
  REAL ESTATE BROKER:

  	
   

  	
  Newmark, Knight & Frank Cushman & Wakefield of
  Massachusetts, Inc.

  
	
   

  	
   

  	
   

  
	
  PUBLIC LIABILITY INSURANCE:

  	
   

  	
  BODILY INJURY AND PROPERTY DAMAGE

  
	
  EACH OCCURRENCE

  	
   

  	
  $5,000,000.00

  
	
  AGGREGATE

  	
   

  	
  $5,000,000.00

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  SPECIAL PROVISIONS:

  	
   

  	
  Rent Abatement

  	
   

  	
  Per Section 4.1

  
	
   

  	
   

  	
  Reduction of Premises:

  	
   

  	
  Per Section 10.22

  
	
   

  	
   

  	
  Right of First Refusal and Option to Rent:

  	
   

  	
  Per Exhibit C

  
	
   

  	
   

  	
  Option to Extend:

  	
   

  	
  Per Exhibit F

  
	
   

  	
   

  	
  Market Rent:

  	
   

  	
  Per Exhibit H

  
	
   

  	
   

  	
  Allowance:

  	
   

  	
  Per Exhibit M

  
	
   

  	
   

  	
  Swing Space:

  	
   

  	
  Per Exhibit N

  
							

 

1.2           EXHIBITS

 

The Exhibits
listed below in this Section are incorporated in this Lease by reference
and are to be construed as part of this Lease:

 

	
  EXHIBIT A

  	
   

  	
  Plans Showing Tenant’s Space, the Lot and the Park (including the
  Building Parking Area)

  
	
  EXHIBIT B

  	
   

  	
  Preliminary Tenant Improvement Plans and Specifications (if
  available)

  
	
  EXHIBIT C

  	
   

  	
  Right of First Refusal and Option to Rent - 5 and 6th Floors

  
	
  EXHIBIT C-l

  	
   

  	
  Plan Showing ROFR Space

  
	
  EXHIBIT D

  	
   

  	
  Landlord’s Services

  
	
  EXHIBIT E

  	
   

  	
  Rules and Regulations

  
	
  EXHIBIT F

  	
   

  	
  Option to Extend

  
	
  EXHIBIT G

  	
   

  	
  Tenant Estoppel Certificate

  
	
  EXHIBIT H

  	
   

  	
  Definition of Market Rent

  
	
  EXHIBIT I

  	
   

  	
  Form of Notice of Lease

  
	
  EXHIBIT J

  	
   

  	
  Subordination, Non-Disturbance and Attornment Agreement

  
	
  EXHIBIT K

  	
   

  	
  Example of Abatement (Section 4.1)

  
	
  EXHIBIT L

  	
   

  	
  Schedule of Milestone Dates

  
	
  EXHIBIT M

  	
   

  	
  Allowance

  
	
  EXHIBIT N

  	
   

  	
  Swing Space

  
	
  EXHIBIT O

  	
   

  	
  Termination Payment Schedule

  

 

4

 

ARTICLE II

PREMISES AND TERM

 

2.1           PREMISES

 

Subject to and
with the benefit of the provisions of this Lease, Landlord hereby leases to
Tenant and Tenant leases from Landlord, the Rentable Floor Area of Tenant’s
Space in the Building (hereinafter, the “Tenant’s Space”), together with the
appurtenances described below and in Section 10.14 of this Lease.  Tenant’s Space, as the same may be expanded
in accordance with Exhibit C or reduced in accordance with Section 10.22,
together with such appurtenances, is hereinafter collectively referred to as “the
Premises”.

 

Tenant shall
have, as appurtenant to the Premises, the right to use, in common with other
tenants of the Building, the area shown as “Building Parking Area” on the plan
attached hereto as part of Exhibit A, all subject to and as further
provided in Section 10.14 hereof.

 

Tenant shall
have, as appurtenant to the Premises, the right to use in common with others
entitled thereto (including, but not limited to, other tenants of the
Building), subject to reasonable rules of general applicability to tenants
and owners of other lots in the park shown on the Plan of the Park attached
hereto as part of Exhibit A (the “Park”) from time to time made by
Landlord in accordance with Section 6.1.4 of which Tenant is given written
notice: (a) the common areas now or hereafter located in the Building or
at the Park (the “Common Areas”), including, without limitation, the duct
shafts, electrical and common risers, main electrical and furnace room,
restrooms, fitness center, cafeteria, elevator(s), atriums, loading dock,
dumpster and the Common Areas shown on the Plan of the Park attached hereto as Exhibit A,
as such Common Areas may be altered or modified by Landlord from time to time
during the Term hereof, it being understood and agreed that any alterations or
modifications materially affecting the Lot, or otherwise materially interfering
with Tenant’s use and operation of its business thereon, shall require Tenant’s
prior written approval, which such approval may not be unreasonably withheld or
delayed (unless there is a material interference with Tenant’s use and
operation of its business thereon, whereupon approval may be withheld in Tenant’s
sole direction); (b) all rights to access, all service areas, all loading
areas, drainage of surface water runoff, including, without limitation, storm
drainage systems and detention areas, (c) all grades, driveways, roadways,
sidewalks and footways, lighting systems and traffic flow patterns, (d) all
parking areas designated as common or visitors parking areas for use of the
entire Park, if any, (e) all rights appurtenant to the Lot created in or conveyed
by the deed to Landlord, if any, (f) all means of access to and from the
Building to the Common Areas, including, without limitation, all sidewalks,
roads, driveways and the like, and (g) all utility lines, electricity,
water and sewage disposal.

 

Landlord
agrees to maintain continuous food service and a fitness center at the Building
during the entire Term.

 

Landlord
reserves the right from time to time, without unreasonable interference with
Tenant’s use, and subject to the preceding paragraph, to install, repair,
replace, use, maintain and relocate for service to the Premises and to other
parts of the Building or either, building service fixtures and equipment
wherever located in the Building, provided that: (a) any substitutions are

 

5

 

equivalent or better quality and capacity and (b) such fixtures
and equipment are placed above Tenant’s ceilings, behind its walls and below
its flooring.  In connection therewith,
Landlord agrees to provide Tenant with prior reasonable notice before any such
entry into the Premises and to repair any and all damage resulting therefrom,
restoring the Premises to the substantially similar condition it was in prior
to any such entry.

 

2.2           TERM

 

To have and to
hold for a period (the “Term”) commencing on the date that the Premises
(specifically the particular Phase as set forth in Section 1.1) are deemed
ready for occupancy pursuant to Section 3.2 (which said date is at times
being hereafter referred to as the “Commencement Date” or “Term Commencement
Date”) and continuing until the Term Expiration Date, unless sooner terminated
as provided in Section 3.2 or 7.1 or in Article IX, or unless
extended pursuant to Exhibit F.

 

ARTICLE III

CONSTRUCTION

 

3.1           INITIAL CONSTRUCTION

 

Landlord shall
cause certain leasehold improvements to be substantially completed in
accordance with Tenant’s Plans (as hereinafter defined) on or before the
Scheduled Term Commencement Date (collectively, the “Landlord’s Work”).  All of the work shall be performed by
Landlord’s general contractor, Gutierrez Construction Co., Inc. (“GCCI”).  Attached hereto as Exhibit B are a
preliminary tenant improvement plans and specifications.

 

Tenant shall,
at Tenant’s sole cost and expense but subject to the Allowance (as hereinafter
defined), prepare and deliver to Landlord final construction plans and
associated specifications incorporating said preliminary plans and
specifications (collectively, the “Tenant’s Plans”) for the planned
improvements of the Premises (specifically including Phases 1, 2 and 3) by June 1,
2007.  Tenant may, at its election,
permit Landlord to review and provide input during the preparation of Tenant’s
Plans and may provide Landlord with preliminary plans and specifications as
they are made available to Tenant.  Upon
receipt, Landlord shall have five (5) business days to comment upon the
Tenant’s Plans and shall be deemed approved in the event that Landlord fails to
respond within such five (5) business day period.  Landlord and Tenant shall use good faith,
diligent efforts to agree on the Tenant’s Plans in a timely manner.

 

In reaching
such agreement, Landlord and Tenant shall each approve portions of Tenant’s
Plans that are acceptable and shall note their respective objections to the
portions that are unacceptable to each of them so as to enable Landlord to
continue construction and order materials in a timely manner.  In connection with Landlord’s review of the
Tenant’s Plans, or if Tenant fails to deliver Tenant’s Plans (or any
modifications thereto) by the date set forth above, Landlord may require by
prompt written notice to Tenant (i) modifications in Tenant’s Plans
(i.e.  if Tenant’s Plans are not
compatible with Building), and/or (ii) an adjustment in the Scheduled Term
Commencement Date (such adjustment to be determined by Landlord in its
reasonable judgment).  Landlord’s notice
to Tenant shall include reasonable detail describing the cause of the
adjustment and/or the extent of the incompatibility with reasonable
specificity.  Any such 

 

6

 

extension in time, whether mutually agreed to by Landlord and Tenant or
determined by their respective architects in the event of dispute pursuant to Section 3.6,
shall result in Tenant’s Plan Delay Days as hereinbefore determined.  In addition, Landlord will not approve Tenant’s
Plans which involve any construction, alterations or additions requiring
unusual expense to readapt the Premises to normal office use on the Term
Expiration Date, unless Tenant first gives assurances acceptable to Landlord
that such readaptation shall be made prior to such termination without expense
to Landlord.  All revisions and
modifications to the Tenant’s Plans shall be made promptly by Tenant and
revised sets of Tenant’s Plans shall be forthwith furnished to Landlord upon
Tenant’s receipt thereof, Landlord hereby agreeing to inform Tenant during the
plan approval process and, in any event, prior to the installation thereof, of
any such items that may require unusual expense to readapt the Premises as
aforesaid.  All revisions and
modifications to the Tenant’s Plans shall be made promptly by Tenant and
revised sets of Tenant’s Plans shall be forthwith furnished to Landlord upon
Tenant’s receipt thereof.  Landlord and
Tenant hereby further agree to acknowledge in writing when final approval by
Landlord and Tenant of Tenant’s Plans has occurred.  No changes or modifications to Tenant’s Plans
or Landlord’s Work being constructed by Landlord pursuant thereto shall be made
without Tenant’s consent, such consent not to be unreasonably withheld or
delayed by Tenant.

 

Landlord shall
have fifteen (15) days after final approval of Tenant’s Plans and Landlord’s
receipt of final and complete sets of approved Tenant’s Plans, which such final
approval has been acknowledged in writing by Landlord and Tenant as aforesaid,
to price the Cost of Landlord’s Work. 
GCCI shall competitively bid each major trade item (as reasonably
determined by Landlord) of Landlord’s Work with at least three qualified
subcontractors and Tenant shall be permitted to review such bids on an “open-book”
basis.  Tenant shall approve such pricing
within five (5) days of receipt of Landlord’s anticipated Cost (which will
include the contractor’s fee set forth below) of Landlord’s Work, whereupon
Landlord shall be released to commence the Landlord’s Work in accordance with
the terms and provisions of this Lease.

 

Landlord and
Tenant shall cooperate during the above time periods so that each party makes
the other aware of their progress with respect to the foregoing plans,
selections and pricing, as well as timing, availability or cost constraints of
Tenant’s selections or specifications and proposed alternates.

 

Landlord shall
cause the Premises to be completed in accordance with Tenant’s Plans.  After final approval of Tenant’s Plans by
Landlord and Tenant, the Tenant may request changes to Landlord’s Work (as
applicable) by altering, adding to, or deducting from Landlord’s Work as set
forth in the agreed form of Tenant’s Plans (each such requested change is
referred to herein as a “Change Order”). 
A Change Order requested by Tenant in Landlord’s Work may also
necessitate an adjustment in the Scheduled Term Commencement Date and may
result in Tenant Alteration Delay Days (as hereinafter defined), in accordance
with and subject to the terms and conditions set forth below.  Landlord shall notify Tenant in writing of
the cost of the Change Order (and effect on the Cost of Landlord’s Work) and if
such requested Change Order shall result in Tenant Alteration Delay Days, and
therefore an adjustment in the Outside Delivery Date.  Tenant shall have four (4) days to
accept such Change Order (and the resulting cost and timing changes as set
forth in Landlord’s notice) or to withdraw the requested Change Order.  Failure by Tenant to respond within four (4) days
shall be deemed a rejection of the Change Order, in addition, Landlord agrees
to provide Tenant, upon Tenant’s request, with sufficient 

 

7

 

itemization and back-up documentation to facilitate analysis and to
confirm the cost of any such changes in the Landlord’s Work initiated by
Tenant.  Tenant shall pay to Landlord an
amount equal to the actual Cost of Landlord’s Work (which Landlord anticipates
should not vary from the pricing previously provided and approved by Tenant),
plus any Change Orders less credits for any Landlord’s Work deleted, in excess
of the Allowance set forth in Exhibit M (hereinafter, the “Cost of
Landlord’s Work”).  Included in all Costs
shall be a contractor’s fee of six percent (6%).  The Cost of Landlord’s Work shall be fully
paid by Tenant (and/or credited against the Allowance) within fourteen (14)
days of receipt of an invoice, but after all of the Allowance has been
exhausted by Landlord, but in no event prior to the Commencement Date for the
applicable Phase.  Any work performed
during the thirty (30) days prior to the Commencement Date for the applicable
Phase or work on remaining punch list items which has not yet been initially
billed to Landlord by Landlord’s subcontractors shall be thereafter billed by
Landlord and paid by Tenant within fourteen (14) days of receipt of an invoice.

 

In the event
that Tenant requests a Change Order which would, due to materials or equipment
having long delivery times or due to resulting sequencing delays, and
notwithstanding Landlord’s diligent efforts, result in a delay in the Term
Commencement Date, then Tenant shall be deemed to have agreed that it will pay
Fixed Rent (as hereinafter provided in Section 4.1) and additional rent
hereunder for a number of days equal to the actual number of days (the “Tenant
Alteration Delay Days”) as certified by Landlord and its architect, and agreed
to by Tenant and Tenant’s architect, by which the Term Commencement Date would
be delayed by such alterations or additions, giving due consideration to
Landlord’s obligation to use diligent efforts to accelerate construction to
make up for lost time due to delays. 
Landlord agrees to promptly provide Tenant with written notice of such
determination, such notice to include reasonable detail describing the cause of
the delay and the number of Tenant Alteration Delay Days as certified by
Landlord and its architect.  Should
Tenant and Tenant’s Architect disagree with the calculation of Tenant
Alteration Delay Days as hereinabove determined, then such disagreement shall
be resolved pursuant to the provisions of Section 3.6 hereof.

 

All Tenant
improvements, changes and additions comprising the Landlord’s Work shall be
part of the Premises (and shall remain therein at the end of the Term), except
for Tenant’s business fixtures, equipment and personal property (which such
personal property shall include, without limitation, demountable partitions,
equipment and telephone or computer systems), all of which fixtures, equipment
and personal property shall remain the property of the Tenant and shall be
removed at the expiration of the Term; and such other items shall be removed or
left as the Landlord and Tenant agree in writing at the time of Landlord’s
approval of the plans and specifications therefor.  Tenant agrees to repair, at its sole cost and
expense, any damage to the Premises caused by any such removal by Tenant in
accordance with this paragraph.

 

Tenant
(including its contractors, agents or employees) shall have access to the
Premises, thirty (30) days prior to the Scheduled Term Commencement Date
applicable to each Phase of the Premises so as to prepare the Premises for
occupancy by Tenant (including for telephone/data, security and furniture
installations), provided that (i) Tenant’s contractors, agents or
employees work in a harmonious labor relationship with Landlord’s general
contractor; provided, however, Landlord consents to Tenant’s use of non-union
labor (ii) reasonable prior notice is given to Landlord specifying the
work to be done, and (iii) no work, as reasonably determined by Landlord,
shall be done or fixtures or equipment installed by Tenant in such 

 

8

 

manner as to materially interfere with the completion of the work being
done by or for Landlord in the Premises. 
During any such early access period, no Fixed Rent or additional rent or
other charges shall accrue or be payable, but otherwise the performance of any
such work by Tenant shall be subject to all the terms, covenants and conditions
contained in this Lease.

 

Attached
hereto as Exhibit L is a Schedule of milestone dates for the completion of
Landlord’s Work.  The parties hereby
agree, however, that such Schedule is for informational purposes only, and
Landlord’s failure to meet any of such dates shall not result in any penalty,
except or otherwise expressly provided for elsewhere in this Lease.

 

3.2           PREPARATION OF
PREMISES FOR OCCUPANCY

 

Landlord
agrees to use reasonable good faith efforts (which shall include working
continuously during normal working hours) to have the Premises ready for
occupancy on or before the Scheduled Term Commencement Date, which shall,
however, be extended for a period equal to that of any delays due to Force
Majeure (as hereinafter defined) and/or any Tenant Delay.  Landlord shall promptly notify Tenant of the
occurrence of any Force Majeure delay or Tenant Delay.  For purposes of this Lease, a “Tenant Delay” shall
mean any one of the following: (i) changes requested by Tenant to Tenant’s
Plans to the extent such changes actually delay the date on which the Premises
shall be deemed ready for occupancy (as defined below); (ii) Tenant’s
failure to provide the Tenant’s Plans to Landlord or in approving the Cost of
Landlord’s Work within the aforesaid time period; (iii) a written request
by Tenant to stop work, (iv) the specification of any materials or
equipment comprising the Landlord’s Work with lead times that, given the Tenant’s
Plans submission deadline (i.e.  June 1,
2007), make it unreasonable for Landlord to substantially complete Landlord’s
Work by the Scheduled Term Commencement Date; (v) Tenant Plan Delay Days,
or (vi) Tenant Alteration Delay Days.

 

For each Phase
of the Premises, Landlord agrees to provide Tenant with at least one week prior
written notice of when Landlord anticipates that the Landlord’s Work shall be
completed for the particular Phase.  The
Premises shall be deemed ready for occupancy with respect to a particular Phase
of the Premises as outlined in Section 1.1 hereof on the earlier of:

 

(a)           the date on which
Tenant occupies any or all of the Premises (specifically the applicable Phase)
for its operations for the regular conduct of its business (which shall not be
deemed to have occurred by virtue of Tenant’s installation or testing of
computers, equipment, furniture, or other personal property); or

 

(b)           the date on which all
of the following have occurred: (i) the Landlord’s Work (with respect to a
particular Phase) is substantially completed in compliance with Tenant’s Plans
as certified by Landlord’s contractor and architect, except for punch list
items which do not interfere with Tenant’s use of the Premises (specifically
the applicable Phase) for its operations, and Landlord has obtained a
Certificate of Occupancy (temporary [if the condition causing the same to be
temporary is related to installation or other acts required of Tenant] or
final) for the Premises (specifically the applicable Phase) and has provided
Tenant with a copy thereof; provided, however, that if Landlord is unable to
substantially complete construction by the Scheduled Term Commencement Date due
to any 

 

9

 

Tenant Delay, then the Premises (specifically
the applicable Phase) shall be deemed substantially completed on the date the
Premises (specifically the applicable Phase) would have been completed, but for
a Tenant Delay, subject to Tenant’s right to dispute the same as hereinafter
provided; (ii) Landlord has delivered legal possession of the Premises and
the Landlord’s Work to Tenant, with the Building, Premises (specifically the
applicable Phase) and exterior areas in good operating condition and free and
clear of debris and ready for Tenant’s use and occupancy; and (iii) Landlord
has obtained all approvals and permits from the appropriate governmental
authorities required for the legal occupancy of the Premises (specifically the
applicable Phase) and the Landlord’s Work.

 

If the
Premises (specifically the applicable Phase) are not completed on or before the
Outside Delivery Date (as defined below) for whatever reason, Tenant may (i) cancel
this Lease (specifically with respect to the applicable Phase only) at any time
thereafter while the Premises (specifically the applicable Phase) are not
deemed ready for occupancy by giving notice to Landlord of such cancellation
which shall be effective ten (10) days after such notice, unless within
such ten (10) day period Landlord delivers the Premises (specifically the
applicable Phase) ready for occupancy, in which event such notice of
cancellation shall be rendered null and void and of no further force or effect,
(ii) enforce Landlord’s covenants to construct the Premises (specifically
the applicable Phase) in accordance with the terms of this Lease.  In the event the Premises (specifically the
applicable Phase) are not ready for occupancy on or before the Outside Delivery
Date and the parties mutually agree on a revised schedule for Landlord to
substantially complete Landlord’s Work by a revised Outside Delivery Date, then
Tenant shall also have the right to terminate this Lease if Landlord fails to
substantially complete the Premises (specifically the applicable Phase) within
such additional period of time, or (iii) receive an abatement of Fixed
Rent (in addition to the abatement set forth in Section 4.1) following
commencement of rental obligations hereunder equal to one hundred percent
(100%) of the daily Fixed Rent for each day that the Landlord’s Work is not
substantially completed beyond the Outside Delivery Date (with respect to a
particular Phase, as applicable).

 

For purposes
hereof, the “Outside Delivery Date” shall be deemed to refer to that certain
date which is ninety (90) days following the Scheduled Term Commencement Date
(with respect to a particular Phase as outlined in Section 1.1 hereof), as
such date may be extended for a period equal to that of (i) any Force
Majeure delay, or (ii) the number of days of any Tenant Delay.

 

Landlord and
Tenant agree to resolve any disputes under this Article III pursuant to
the provisions of Article 3.6 hereof, unless the parties agree otherwise.

 

3.3           GENERAL PROVISIONS
APPLICABLE TO CONSTRUCTION

 

All
construction work required or permitted by this Lease, whether by Landlord or
by Tenant (or their respective subcontractors), shall be done in a good and
workmanlike manner and in compliance with all applicable laws and all
ordinances, regulations and orders of governmental authority and insurers of
the Building.  Either party may inspect
the work of the other at reasonable times and shall promptly give notice of
observed defects.  Notice of said defects
shall be in writing and shall be rectified by Landlord or Tenant, as the case
may be, within thirty (30) days of the original date of notice.  Failure to provide notice hereunder shall 

 

10

 

not be the basis for any liability or for injury or damage caused by
such defect of or waiver of right to cause any defect to be corrected.

 

3.4           REPRESENTATIVES

 

Landlord
hereby acknowledges and agrees that only the Tenant’s Construction
Representatives, as defined in Section 1.1, or any successors to either of
them holding the same title or any other person delegated the authority from
either of them in writing, have the authority to act on Tenant’s behalf and
represent Tenant’s interest with respect to all matters requiring Tenant’s
action in this Article.  No consent,
authorization or other action by Tenant with respect to matters set forth in
this Article shall bind Tenant unless in writing and signed by one of the
aforementioned persons.  Landlord hereby
expressly recognizes and agrees that no other person claiming to act on behalf
of Tenant is authorized to do so.  If
Landlord complies with any request or direction presented to it by anyone
claiming to act on behalf of Tenant who does not have the title and position
mentioned above, such compliance shall be at Landlord’s sole risk and
responsibility and shall not in any way alter or diminish the obligations and
requirements created and imposed by this Article, and Tenant shall have the
right to enforce compliance with this Article without suffering any waiver
or abrogation of any of its rights hereunder.

 

Tenant hereby
acknowledges and agrees that only the Landlord’s Construction Representatives,
as defined Section 1.1 hereof, or any successors to either of them holding
the same title or any other person delegated the authority from either of them
in writing, have the authority to act on Landlord’s behalf and represent
Landlord’s interests with respect to all matters requiring Landlord’s action in
this Article.  No consent, authorization
or other action by Landlord with respect to matters set forth in this Article shall
bind Landlord unless in writing and signed by one of the aforementioned
persons.  Tenant hereby expressly
recognizes and agrees that no other person claiming to act on behalf of
Landlord is authorized to do so.  If
Tenant complies with any request or direction presented to it by anyone
claiming to act on behalf of Landlord who does not have the title and position
mentioned above, such compliance shall be at Tenant’s sole risk and
responsibility and shall not in any way alter or diminish the obligations and
requirements created and imposed by this Article, and Landlord shall have the
right to enforce compliance with this Article without suffering any waiver
or abrogation of any of its rights hereunder.

 

3.5           FORCE MAJEURE

 

As used in
this Article and elsewhere in the Lease, “Force Majeure” shall mean a time
extension equal to that of any delays when the party required to perform the
respective obligation is prevented from doing so, despite the exercise of
reasonable diligence, and such delay is caused by: (i) Acts of God not
reasonably anticipatable, (ii) changes in government regulations, (iii) casualty,
(iv) strike or other such labor difficulties not caused or exacerbated by
either party or its general contractor, (v) unusual weather conditions not
reasonably anticipatable, (vi) unusual scarcity of or inability to obtain
supplies, parts or employees to furnish such services unrelated to the
negligence or fault of such party, or (vii) other acts reasonably beyond
such party’s control, but in no event shall the term include economic or
financing difficulties, or other acts or omissions or defaults by GCCI and/or
its subcontractors.  In the event that a
Force Majeure event occurs or is reasonably anticipatable by Landlord, then
Landlord agrees to consult with Tenant to 

 

11

 

discuss alternatives.  Landlord
and Tenant agree to provide written notice to the other promptly upon the
occurrence of any Force Majeure event.

 

3.6           ARBITRATION BY
ARCHITECTS

 

Whenever there
is a disagreement between the parties with respect to construction by Landlord
of Landlord’s Work, and such disagreement is not resolved by the parties within
a period of twenty (20) days, each party acting reasonably and in good faith,
then such disagreement shall be definitively determined by the following
procedure: Each of Landlord and Tenant shall appoint one (1) independent
architect, no later than seven (7) days after the expiration of the twenty
(20) day period, such two (2) architects will then (within five (5) days
of their appointment) appoint a third independent architect licensed in the
Commonwealth of Massachusetts with not less than ten (10) years
experience.  Each architect shall render
a decision to Landlord, Tenant and the other architects within ten (10) days
of their appointment regarding the matter in dispute.  In case of any dispute with respect to dollar
amounts or lengths of time or dates, the dollar amount or length of time or
date shall be the average of the two closest determinations by the three (3) architects,
with the determination of the architect which was not closest to another
architects’ determination excluded from such calculation.  In case of any dispute not involving dollar
amounts or lengths of time or dates (i.e. 
the approval of plans) the determination by at least two (2) of the
three (3) architects shall be required in order to resolve the matter in
dispute.  Landlord and Tenant shall each
bear the cost of the architect selected by them respectively and shall share
equally the cost of the third architect. 
During such arbitration period, the parties agree to cooperate with one
another so as to proceed with construction and with their respective
obligations hereunder in a timely manner. 
Each architect appointed shall be provided a copy of this section of the
Lease and agrees to be bound by the same. 
Each determination under this Section 3.6 shall be binding upon
Landlord and Tenant.

 

3.7           WARRANTY OF LANDLORD’S
WORK

 

For good and
valuable consideration, Landlord hereby warrants and guarantees, at no extra
cost to Tenant, that the Landlord’s Work shall be free from defects in
workmanship and materials ( “Landlord’s Work Guaranty”).  Without limiting the generality of the
foregoing, Landlord agrees to repair, at its sole cost and expense any defects
in Landlord’s Work promptly after receipt of notice therefrom from Tenant,
provided that such notice from Tenant is received by Landlord within a period
of one (1) year after the Term Commencement Date, in connection therewith,
Tenant shall notify Landlord promptly after it becomes aware of any such
defects.  Any repairs or replacements or
alterations to Landlord’s Work after said initial one (1) year period
shall be chargeable to Tenant in accordance with and subject to the provisions
of Section 4.2 hereof.

 

ARTICLE IV

RENT

 

4.1           RENT

 

Tenant agrees
to pay, without any offset, adjustment, abatement, or reduction, except as
expressly set forth herein, Fixed Rent equal to the Fixed Rent set forth in Section 1.1
in equal 

 

12

 

installments in advance on the first day of each calendar month
included in the Term; and prorated for any portion of a calendar month
occurring at the beginning or end of the Term, at the rate payable for such
portion in advance.  The term “Rent”
shall at all times be used herein to mean Fixed Rent plus additional rent
payable under this Lease (including without limitation Section 4.2
hereof).  Notwithstanding the foregoing,
the Rent due hereunder shall be adjusted pro rata based on the square footage
within a particular Phase outlined in Section 1.1 hereof and ready for
occupancy until the entire Premises has been deemed ready for occupancy
pursuant to Section 3.2 hereof.

 

Notwithstanding
the foregoing, Landlord and Tenant agree that so long as there is not then an
uncured, continuing material Event of Default hereunder, Landlord shall abate
the monthly Fixed Rent applicable to each Phase from and after the Term
Commencement Date for each Phase through the date which is four (4) months
thereafter.  If Tenant at any time during
such period defaults under this Lease beyond any applicable notice and cure
periods, Tenant shall immediately pay to Landlord all sums previously abated
hereunder and such abatement shall automatically cease.  As aforesaid, such abatements shall be
applied on a pro rata basis as the Premises (specifically the Fixed Rents) are
phased-in.  (See Exhibit K for an
example)

 

4.2           OPERATING COST
ESCALATION

 

With respect
to the First Fiscal Year for Tenant’s Paying Operating Cost Escalation or Real
Estate Tax Escalation, or fraction thereof, and any Fiscal Year or fraction
thereafter during the Term, Tenant shall pay to Landlord, as additional rent,
Operating Cost Escalation (as defined below), if any, on or before the
thirtieth (30th) day following receipt by Tenant of Landlord’s Statement (as
defined below).  As soon as practicable
after the end of each Fiscal Year ending during the Term and after Lease
termination, Landlord shall render a statement (“Landlord’s Statement”) in
reasonable detail and according to Generally Accepted Accounting Principles (“GAAP”),
consistently applied, certified by Landlord, and showing for the preceding
Fiscal Year or fraction thereof, as the case may be, “Landlord’s Operating
Costs,”

 

EXCLUDING the
interest and amortization on mortgages for the Building and Lot or leasehold
interests therein and the cost of special services rendered to tenants
(including Tenant) versus tenants in general,

 

BUT INCLUDING,
without limitation: real estate taxes on the Building, the Lot and the Common
Areas of the Park, installments and interest on assessments for public
betterments or public improvements, with respect to any Fiscal Year or fraction
of a Fiscal Year; premiums for insurance required to be maintained by Landlord
pursuant to this Lease; compensation and all fringe benefits, workmen’s
compensation, insurance premiums and payroll taxes paid by Landlord to, for or
with respect to all persons engaged in the operating, maintaining, or cleaning
of the Building and Lot; water, sewer, gas, telephone and the electricity to
operate the base building heating, ventilating, air conditioning systems,
elevators and parking lot lighting, and other utility charges not billed
directly to tenants by Landlord or the utility companies (the cost for the
electricity consumed by the tenant for interior lighting, plugs, equipment,
supplemental air conditioning and fixtures shall be billed monthly to Tenant by
Landlord as set forth in Paragraph IX of Exhibit D); costs of building and
cleaning supplies and equipment (including rental); cost of maintenance,
cleaning and repairs; cost of snow plowing or removal, or both, and 

 

13

 

care of landscaping; payments to independent contractors under service
contracts for cleaning, operating, managing, maintaining and repairing the
Building and Lot (which payments may be to affiliates of Landlord provided the
same are at reasonable rates consistent with similar contracts with
unaffiliated third parties); the Building’s pro rata share of the cost of
operating, managing, maintaining and repairing the Common Areas of the Park
(such as, but not limited to, snow plowing, sanding, sand removal, lot
sweeping, landscaping, common area and street lighting, and management); and
all other reasonable and necessary expenses paid in connection with the
operation, cleaning, maintenance, management and repair of the Building and
Lot, or either, and properly chargeable against income, it being agreed that if
Landlord installs a new or replacement capital item for the purpose of reducing
Landlord’s Operating Costs (including without limitation the replacement of an
unrepairable items) or as required by governmental regulation or laws, the
costs thereof as reasonably amortized over the useful life in years of the
capital item so installed in accordance with GAAP, consistently applied, with
legal interest (not to exceed the Prime Rate published in the Wall Street
Journal plus two percent (2%) on the unamortized amounts, shall be included in
Landlord’s Operating Costs.  Landlord
agrees that all of such services to be included in Landlord’s Operating Costs
shall be obtained by Landlord at commercially reasonable, competitive market
rates consistent with the operation and management of comparable “Class A”
office buildings in the suburban Boston area.

 

Notwithstanding
anything to the contrary contained herein, in no event shall Landlord’s
Operating Costs include (nor shall Tenant have any obligation to pay any
Operating Cost Escalation on account of) the following:

 

(a)           Costs, expenses and
fees relating to solicitation of, advertising and promotion for and entering
into leases and other occupancy arrangements for space in the Park, including
but not limited to legal fees, space planners’ fees, real estate brokers’
leasing commissions and advertising expenses, entertaining expenses, dining
expenses, any costs relating to tenant or vendor relation programs, including
flowers, gifts, luncheons, parties and other social events, but excluding any
life safety information programs.

 

(b)           Costs of defending any
lawsuits with any mortgagee (except as the actions of Tenant may be in issue),
costs of selling, syndicating, financing, mortgaging or hypothecating any of
Landlord’s interest in the Park (or any part thereof), costs of any disputes
between Landlord and its employees, disputes of Landlord with building
management, or outside fees paid in connection with disputes with other tenants
or adjacent property owners.

 

(c)           Costs of correcting
defects in the Building or the Building equipment or replacing defective
equipment solely to the extent such costs relate to items covered by warranties
of manufacturers, suppliers or contractors or are otherwise borne by parties
other than Landlord and for which Landlord receives reimbursement after having
used good faith and diligent efforts to collect.

 

(d)           Costs of installations
paid by or constructed for specific tenants or other occupants.

 

14

 

(e)           Interest, points, other
finance charges and principal payments on mortgages, and other costs of
indebtedness, if any.

 

(f)            All amounts which are
specifically charged to or otherwise paid by any other tenant or other occupant
of the Building or the Park, or for items, benefits or services which Landlord
provides selectively to one or more tenants (other than Tenant) without
reimbursement.

 

(g)           Any bad debt loss, rent
loss or reserves for bad debts or rent loss, or any reserves of any kind.

 

(h)           Amounts, if any, paid
as ground rental by Landlord,

 

(i)            Expenses related to
third-party landlord-tenant disputes.

 

(j)            All costs of a capital
nature, except as those relating to reducing Landlord’s Operating Costs as
aforesaid and capital expenditures required by government regulation or laws,
enacted after the Term Commencement Date , the amount of such costs relating to
any such legal requirement(s) to be amortized on a straight-line basis,
with interest at the aforesaid rate (i.e. 
Prime Rate plus two percent per annum), over the asset’s useful life in
accordance with GAAP.

 

(k)           All repairs or
replacements resulting from a breach of Landlord’s Work Guaranty (as defined in
Section 3.7 hereof).

 

(l)            Expenses in connection
with non-Building standard services or benefits of a type which are not
provided to Tenant but which are provided to other Building occupants, or for
which Tenant is charged directly but which are provided to other Building
occupants without direct charge.

 

(m)          Expenses associated with
the provision of HVAC services to other Building occupants during non Business
Hours as set forth in Exhibit D.

 

In case of
services which are not rendered to all areas of the Building on a comparable
basis, the proportion allocable to the Premises shall be the same proportion
which the Rentable Floor Area of Tenant’s Space bears to the total rentable
floor area to which such service is so rendered (such latter to be determined
in the same manner as the Total Rentable Floor Area of the Building), or shall
be reallocated by Landlord on a reasonable basis taking into consideration such
factors as usage of a particular tenant in the Park and/or such other pertinent
factors as reasonably determined by Landlord. 
Landlord covenants to enforce the preceding provision on all tenants in
the Park.  Tenant shall be responsible to
pay its share of Landlord’s Operating Costs of the Operating Cost Escalation
for the Building based upon the proportion that the Rentable Floor Area of
Tenant’s Space (based on Phases leased) bears to the Total Rentable Floor Area
of the Building.  Tenant shall also be
responsible to pay its pro rata share of Park-related costs, which shall be
allocated by Landlord in a commercially reasonable manner based upon the
following: upon the ratio of the rentable square footage of the Premises (based
on Phases leased) to the aggregate square footage of all completed buildings in
the Park (currently 250,428 rentable square feet), as such buildings are
completed from time to time, and provided 

 

15

 

that evidence of completion (i.e. 
a temporary certificate of occupancy for at least a phase) is provided
to Tenant, upon Tenant’s request.

 

“Operating
Cost Escalation” shall be equal to the difference, if any, between:

 

(a)           the product of (i) Landlord’s
Operating Costs per rentable square foot of the Building, the Lot and the Share
of the Park as indicated in Landlord’s Statement times (ii) the Rentable
Floor Area of Tenant’s Space (based on Phases leased); and

 

(b)           the product of (i) the
Base Year Operating Costs per rentable square foot of the Building, the Lot and
the Share of the Park times (ii) the Rentable Floor Area of Tenant’s Space
(based on Phases leased).

 

If, with
respect to any Fiscal Year or fraction thereof during the Term, Tenant is
obligated to pay Operating Cost Escalation, then Tenant shall pay, as
additional rent, on the first day of each month of each ensuing Fiscal Year
thereafter, until Landlord’s Statement for an ensuing Fiscal Year reflects that
Tenant is not obligated to pay Operating Cost Escalation, Estimated Monthly
Escalation Payments equal to 1/12th of the annualized Operating Cost Escalation
for the immediately preceding Fiscal Year, Estimated Monthly Escalation Payments
for each ensuing Fiscal Year shall be made retroactively from the first day of
such Fiscal Year and on account of the payment to be made pursuant to the first
sentence of this Section 4.2 for such Fiscal Year, with an appropriate
additional payment or refund to be made at the time such payment is due.

 

The term “Fiscal
Year” as used in this Article shall mean the period of twelve (12)
consecutive months commencing on January 1 and ending on December 31.

 

The term “real
estate taxes” as used above shall mean all ad valorem real estate taxes
assessed by any governmental authority on the Lot, the Building and
improvements, or both, and the Common Areas of the Park, subject to the
following: There shall be excluded from such taxes (i) any governmental or
business park “special assessments” (i.e. 
roads and sewers), (ii) all other real estate taxes relating to a
period payable or assessed outside the Term of this Lease; and (iii) all
personal and corporate income taxes, excess profits taxes, excise taxes, franchise
taxes, gift taxes, estate, succession, inheritance and transfer taxes or other
business taxes and assessments, provided, however, that if at any time during
the Term the present system of ad valorem taxation of real property shall be
changed so that in lieu of the whole or any part of the ad valorem tax on real
property, there shall be assessed on Landlord a capital levy or other tax on
the gross rents received with respect to the Lot, Building and improvements, or
both, and the Common Areas of the Park, a federal, state, county, municipal, or
other local income, franchise, excise or similar tax, assessment, levy or
charge (distinct from any now in effect) measured by or based, in whole or
primarily, upon any such gross rents, then any and all of such taxes,
assessments, levies or charges, to the extent so measured or based, shall be
deemed to be included within the term “real estate taxes”.  Landlord hereby acknowledges that it has not
applied for and will not apply for a real estate tax abatement for the Lot
and/or the Building in connection with the Base Year Operating Costs.  Landlord covenants not to convert the
Building to a Condominium at any time during the Term.

 

16

 

If the total
of the monthly payments paid by Tenant with respect to any Fiscal Year exceeds
the actual Operating Cost Escalation for such Fiscal Year, then, at Landlord’s
option, such excess shall be either (i) credited against payments, except
at the end of the Term where will be paid promptly to Tenant on account of
Operating Cost Escalation next due hereunder, or (ii) refunded by Landlord
to Tenant within one hundred and twenty (120) days of the end of the Fiscal
Year.

 

Tenant shall
have the right to contest in good faith by appropriate proceedings diligently
pursued the imposition or amount of any real estate taxes assessed against the
Lot or the Building or such personal property taxes payable by it hereunder,
including the right on behalf of, and in the name of the Landlord, to seek abatements
thereto.  The Landlord shall reasonably
cooperate with Tenant, at Tenant’s sole expense, in any such contest or
abatement proceedings.  In the event that
Tenant determines not to contest such taxes and Landlord desires to file such
contest, Landlord shall give written notice of that fact to Tenant and shall
have the sole right as to such tax bill to contest in good faith by appropriate
proceedings diligently pursued the imposition or amount of any real estate
taxes assessed against the Lot or the Building or such other taxes payable by
Tenant hereunder, including the right to seek abatements thereto.  In such event, the Tenant shall reasonably
cooperate with Landlord, in any such contest or abatement proceedings.  Any tax abatement or rebate received shall be
allocated to the parties in the same proportion as payment.  Landlord shall also reasonably cooperate and
assist Tenant, at no cost to Landlord, in procuring any applicable tax credits
or incentives.

 

If Landlord
shall receive on behalf of the Lot or the Building a rebate or abatement on any
tax paid by Tenant, then after deducting therefrom any costs reasonably
incurred by Landlord in obtaining such rebate or abatement, all of such net
rebate or abatement relating to the Lot or the Building or to personal property
taxes assessed against the Tenant’s personal property shall be returned to
Tenant to the extent that such rebate or abatement relates to payment made by
the Tenant and not reimbursed by Landlord, or at Landlord’s option, credited
against real estate taxes due or to become due. 
If Tenant shall receive on behalf of the Lot or the Building a rebate or
abatement on any tax paid by Tenant, then after deducting therefrom any costs
reasonably incurred by Tenant in obtaining such rebate or abatement, all of
such net rebate or abatement related to the Lot, the Building or to personal
property taxes assessed against the Tenant’s property shall be retained by
Tenant, as its sole property, to the extent such rebate or abatement relates to
a payment made by Tenant and not reimbursed by Landlord.  The remaining portion of such net rebate or
abatement shall promptly be returned to Landlord.

 

In the event
that Landlord receives a refund on account of real estate taxes after the
expiration of the Term, which refund relates to a Fiscal Year during the Term,
the amount of such refund fairly allocable to Tenant shall be refunded to
Tenant by Landlord (i.e.  prorated based
on the actual number of days in the year). 
All references to real estate taxes “for” a particular Fiscal Year shall
be deemed to refer to real estate taxes due and payable during such Fiscal Year
without regard to when such impositions are assessed or levied.

 

Notwithstanding
anything contained to the contrary in this Lease, the responsibility for the
payment of all real estate taxes with respect to the Building and the Park
shall be upon the Landlord and the Landlord agrees to pay the same as required
by law.  Landlord shall provide Tenant
with copies of all tax bills and a computation of Tenant’s pro rata share
thereof, and upon 

 

17

 

Tenant’s request, copies of all tax bills.  In the event that any special assessments are
assessed and payable, Tenant’s pro rata share of the same shall be calculated
as if such assessments were being paid by Landlord over the longest period of
time permitted by applicable law.

 

Tenant, or its
authorized agent, shall have the right, at its own cost and expense (without
requirement that Tenant pay Landlord’s costs of complying with this provision),
to inspect and/or audit Landlord’s detailed records each year with respect to
Landlord’s Operating Costs, as well as all other rent payable by Tenant
pursuant to the Lease for the Base Year and any comparison year to ensure the
Landlord is complying with such Lease requirements.  Pursuant to the foregoing, Landlord shall be
obligated to retain such records for Tenant’s Base Year and all comparison
years associated with this Lease for three (3) years.  Tenant shall have the right, through its
representatives, but no more than once per Fiscal Year, upon not less than
twenty (20) days prior notice to Landlord, to examine, copy, and audit such
records within the four (4) month period following receipt of the Landlord’s
Statement.  Such records shall be
maintained at Landlord’s Address set forth in Section 1.1 hereof, or such
other place within the Commonwealth of Massachusetts, as Landlord may determine
and notify Tenant in writing.  Such
records shall include general ledgers, which shall be the type printed from
Landlord’s particular computerized accounting system which reflect: (a) the
full year’s listing of expenses with such expenses listed under its applicable
account (which account has its name and number clearly specified) and with each
account’s expenses summarized via account balances, and (b) the various
income accounts indicating the income items which were received and applied
during the year.  If, after the review of
such documentation, Tenant desires additional information of Landlord’s books
and records, including, but not limited to, invoices paid by Landlord or
service contracts, Landlord shall cooperate with Tenant making all pertinent
records available to Tenant, Tenant’s employees and agents for inspection at no
out of pocket cost to Landlord.  Tenant,
Tenant’s employees and agents, shall also be entitled to make and retain
photostatic copies of such records and further provided that Tenant keeps such
copies confidential and does not show or distribute such copies to any other
tenants in the Building or Park.  The
results of such audit, as reasonably determined by both parties, shall be
binding upon Landlord and Tenant.  If
such audit discloses that the amount paid by Tenant as Tenant’s pro rata share
of Landlord’s Operating Costs for the Building or Park, or of other rental
amounts payable pursuant to the Lease, has been overstated by more than seven
percent (7%), then, in addition to immediately repaying such overpayment and
associated interest (i.e.  at the rate
set forth in Section 4.3 hereof) to Tenant, Landlord shall also pay the
costs reasonably incurred by Tenant in connection with such audit (not to
exceed $2,000.00 plus a 10% increase per each year of the Term) upon receipt of
reasonable documentation evidencing such audit costs.  If such audit discloses an underpayment by
Tenant, then Tenant must immediately pay to Landlord such additional amount due
to Landlord, with interest at the aforesaid rate.

 

In all
Landlord’s Statements, rendered under this Section, amounts for periods
partially within and partially without the accounting periods shall be
appropriately apportioned, and any items which are not determinable at the time
of a Landlord’s Statement shall be included therein on the basis of Landlord’s
reasonable estimate, and with respect thereto Landlord shall render promptly
after determination a supplemental Landlord’s Statement, and appropriate
adjustment shall be made according thereto. 
All Landlord’s Statements shall be prepared on an accrual basis of
accounting.

 

18

 

Notwithstanding
any other provision of this Section 4.2, if the Term expires or is
terminated as of a date other than the last day of a Fiscal Year at the end of
the Term, Tenant’s last payment to Landlord under this Section 4.2 shall
be made on the basis of Landlord’s best estimate of the items otherwise
includable in Landlord’s Statement and shall be made on or before the later of (a) thirty
(30) days after Landlord delivers such estimate to Tenant, or (b) the last
day of the Term, with an appropriate payment or refund to be made upon
submission of Landlord’s Statement. 
Without limitation, the obligation of Tenant to pay the Operating Cost
Escalation with respect to any Fiscal Year during the Term (or portion thereof)
shall survive the expiration or earlier termination of the Term.

 

4.3           PAYMENTS

 

All payments
of Fixed Rent and additional rent (including without limitation all payments
set forth in Section 4.2 hereof) shall be made to Managing Agent, or to
such other person as Landlord may from time to time designate in writing.  If any installment of rent, Fixed Rent or
additional, or on account of leasehold improvements is paid after the due date
thereof, at Landlord’s election, it shall bear interest at the Prime Rate
designated in the “Wall Street Journal” plus four percent (4%) per annum, (or,
if lower, the maximum rate permitted by law) from such due date, which interest
shall be immediately due and payable as further additional rent; provided,
however, Landlord hereby acknowledges and agrees that Tenant shall have one (1) grace
period of an additional five (5) days per each calendar year of the Term
before which such interest shall be charged by Landlord.

 

ARTICLE V

LANDLORD’S COVENANTS

 

5.1           LANDLORD’S
COVENANTS DURING THE TERM

 

Landlord
covenants during the Term:

 

5.1.1        Building Services - To
furnish, through Landlord’s employees or independent contractors, the services
listed in Exhibit D;

 

5.1.2        Additional Building
Services - To furnish, through Landlord’s employees or independent contractors,
reasonable additional services to the Building and Lot upon reasonable advance
request of Tenant, at reasonable and competitive rates from time to time
established by Landlord to be paid by Tenant;

 

5.1.3        Repairs - Except as
otherwise provided in Article VII, except as resulting from Tenant’s
negligence or misuse (to the extent insurance proceeds are not available),
except as resulting from settling or sagging within standard engineering
tolerance (provided that the settling or sagging does not affect the surface or
structural integrity of the Building or in any way materially affect the
ordinary and customary use of the Premises, or any part thereof by Tenant), or
except for damage or deterioration resulting from reasonable wear and damage,
Landlord shall maintain the structural integrity of the Building, including but
not limited to the roof, exterior walls, and windows and skylights and all
Landlord’s Work pursuant to the Landlord’s Work Guaranty.  Landlord shall also be 

 

19

 

responsible for (i) all exterior
maintenance, repairs and replacements necessary to keep in good condition and
working order all Common Areas of the Building and the Park, and the trees,
shrubs, plants, landscaping, parking areas (including the Building Parking
Area), driveways and walkways on the Lot or elsewhere in the Park, including
but not limited to, all lighting and other fixtures and equipment serving such
parking areas, driveways and walkways, (ii) providing the services and
performing the maintenance work set forth in Section 4.2 and Article VII
hereof, and (iii) performing necessary repairs and replacements to
maintain the watertight integrity of the Building, including but not limited to
the roof, exterior wall, windows and skylights. 
Landlord shall also maintain, repair and replace all equipment,
appliances and utility systems in the Building as of the Term Commencement Date
and as the same may be replaced, including, without limitation, the HVAC
equipment in the Building, such that it shall be in good operating condition
throughout the Term.  Landlord shall make
all of such repairs and replacements necessary to maintain the foregoing in
good condition and working order and in compliance with all laws and all costs
and expenses under this Section 5.1.3 shall be incurred pursuant to the
provisions of Section 4.2, other than if such repairs and/or replacements
are necessary due to a breach of Landlord’s Work Guaranty, the costs of which
shall be Landlord’s sole responsibility. 
All other repairs and maintenance within the Premises, except as
specifically otherwise provided for herein, shall be the responsibility of
Tenant.  Notwithstanding the foregoing,
Landlord shall have no responsibility to install, repair, maintain or replace
any security system, the parties expressly agreeing that Landlord shall have no
responsibility whatsoever for providing any security to the Premises, Building
or Lot.

 

In the event
that Tenant gives notice to Landlord of a condition which Tenant believes requires
Landlord’s repairs or a condition which, if left uncorrected, will necessitate
Landlord’s repair, then, in accordance with the terms of this Section 5.1.3,
Landlord shall respond promptly to investigate such condition, and, if such
repairs are Landlord’s obligation hereunder, Landlord shall commence promptly
to repair same and to diligently complete said repair.  Tenant agrees during the Term to provide
Landlord notice as soon as reasonably possible of any condition known to Tenant
which might require, or if left uncorrected will necessitate Landlord’s repair
pursuant to this Section 5.1.3. 
Tenant shall have the right to require, at reasonable times and with
reasonable notice, a representative of Landlord to inspect the Premises for
repairs which may be the responsibility of Landlord;

 

5.1.4        Quiet Enjoyment - That
Landlord has the right to make this Lease and that Tenant, on paying the rent
and performing its obligations hereunder, shall peacefully and quietly have,
hold and enjoy the Premises throughout the Term without any manner of hindrance
or molestation from Landlord or anyone claiming under Landlord, subject,
however, to all the terms and provisions hereof;

 

5.1.5        Landlord’s Compliance with
Laws - Notwithstanding anything contained in this Lease to the contrary,
throughout the Term, Landlord (and not Tenant) shall be 

 

20

 

required to
make all repairs, replacements and improvements to the Premises, Building and
Common Areas thereof and all systems and equipment therein and take such other
action as may be required and restricted by all applicable laws, ordinances, rules and
regulations of governmental bodies that apply to generally and not related to
Tenant’s particular use of the Premises. 
All reasonable costs and expenses incurred in connection therewith shall
be part of Landlord’s Operating Costs pursuant to Section 4.2, except as
otherwise provided in this Lease;

 

5.1.6        Landlord’s Insurance -
Beginning with the commencement of Tenant’s Work and thereafter throughout the
Term, Landlord shall purchase and keep in force, broad-form commercial general
liability insurance, or the equivalent then-customary form providing comparable
coverages, written out on an occurrence basis containing provisions adequate to
protect the Landlord from and against claims for bodily injury, including death
and personal injury and claims for property damage occurring within the Park
and/or the Building, such insurance having bodily injury and property damage
combined limits of not less than five million dollars ($5,000,000) per
occurrence increased as necessary so as to be at least comparable with other
buildings similar to the Building and customarily carried by other landlords
similarly situated as Landlord.  In
addition, Landlord shall procure and continue in force during the Term, as the
same may be extended hereunder, fire and extended coverage insurance, including
vandalism, sprinkler leakage and malicious mischief, upon the Building on a
full replacement cost basis, agreed cost value endorsement with agreed values
for the Building and tenant improvements initially installed by Landlord
(i.e.  the Landlord’s Work), as
determined annually by the Landlord’s insurer. 
Landlord shall also procure and continue in force during the Term, as
the same may be extended hereunder, rental interruption insurance for twelve
(12) months or the maximum amounts permitted. 
Copies of certificates of insurance evidencing the foregoing shall be
furnished to Tenant, upon Tenant’s reasonable request.  All insurance required of Landlord pursuant
to this Section shall be effected under policies issued by insurers of
recognized responsibility (which are rated A or A+ by Best’s Rating Service or
a comparable rating by an equivalent service). 
The coverages required by this Section 5.1.6 may be provided by a
single “package policy” or by a combination of “package policy” and umbrella;

 

5.1.7        Landlord’s Indemnity -
Except as provided in Section 6.1.7 or in Section 10.12, without
regard to the insurance carried by Landlord, Landlord covenants and agrees to
defend, with counsel reasonably acceptable to Tenant, save harmless and
indemnify Tenant from any liability for injury, loss, accident or damage to any
person or property on the Premises, in the Building, on the Lot, or elsewhere
in the Park, and from any claims, actions, proceedings and reasonable expenses
and costs in connection therewith (including, without implied limitation,
reasonable counsel fees), to the extent arising from the negligent acts, omissions
and/or willful acts of Landlord, its employees, contractors, agents, or
representatives, including, without limitation, claims made by GCCI, its
subcontractors or their employees in connection with Landlord’s Work, and not 

 

21

 

caused
exclusively by the negligent acts, omissions and/or willful acts of Tenant, in
no event shall Landlord be obligated to indemnify Tenant for any willful or
negligent act or omission of Tenant or of any of Tenant’s employees, agents,
contractors or licensees, which arise from and after the date of this
Lease.  The covenants and
indemnifications hereunder shall survive the expiration or earlier termination
of this Lease;

 

5.1.8        Hazardous Materials -
Landlord represents and warrants that, to the best of Landlord’s knowledge as
of the date of this Lease and as of the date of Substantial Completion (i) there
does not exist (and will not exist as of the date of Substantial Completion)
any leak, spill, release, discharge, emissions or disposal of Hazardous
Materials on the Lot (including the Building located thereon) in violation of
the Hazardous Waste Laws, and (ii) the Premises do not (and will not as of
the date of Substantial Completion) contain any Hazardous Materials, except as
may be contained in customary cleaning supplies or in such other supplies
(e.g.  paint) that are necessary for
Landlord to perform its obligations hereunder in violation of the Hazardous
Waste Laws.  In the event that any such
leak, spill, release, discharge, emission or disposal of Hazardous Materials
shall occur on the Lot or (apart from de minimis amounts of such materials used
for cleaning and maintenance purposes or in connection with the operation of
loading docks) the Park, or if the Premises contain any Hazardous Materials
unrelated to the acts, omissions or misconduct of Tenant, Landlord shall
promptly take any and all actions necessary to bring the Premises, the Park
and/or the Building (excluding all portions thereof leased or leasable to tenants)
into compliance with applicable law and other governmental requirements
relating thereto.

 

Landlord
agrees to notify Tenant immediately upon discovery of any Hazardous Materials
on the Premises or in the Park and to indemnify, defend and hold harmless
Tenant and its officers, employees and agents from and against any claims,
judgments, damages, penalties, fines, costs, liabilities or loss (including
without limitation reasonable attorneys’ fees) which arise during or after the
Term from or in connection with the presence or suspected presence of Hazardous
Materials on the Premises or in the Park caused directly by the negligent acts
or gross misconduct of Landlord.  In no
event shall Landlord be obligated to indemnify Tenant for any Hazardous
Materials which arise, as a result of the negligent acts or gross misconduct of
Tenant, its officers, employees, agents, contractors or licensees.  The covenants and indemnifications set forth
in this Section 5.1.8 shall survive the expiration or earlier termination
of this Lease;

 

5.1.9        Tenant’s Costs - In case
Tenant shall, without any fault on its part, be made party to any litigation
commenced by or against Landlord or by or against any parties in possession of
the Premises or any part thereof claiming under Landlord, Landlord agrees to
reimburse Tenant for all reasonable costs, including without implied
limitation, reasonable counsel fees, incurred by or imposed upon Tenant in
connection with such litigation and to pay all such reasonable costs and fees
incurred in connection with the successful enforcement by Tenant of any
obligations of Landlord under this Lease;

 

22

 

5.1.10      Building Operations -
Throughout the Term, Landlord agrees that the Building will be managed,
operated and maintained, and services provided in accordance with comparable Class “A”
office buildings in the Burlington, Massachusetts area; and

 

5.1.11      Tenant’s Trade Fixtures -
Landlord hereby waives any right or interest in or to Tenant’s trade fixtures,
not-permanent installations, furniture and equipment (“Personalty”). Landlord
agrees to execute any certificates reasonably necessary to evidence the waiver
of any such right or interest.  Tenant
may, from time to time, if Tenant is not then in default thereunder beyond
applicable grace, notice or cure periods, secure financing or general credit
lines, and grant the lenders as security therefor a security interest in any or
all of its Personalty, and to enter into leases of the Personalty.  If Tenant is not then in default under the
provisions hereof beyond applicable grace or cure periods, upon written request
by Tenant, Landlord agrees to evidence Landlord’s consent in writing to such
security interest and given such lenders rights of access to the Premises at
reasonable times to protect its security interest and the same right to notice
of and time to cure any defaults of Tenant as is provided for Tenant under the
provisions of this Lease.

 

Except as
specifically provided to the contrary in Section 4.2 or in Section 5.1.3,
Landlord shall charge Tenant under the provisions of Section 4.2 for the
costs incurred by Landlord in connection with the services and/or repairs set
forth in Section 5.1.1, 5.1.2, 5.1.3, 5.1.5, 5.1.6 and 5.1.10 above.

 

5.2           INTERRUPTIONS

 

Landlord shall
not be liable to Tenant for any compensation or reduction of rent by reason of
inconvenience or annoyance or for loss of business arising from power losses or
shortages or from the necessity of Landlord’s entering the Premises for any
purposes authorized by this Lease or for repairing the Premises, Building or
Lot as herein provided, in such case, notwithstanding Landlord’s diligent
efforts in connection therewith (which such efforts shall never obligate
Landlord to pay for overtime and/or premium time work, or to pay a premium for
expedited delivery, except as such additional costs are so authorized and paid
for by Tenant), if Landlord is prevented or delayed from making any repairs,
alterations or improvements, or furnishing any service or performing any other
covenant or duty to be performed on Landlord’s part, by reason of any cause
reasonably beyond Landlord’s control (expressly excluding Landlord’s financial
inability), Landlord shall not be liable to Tenant therefore, nor, except as
expressly otherwise provided in Article VII or below in this Section 5.2,
shall Tenant be entitled to any abatement or reduction of rent by reason
thereof, nor shall the same give rise to a claim in Tenant’s favor that such
failure constitutes, actual or constructive, total or partial, eviction from
the Premises.  Landlord shall use
reasonable efforts to restore such interrupted services, regardless of the
cause of loss of such service.

 

Landlord
reserves the right to stop any service or utility system when necessary by
reason of accident or emergency or until necessary repairs have been
completed.  Except in case of emergency
repairs, Landlord will give Tenant reasonable advance notice of any
contemplated 

 

23

 

stoppage and will use
reasonable efforts to avoid unnecessary inconvenience to Tenant’s use and
occupancy of the Premises.

 

Notwithstanding
any language to the contrary, if due to any act or omission on the part of
Landlord, its agents, employees or contractors, electricity, heat, air
conditioning, water or any other service or utility that Tenant is entitled to
receive under this Lease is interrupted, and such interruption renders the
Premises untenantable, or any portion thereof is reasonably inaccessible by
Tenant or makes it impracticable for Tenant to conduct its business in the
Premises, then if such interruption or cessation shall continue for a period of
thirty (30) consecutive days after notice thereof from Tenant to Landlord that
the Premises are untenantable, or reasonably inaccessible, or Tenant cannot
conduct its business as a result thereof, then the Fixed Rent and additional
rent shall be proportionately abated for each successive day such interruption
or cessation continues based upon that certain portion of the Premises that are
affected by such interruption (other than for reasons of casualty or eminent
domain where the provisions of Article VII shall govern).

 

Except as set
forth in this Section 5.2 or in Article VII, the foregoing rights
shall be Tenant’s sole remedy at law or in equity for any interruptions
described in this Section 5.2.

 

ARTICLE VI

TENANT’S COVENANTS

 

6.1           TENANTS
COVENANTS DURING THE TERM

 

Tenant
covenants during the Term:

 

6.1.1        Tenant’s Payments - To pay
when due (a) all Fixed Rent and additional rent, (b) all taxes which
may be imposed on Tenant’s personal property in the Premises (including,
without limitation, Tenant’s fixtures and equipment) subject, however, to
Tenant’s right to contest and seek abatement thereof, (c) directly to the
utility provider (if not payable to Landlord), all charges by public utility
for telephone and other utility services (including service inspections
therefor and the charges as may be imposed pursuant to Exhibit D hereof)
rendered to the Premises not otherwise required hereunder to be furnished by
Landlord without charge and not consumed in connection with any services
required to be furnished by Landlord without charge, and (d) as additional
rent, all reasonable charges of Landlord for services rendered pursuant to Section 5.1.1,
5.1.2, 5.1.3, 5.1.5, 5.1.6 and 5.1.10 hereof;

 

6.1.2        Repairs and Yielding Up -
Except as otherwise provided in Article VII and Section 5.1.3, and
reasonable wear and damage or destruction by casualty or eminent domain
excepted, to keep the interior, non-structural and non-building system elements
of the Premises and all fixtures thereon and therein in good repair, operating
condition and working order, at Tenant’s cost and expense; to make and perform
or cause to be made or performed all interior maintenance, repairs and
replacements necessary to keep the Premises in such condition, including,
without limitation, by their inclusion, interior repainting and 

 

24

 

replacement of interior glass damaged or
broken (except that if exterior glass is damaged or broken due to any act or
omission on the part of Tenant, its subtenants, contractors, licensees or other
party acting on behalf of Tenant, then Landlord shall be responsible to repair
and/or replace such damaged or broken glass, at Tenant’s sole cost and expense)
and of floor and wall coverings torn or damaged.  Such tenant repair, maintenance and
replacement obligations shall be performed at Tenant’s cost and expense, and
shall include, but not be limited to, the responsibility for any security
system within the Premises.  Landlord
reserves its right to inspect the maintenance and repair and replacement of
such units and systems, and if Landlord is reasonably dissatisfied with Tenant’s
maintenance and repair and replacement of such units and systems, then Landlord
shall have the right to require Tenant to change maintenance contractors or
assume such responsibility itself, at Tenant’s cost.

 

Tenant further
covenants, at the expiration or termination of this Lease, peaceably to yield
up the Premises and all changes and additions therein in such order, repair and
condition, damage by fire or other casualty excepted, first removing all goods
and effects of Tenant and any items, the removal of which is required by
agreement or specified therein to be removed at Tenant’s election and which
Tenant elects to remove, and repairing all damage caused by such removal and
leaving them clean and neat; any property not so removed shall be deemed
abandoned and may be removed and disposed of by Landlord, in such manner as
Landlord shall determine, and Tenant shall pay Landlord the entire reasonable
cost and expense incurred by it by effecting such removal and disposition;

 

6.1.3        Occupancy and Use - to use
and occupy the Premises only for the Permitted Uses; and not to injure or
deface the Premises, Building (including the Common Areas) or Lot or Park; and
not to permit in the Premises any auction sale, nuisance, or the emission from the
Premises of any objectionable noise or odor; nor any use thereof which is
improper, offensive, contrary to law or ordinances, or liable to invalidate or
increase the premiums for any insurance on the Building or its contents, unless
Tenant agrees to pay such increased premiums and costs, and such use (if other
than Permitted Uses) is approved by Landlord in advance;

 

6.1.4        Rules and Regulations
- To comply with the Rules and Regulations set forth in Exhibit E and
all other reasonable Rules and Regulations hereafter made by Landlord, of
which Tenant has been given notice, for the care and use of the Building, Lot
and Common Areas of the Building, and the Park, it being understood that
Landlord shall not be liable to Tenant for the failure of other tenants of the
Building or Park to conform to such Rules and Regulations; provided that (i) such
Rules and Regulations are enforced in a non- discriminatory fashion, (ii) such
Rules and Regulations do not materially interfere with Tenant’s use of the
Premises and the Building Parking Area (as hereinafter defined in Section 10.14)
and (iii) in the event of any conflict, this Lease shall prevail;

 

6.1.5        Compliance with Laws and
Safety Appliances - To keep, from and after the initial installation thereof by
Landlord, the Premises equipped with all safety appliances 

 

25

 

required by law or ordinance or any other
regulation of any public authority because of any particular manner of use made
by Tenant other than the Permitted Use (expressly excluding any base building
requirement such as sprinkler systems, exit signs and the like) and to procure
all licenses and permits so required because of such particular use, it being
understood that the foregoing provisions shall not be construed to broaden in
any way Tenant’s Permitted Uses.  Tenant
shall have the right, upon giving notice to the Landlord, to contest any
obligation imposed upon it pursuant to the provisions of this Section 6.1.5,
and provided the enforcement of such requirement or law is stayed during such
contest and such contest will not subject the Landlord to penalty or jeopardize
the title to the Premises or otherwise affect the Premises in any materially,
adverse way. Landlord shall cooperate with Tenant in such contest and shall
execute any documents reasonably required in the furtherance of such purpose;

 

6.1.6        Assignment and Subletting
-Tenant shall have the right, subject to the requirement of obtaining Landlord’s
prior written consent, such consent not to be unreasonably withheld,
conditioned or delayed by Landlord, to assign this Lease or sublet the whole or
any portion of the Premises, which assignment or sublease shall be only for the
Permitted Uses, it being understood that Tenant shall, as additional rent, reimburse
Landlord promptly for reasonable legal and other expenses incurred by Landlord
in connection with any request by Tenant for consent to assignment or
subletting not to exceed $500.00.  No
assignment or subletting shall affect the continuing primary liability of
Tenant (which, following assignment, shall be joint and several with the
assignee).  Such consent by Landlord to
any of the foregoing in a specific instance where Landlord’s consent is
required hereunder (i) shall be reasonable, subject to the provisions
hereinafter provided, and (ii) shall be subject to the prior written
approval of Landlord’s mortgagee(s), such approval not to be unreasonably
withheld or delayed or conditioned on an increase in Rent or payment of
additional fees by Tenant under this Lease. 
Landlord’s consent shall not be treated as having been withheld
unreasonably if, in connection with any such proposed assignment or subletting:
(i) the terms of the proposed assignment or subletting do not prohibit
further assignments of the Lease or subletting of the Premises without the
written consent of Landlord, the granting of which consent shall be subject to
the terms and conditions hereof, and in any event shall not be unreasonably
withheld, conditioned or delayed; (ii) the use violates an exclusive use
provision of the Park; and/or (iii) in connection with an assignment of
this Lease, the assignee does not agree directly with Landlord, by written
instrument in form reasonably satisfactory to Landlord, to be bound by all the
obligations of Tenant hereunder including, without limitation, the covenant
against further assignment and subletting without the written consent of
Landlord.  Tenant hereby acknowledges and
agrees that the foregoing is not intended to be an exclusive list of the
reasons for which Landlord may reasonably withhold consent to a proposed
request by Tenant for consent to assignment or subletting.  No consent to any of the foregoing in a
specific instance shall operate as waiver in any subsequent instance.  If an assignment or subletting is proposed to
be made and Landlord’s consent is required as hereinabove provided, Tenant
shall give Landlord prior 

 

26

 

notice of such proposal, which such notice
shall include such information (including creditworthiness information) as
Landlord may reasonably request relative to facts which would bear upon the
factors entering into the determination whether Landlord’s approval is to be
granted, and it is understood that Landlord shall have a period of fifteen (15)
days after the submission of such information by Tenant to make its
determination whether Landlord’s approval is to be granted hereunder;
otherwise, it shall be deemed approved if Landlord fails to respond within the
aforementioned time period, in such event, Landlord covenants to execute
confirmatory instruments upon Tenant’s request regarding the same.

 

If Tenant
requests Landlord’s consent to assign this Lease or sublet the entire Premises
for the balance of the term, or more than fifty percent (50%) of the Premises
for a term expiring during the last three (3) years of the Term, which
such request may be made by Tenant without having sought a tenant, then
Landlord shall have the option, exercisable by written notice to Tenant given
within fifteen (15) days after receipt of such request, to recapture the
portion of the Premises proposed to be assigned or sublet as of a date
specified in such notice which shall be not less than forty-five (45), or more
than sixty (60) days after the date of such notice, in such event the
recaptured area of the Premises shall be removed from the Premises and Tenant
shall have no further liabilities or obligations with respect thereto,
including obligations to pay Fixed Rent, additional rent or other charges with
respect thereto; and any rental received by Tenant from sub-tenant must be
remitted to Landlord; provided, however, upon Tenant’s receipt of any such
written notice from Landlord exercising its right of recapture hereunder,
Tenant shall have the option, exercisable by written notice to Landlord given
within ten (10) days after receipt of such Landlord’s notice, to withdraw
its request to assign or sublet all or a portion of the Premises, whereupon
Landlord’s notice to Tenant exercising its right of recapture hereunder shall
become null and void and of no force or effect as to Tenant’s particular
request for Landlord’s consent hereunder.

 

Notwithstanding
any provision contained in this Lease, no consent of Landlord shall be required
for the assignment of this Lease or the subletting of any portion (or the
whole) of the Premises, (i) to a subsidiary of Tenant, (ii) to a
corporation or other entity into or with which Tenant has merged or
consolidated or to which substantially all of Tenant’s stock or assets are
transferred, (iii) to any corporation or other entity which controls, is
controlled by, or is under common control with Tenant, or (iv) to any
corporation or other entity with which Tenant is otherwise affiliated, in any
event for which Landlord’s consent is necessary, (y) Tenant shall remain
primarily liable [and the Security Deposit] shall remain in effect, and (z) such
assignee agrees directly with Landlord by written instrument to be bound by all
of the obligations of Tenant; in the event of any such assignment or subletting
for which no consent by Landlord is required hereunder, Tenant shall not be
obligated to share Rent Differential as hereinafter set forth, but shall be
required to notify Landlord in writing of the identity of any such sublessee or
assignee.

 

27

 

If this Lease
shall be assigned, or if the Premises or any part hereof shall be sublet or
occupied by any person other than Tenant, Landlord may, at any time and from
time to time, so long as Tenant is in default beyond applicable grace periods,
collect rent (or any amounts due to Landlord hereunder) from the assignee,
subtenant or occupant and apply the net amount collected to the annual Fixed
Rent, additional rent and all other charges herein reserved, but no such
assignment, subletting, occupancy or collection shall be deemed a waiver of the
provisions of this Section 6.1.6, or acceptance of the assignee, subtenant
or occupant as tenant, or a release of Tenant from the further performance of
the terms, covenants and conditions of this Lease on the part of Tenant to be
performed.  Further, no liability
hereunder of Tenant shall be discharged, reduced, released or impaired in any
respect by any waiver, indulgence or extension of time which Landlord may grant
to the then owner of Tenant’s interest in this Lease, whether or not notice
thereof has been given or consent from Tenant has been obtained.

 

If Landlord
approves a sublease or assignment for which Landlord’s consent is required, and
said sublease or assignment is for a total rental amount which on an annualized
basis is greater than the Fixed Rent and additional rent due from Tenant to
Landlord under this Lease, Tenant shall pay to Landlord, forthwith upon Tenant’s
receipt of each installment of such excess rent, during the term of any
approved sublease or assignment, as additional rent hereunder, in addition to
the Fixed Rent and other payments due under this Lease, an amount equal to
fifty percent (50%) of the positive excess between all fixed rent and
additional rent received by Tenant under the sublease or assignment and the
Fixed Rent and the additional rent due hereunder after Tenant has recouped its
reasonable out-of-pocket expenses with respect to such sublease or assignment,
including without limitation, reasonable real estate brokerage commissions,
reasonable legal fees, reasonable free rent, reasonable marketing costs and the
reasonable costs of refurbishment of the Premises for such sublease or
assignment (the “Rent Differential”), in the event the sublease is for less
than the full Premises hereunder, the above rent adjustment shall be equitably
pro rated on a square foot basis. 
Anything contained in the foregoing provisions of this section to the
contrary notwithstanding, neither Tenant nor any other person having interest
in the possession, use, occupancy or utilization of the Premises shall enter
into any lease, sublease, license, concession or other agreement for use,
occupancy or utilization of space in the Premises which provides for rental or
other payment for such use, occupancy or utilization based, in whole or
primarily on the net income or profits derived by any person from the Premises
leased, used, occupied or utilized (other than an amount based on a fixed
percentage or percentages of receipts or sales), and any such purported lease,
sublease, license, concession or other agreement shall be absolutely void and
ineffective as a conveyance of any right or interest in the possession use,
occupancy or utilization of any part of the Premises;

 

6.1.7        Indemnity - Except as
provided in Section 5.17 and Section 10.12, without regard to the
insurance carried by Tenant, Tenant covenants and agrees to defend, with 

 

28

 

counsel reasonably acceptable to Landlord,
save harmless, and indemnify Landlord from any liability for injury, loss,
accident or damage to any person or property occurring on the Premises, in the
Building, on the Lot, or elsewhere in the Park, and from any claims, actions,
proceedings and expenses and costs in connection therewith or elsewhere in the
Park (including, without implied limitation, reasonable counsel fees): (i) to
the extent arising from the negligent acts, omissions and/or willful acts of
Tenant or any of Tenant’s employees, agents, contractors, subtenants,
assignees, licensees or invitees and not caused exclusively by the negligent
acts, omissions and/or willful acts of Landlord, or (ii) resulting from
the failure of Tenant to perform and discharge its covenants and obligations
under this Lease.  In no event shall
Tenant be obligated to indemnify Landlord for any willful or negligent act or
omission of Landlord or any of Landlord’s employees, agents, contractors or
licensees, which arise from and after the date of this Lease.  The covenants and indemnifications set forth
in this Section 6.1.7 shall survive the expiration or earlier termination
of this Lease;

 

6.1.8        Tenant’s Liability
Insurance - To maintain, throughout the term, public liability insurance in the
Premises in amounts which shall, at the beginning of the Term, be at least
equal to the limits set forth in Section 1.1 and from time to time during
the Term, shall be for such higher limits, if any, as are customarily carried
in the area in which the Premises are located on property similar to the
Premises and used for similar purposes and, upon written request therefor, to
furnish Landlord (and/or its mortgagees) with certificates thereof, prior to
occupancy hereunder, evidencing such coverage and providing that the insurance
indicated therein shall not be cancelled without at least thirty (30) days
prior written notice to Landlord. 
(Tenant’s insurer shall endeavor to give said thirty (30) days notice.)
Landlord and its mortgagee shall be named as additional insureds on such
policy;

 

6.1.9        Tenant’s Workmen’s
Compensation Insurance - To keep all Tenant’s employees working in the Premises
covered by workmen’s compensation insurance in statutory amounts and to furnish
Landlord with certificates thereof;

 

6.1.10      Landlord’s Right of Entry -
Upon not less than forty-eight (48) hours (or seventy-two (72) if over a
weekend) prior notice (except in the event of emergencies), to permit Landlord
and Landlord’s agents entry; to examine the Premises at reasonable times and,
if Landlord shall so elect, to make repairs or replacements; to remove, at
Tenant’s expense, any changes, additions, signs, curtains, blinds, shades,
awnings, aerials, flagpoles, or other improvements visible outside the Building
not consented to in writing; and to show the Premises to prospective tenants
during the twelve (12) months preceding expiration of the Term and to
prospective purchasers and mortgagees at all reasonable times;

 

6.1.11      Loading - Not to place a
load upon the Premises exceeding an average rate of one hundred (100) pounds of
live load per square foot of floor area; and not to move any safe, vault or
other heavy equipment in, about or out of the Premises except in such a manner
and at such times as Landlord shall in each instance reasonably approve; Tenant’s
business machines and mechanical equipment which cause 

 

29

 

vibration or noise that may be transmitted to
the Building structure in excess of customary office machinery and equipment
shall be placed and maintained by Tenant in settings of cork, rubber, spring,
or other types of vibration eliminators sufficient to eliminate such vibration
or noise;

 

6.1.12      Landlord’s Costs - in case
Landlord shall, without any fault on its part, be made party to any litigation
commenced by or against Tenant or by any party claiming under Tenant, to pay,
as additional rent, all actual third party reasonable costs including, without
implied limitation, reasonable counsel fees incurred by or imposed upon
Landlord in connection with such litigation, and, as additional rent, also to
pay all such reasonable costs and fees incurred by Landlord in connection with
the successful enforcement by Landlord of any obligations of Tenant under this Lease;

 

6.1.13      Tenant’s Property - All the
furnishings, fixtures, equipment, effects and property of every kind, nature
and description of Tenant and of all persons claiming by, through or under
Tenant which, during the continuance of this Lease or any occupancy of the
Premises by Tenant or anyone claiming under Tenant, may be on the Premises or
on the Lot shall be at the sole risk and hazard of Tenant, except for Landlord’s
negligence or willful act or omission, and if the whole or any part thereof
shall be destroyed or damaged by fire, water or otherwise, or by the leakage or
bursting of water pipes, steam pipes, or other pipes, by theft, or from any
other cause, no part of said loss or damage is to be charged to or to be borne
by Landlord, except if caused directly by Landlord’s negligence or willful
misconduct;

 

6.1.14      Labor or Materialmen’s Liens
- To pay promptly when due the entire cost of any work done on the Premises by
Tenant, its agents, employees, or independent contractors and not by Landlord,
GCCI or their contractors or subcontractors for Landlord’s Work pursuant to Article III;
not to cause or permit any liens for labor or material performed or furnished
in connection therewith to attach to the Premises; but within thirty (30) days
after Tenant’s receipt of notice thereof, to discharge or bond over any such
liens which may so attach;

 

6.1.15      Changes or Additions - Not
to make any material changes or alterations to the Premises, including any
Alterations (defined below) costing in excess of Fifteen Thousand Dollars
($15,000.00) in any one instance, without Landlord’s prior written consent,
which such consent shall not be unreasonably withheld, conditioned or delayed,
except in the event of structural changes or changes to the exterior of the
Building or existing Building systems including the life safety, mechanical,
electrical, or plumbing systems, in which event consent need not be reasonable
and may be withheld in Landlord’s sole discretion (collectively herein called “Changes”).  Notwithstanding the foregoing, Tenant may,
from time to time, at its own cost and expense and without the consent of
Landlord, make non-structural alterations, additions or improvements to the
Premises, so long as they do not constitute Changes, which may be performed without
Landlord’s consent (collectively herein called “Alterations”) whose cost in any
one instance is Fifteen 

 

30

 

Thousand Dollars ($15,000.00) or less.  Tenant shall notify Landlord in writing of
any proposed Alterations.  Decorative
work within the Premises shall not constitute Changes or Alterations.  If Landlord reasonably concludes that the
Alterations involve any unusual construction, alterations or additions
requiring, material, unusual expense to readapt the Premises to normal office
use on the Term Expiration Date, Landlord shall notify Tenant in writing at the
time of approval that such re-adaptation will be required to be made by Tenant
prior to such Term Expiration Date without expense to Landlord.

 

Any and all
alterations, including Changes or Alterations to be performed beyond the
Landlord’s Work shall be performed by GCCI at cost plus ten percent (10%) as
defined in Article in above, if Landlord so elects to perform the
same.  Landlord shall provide to Tenant
appropriate backup data regarding invoices submitted.  If Landlord does not elect to perform such
Changes or Alterations, then such alterations, including Changes or Alterations
shall be done by any reasonable contractor chosen by Tenant, subject to the
following sentence, provided any such contractor is reputable, bondable by
reputable bonding companies (although no bond is required so long as Landlord
is adequately protected against any liens), carries the kind of insurance and
in the amounts set forth herein, and will work in harmony with Landlord’s
contractors and laborers in the Building or Park.  Tenant agrees that Landlord shall have the
right to reasonably approve Tenant’s chosen contractor.  Notwithstanding the foregoing, no such bonding
is required for interior, non-structural, non-roof, non-mechanical Changes or
Alterations.  Tenant in making any
alterations, including Changes or Alterations, shall cause all work to be done
in a good and workmanlike manner using materials substantially equal to or
better than those used in the construction of the Premises and shall comply
with or cause compliance with all laws and with any direction given by any
public officer pursuant to law.  Tenant
shall obtain or cause to be obtained and maintain in effect, as necessary, all
building permits, licenses, temporary and permanent certificates of occupancy
and other governmental approvals which may be required in connection with the
making of any alterations, including the Changes or Alterations.  Landlord shall cooperate with Tenant in the
obtaining thereof and shall execute any documents reasonably required in
furtherance of such purpose, provided any such cooperation shall be without out
of pocket expense and/or liability to Landlord, unless GCCI will be performing
the same (and if not, then Tenant shall reimburse Landlord for its reasonable
out of pocket expenses).

 

At least
annually if such Changes or Alterations or any other alterations permitted
hereunder have occurred during the past calendar year and require the filing of
plans with the Burlington Building Department, Tenant shall furnish to Landlord
as-builts, CD compatible with Landlord’s auto CAD software or with Microsoft
Architect or such other system compatible with Landlord’s computer system and
operating manuals (if applicable and existing) of the work done by Tenant
during such past year and copies of all permits issued in connection therewith.

 

31

 

Tenant shall
have its contractor procure and maintain in effect during the term of
construction of such alterations, including Changes or Alterations, reasonably
satisfactory insurance coverages with an insurance company or companies
authorized to do business in the Commonwealth of Massachusetts, and shall, upon
Landlord’s request, furnish Landlord with certificates thereof;

 

6.1.16      Holdover - To pay to
Landlord two hundred percent (200%) the total of the Fixed and additional rent
then applicable for each month or portion thereof Tenant shall retain possession
of the Premises or any part thereof after the termination of this Lease,
whether by lapse of time or otherwise, and also to pay all damages sustained by
Landlord on account thereof. 
Notwithstanding the foregoing, Landlord agrees that one hundred and
fifty percent (150%) of said total Rent, and not two hundred percent (200%)
shall be due for any initial holdover up to thirty (30) days after the Term
Expiration Date.  Further, Landlord
agrees that consequential damages shall not accrue against Tenant until
Landlord has notified Tenant in writing that it has entered into a letter of
intent or lease for the Premises (or part thereof), which such notice shall
specify a period of not less than fifteen (15) days in which consequential
damages may commence to accrue if such holdover continues by Tenant and which
such notice may be given prior to the expiration of the Term if
applicable.  The provisions of this
subsection shall not operate as a waiver by Landlord of any right of re-entry
provided in this Lease;

 

6.1.17      Hazardous Materials - Tenant
shall not (either with or without negligence) cause or permit the escape,
disposal or release of any biologically or chemically active or other hazardous
substances or materials onto the Premises, the Lot or Park, except in
accordance with the requirements of applicable laws and regulations.  Tenant shall not allow the storage or use of
such substances or materials in any manner not permitted by law, nor allow to
be brought into the Premises any such materials or substances except to use in
the ordinary course of Tenant’s business. 
Upon Landlord’s written request, Tenant shall furnish to Landlord an
inventory of the identity of such substances or materials used in the ordinary
course of Tenant’s business, except for usual cleaning materials and office
equipment.  Without limitation, hazardous
substances and materials (“Hazardous Materials”) shall include those described
in the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource
Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901 et seq.,
the Massachusetts Hazardous Waste Management Act, as amended, M.G.L. c.21C, the
Massachusetts Oil and Hazardous Material Release Prevention and Response Act,
as amended, M.G.L. C.21E, any applicable local ordinance or bylaw, and the
regulations adopted under these acts, as amended (collectively, the “Hazardous
Waste Laws”).  If any lender or
governmental agency shall ever require testing to ascertain whether or not
there has been any release of hazardous substances or materials, then the
reasonable costs thereof shall be reimbursed by Tenant to Landlord upon demand
as additional charges if and only if the following conditions are satisfied; (i) if
such requirement applies to the Premises and (ii) if an independent,
reputable third party engineer employed by Landlord or persons acting under
Landlord conclusively determines 

 

32

 

that such release had been or is likely to
have been solely and exclusively caused by Tenant or persons acting under
Tenant.  If Tenant receives from any
federal, state or local governmental agency any notice of violation or alleged
violation of any Hazardous Waste Law, or if Tenant is obligated to give any
notice under any Hazardous Waste Law, Tenant agrees to forward to Landlord a
copy of any such notice within three (3) days of Tenant’s receipt or
transmittal thereof, in addition, Tenant shall execute affidavits, representations
and the like from time to time at Landlord’s request concerning Tenant’s best
knowledge of belief without independent investigation or inquiry regarding the
presence of hazardous substances or materials on the Premises released by
Tenant, in all events, Tenant shall indemnify Landlord in the manner provided
in Section 6.1.7 of this Lease from any release of hazardous substances or
materials on the Premises or elsewhere in the Park to the extent caused by
Tenant or persons acting under the direction and control of Tenant.  Landlord retains the right to inspect the
Premises at all reasonable times, upon reasonable notice to Tenant, to ensure
compliance with this paragraph.  The
within covenants shall survive the expiration or earlier termination of the
Term;

 

6.1.18      Signs and Advertising -
Except as hereinafter expressly provided, Tenant will not place or suffer to be
placed or maintained on the exterior or roof of the Premises or Lot, or
elsewhere in the Park, any sign, decoration, lettering or advertising matter or
any other thing of any kind without Landlord’s consent.

 

Landlord and
Tenant further agree that Tenant shall be entitled to (i) standard signage
in the lobby directory of the Building, and (ii), so long as Tenant (as set
forth in Section 1.1) is then occupying the Phase 1 space, an exterior
building signage (i.e.  Tenant shall be
entitled to install a clean and professionally lettered panel, supplied by
Tenant or at Tenant’s expense, customary or appropriate in the conduct of
Tenant’s business designating Tenant on the exterior of the Building, in a
location to be reasonably approved by Landlord).  Further, the parties agree that in the event
that Tenant leases and occupies sixty-five percent (65%) of the Building or
more and is not in default beyond all notice and cure periods, then Tenant
shall be entitled to a second sign on the exterior of the Building (provided
the same is no longer then committed to the current tenant of the
Building).  All of such exterior building
signage shall be at Tenant’s sole cost and expense, non-exclusive, subject to
local codes, rules and ordinances, and subject to Landlord’s prior
approval (not to be unreasonably withheld or denied so long as the aforesaid
leasing and occupancy thresholds are satisfied).  Tenant’s signage may be illuminated if
permitted by said codes, rules and ordinances;

 

6.1.19      Tenant’s Authority - Tenant
has the power and authority to enter into this Lease and perform the
obligations of Tenant hereunder.  This
Lease and all other documents executed and delivered by Tenant in connection
herewith constitute legal, valid, binding and enforceable obligations of
Tenant; and

 

6.1.20      Confidentiality - This Lease
document is a confidential document by and between Landlord and Tenant and
Tenant agrees that this Lease shall not be copied and 

 

33

 

distributed or
circulated to any person(s) other than to such parties, and their
respective mortgagees, successors or assigns, their legal counsel or their accountants,
brokers, advisers and insurers or to any prospective sublessees and assignees
or affiliates of Tenant, or to any prospective acquirers, investors, or lenders
of Tenant, or to regulatory authorities, or to the directors, shareholders or
officers of Tenant, or as required by law, without the prior written consent of
Landlord.  All public announcements
regarding this Lease prior to Tenant’s occupancy hereunder must be approved by
Landlord and Tenant in advance.

 

ARTICLE VII

CASUALTY AND TAKING

 

7.1           CASUALTY
AND TAKING

 

In case during
the Term all or any substantial part of the Premises, Building, and/or the
Building Parking Area, or any part thereof, or both (i.e.  in the case of a fire or casualty, requiring
greater than twelve (12) months to rebuild in Landlord’s reasonable judgment;
or in the case of a condemnation or a taking, more than thirty-five percent
(35%) of the floor area of the Premises, Building or any material part of the
means of access thereto or more than thirty-five percent (35%) of the parking
spaces located within the Building Parking Area) are damaged by fire or any
other casualty or by action of public or other authority in consequence thereof
or are taken by eminent domain Landlord shall give prompt notice, (i.e.  within thirty (30) days thereof) to Tenant
(the “Landlord’s Notice”) and this Lease shall terminate either at Landlord’s
or Tenant’s election, except as provided hereinbelow, which may be made by
notice given to the other within thirty (30) days after the date of Landlord’s
Notice, which termination shall be effective (i) in the event of a
casualty, not less than thirty (30) nor more than sixty (60) days after the
date of notice of such termination and (ii) in the event of eminent domain
event, as of the date on which such taking becomes effective and Tenant is
deprived of the use and enjoyment of the Premises, Building, or part thereof,
and/or the Building Parking Area, or part thereof.  If in any such case the Lease is not so
terminated, Landlord shall proceed promptly and use due diligence to put the
Premises, Building or part thereof, and/or the Building Parking Area, or part
thereof, or in case of taking, what may remain thereof (excluding any items
installed by Tenant which Tenant may be permitted to remove upon the expiration
of the Term) into as near as possible to the condition and character thereof
prior to such damage or taking, and in any event shall apply all insurance
proceeds or eminent domain awards received by it toward such work, for use and
occupation to the extent permitted by the net award of insurance plus any
deductibles and such amounts as Tenant may elect to make available for such
work as hereinafter provided, or the amount of the eminent domain award, and an
equitable proportion of the Fixed Rent and additional rent according to the
nature and extent of the injury shall be abated until the Premises, Building or
such remainder and the Building Parking Area shall have been put by Landlord in
such condition; and in case of a taking which permanently reduces the area of
the Premises, an equitable proportion of the Fixed Rent and additional rent
shall be abated for the remainder of the Term and, if necessary, an appropriate
adjustment shall be made to the Landlord’s Operating Costs and other additional
rent payable hereunder.

 

However, in
the case of a casualty, if such damage is not repaired and the Premises,
Building, or portion thereof, and/or Building Parking Area or part thereof, are
not restored to the 

 

34

 

same condition as they were prior to such damage within twelve (12)
months from the date of Landlord’s Notice, then Tenant, within thirty (30) days
from the expiration of such twelve (12) month period or from the expiration of
any extension thereof by reason of any Tenant’s Delay and/or Force Majeure (as
defined in Section 3.5 hereof and subject to the provisions set forth
below) as hereinafter provided, may terminate this Lease by notice to Landlord
and Landlord’s mortgagee(s), given in accordance with Section 10.3 hereof,
specifying a date not more than ten (10) days after the giving of such
notice on which the Term of this Lease shall terminate.  Notwithstanding such termination notice by
Tenant, in the event that Landlord repairs such damage and restores the
Premises to the same condition prior to such casualty during such period, not
to exceed ten (10) days, as specified in Tenant’s notice, then such notice
of termination given by Tenant to Landlord hereunder shall be null and void and
of no further force or effect.  The
period within which the required repairs may be accomplished hereunder shall be
extended by (a) the number of days lost as a result of a Tenant’s Delay,
with such term, however, relating to restoration or repair as referenced herein
and not to the initial construction of the Building, and (b) the number of
days lost as a result of Force Majeure, as defined in Section 3.5.

 

If less than a
substantial part of the Premises or Building, or portion thereof, and/or the
Building Parking Area, or portion thereof (i.e. 
in the case of a fire or casualty, requiring less than twelve (12)
months to rebuild in Landlord’s reasonable judgment; or in the case of a
condemnation or taking thirty-five percent (35%) or less of the floor area of
the Premises or Building or any part of the means of access thereto or of the
thirty-five percent (35%) of the parking spaces or less within the Building
Parking Area are damaged by fire or any other casualty or are taken by eminent
domain, then Landlord shall give prompt notice (i.e.  within thirty (30) days) thereof to Tenant,
which notice shall specify Landlord’s estimation of the time period within
which such repairs shall be completed, and thereafter Landlord shall proceed
promptly and with due diligence to the extent permitted by the net award of
insurance plus any deductible amounts and such amount as Tenant may elect to
make available for such work as hereinafter provided, or the amount of the
eminent domain award to put the Premises, Building or part thereof, and/or the
Building Parking Area, or part thereof, into as near as possible to the
condition and character thereof prior to such damage or taking.  In the event that Landlord fails to repair
such damage and restore the Premises, Building and/or Building Parking Area to
substantially the same condition prior to such fire and other casualty within
the time period as reasonably estimated by Landlord, but in no event greater
than such twelve (12) month period from the date of such Landlord’s notice to
Tenant, or any extension thereof permitted for delays lost due to any Tenant’s
delay and/or Force Majeure (as hereinbefore provided), then Tenant may
terminate this Lease by written notice to Landlord and to Landlord’s
mortgagee(s), as provided in Section 10.3 hereof, specifying a date not
more than thirty (30) days after the giving of such notice on which the Term of
this Lease shall terminate. 
Notwithstanding such termination notice by Tenant, in the event that
Landlord repairs such damage and restores the Premises to substantially the
same condition prior to such fire or other casualty during such period, not to
exceed thirty (30) days, as specified in Tenant’s notice, then such notice of
termination given by Tenant to Landlord hereunder shall be null and void and of
no further force and effect.  If less
than a substantial part of the Premises and/or the Building Parking Area as
aforesaid shall be so damaged, then Fixed Rent and additional rent due
hereunder shall be equitably abated until the Premises, Building and/or the
Building Parking Area are so restored as set forth hereunder.

 

35

 

Landlord’s
architect’s certificate, given in good faith, shall be deemed conclusive
statements therein contained and binding upon Tenant with respect to the
performance and completion of any repair or restoration work undertaken by
Landlord pursuant to this Section, except in the event of disagreement between
Landlord and Tenant relating to this Section, in which event the dispute resolution
provisions of Section 3.6 shall apply. 
Further, Tenant shall have all general rights and provisions relating to
the initial construction in Article III in connection with any rebuilding
under this Article VII, but expressly excluding any such allowances set
forth therein.

 

Notwithstanding
any language to the contrary, Landlord shall use diligent efforts to construct
mutually agreeable “Replacement Parking” pursuant to the following: Landlord
shall use diligent efforts to provide Replacement Parking and render Tenant’s
notice of termination nugatory (if applicable) by, within thirty (30) days
following the effective date of such destruction, taking, appropriation or
condemnation, giving to Tenant notice in writing that Landlord will, at
Landlord’s sole cost and expense, construct replacement parking spaces of the
same quantity and quality and convenience as the parking spaces so taken,
appropriated or condemned (i.e., Landlord using diligent efforts to locate the
replacement parking spaces as close to the Building as possible).  Any of such Replacement Parking shall be
preapproved by Tenant and shall be constructed by Landlord within a reasonable
time period following the effective date of such destruction, taking,
appropriation or condemnation, but in no event later than thirty (30) days
after the occurrence of such destruction, taking, appropriation or
condemnation, it being agreed by Landlord and Tenant that such time period
shall be extended to include weather-related delays as aforesaid, in which event
such Replacement Parking will be completed as reasonably possible thereafter,
Landlord agreeing to proceed promptly and with due diligence to complete
construction of any Replacement Parking. 
Landlord and Tenant acknowledge that if Landlord is prevented from
performing the final paving for said Replacement Parking on account of weather,
such final paving may be performed as soon thereafter as is feasible.  Such notice shall be accompanied by (A) a
site plan showing (i) the location of the Replacement Parking spaces, and (B) an
opinion from counsel for Landlord that such Replacement Parking may be
constructed as-of-right under then applicable zoning and land use regulations.

 

In the event
of any other taking of the Premises, Building or Building Parking Area, or any
part thereof, for temporary use or for less than one (1) year, (i) an
equitable proportion of the Fixed Rent and additional rent shall be abated
during the period of any such temporary taking; and (ii) Landlord shall
pay to Tenant its pro rata share of any such use, provided that if any taking
is for a period extending beyond the Term of this Lease, such award shall be
apportioned between Landlord and Tenant as of the Term Expiration Date.  In such event, Landlord agrees to use
diligent efforts to provide Tenant with temporary parking within the Park or at
its other nearby locations, if available.

 

Tenant has the
option but not the obligation, in any fire or other casualty which creates a
Landlord repair obligation in accordance with the terms of this Section to
make available for such reconstruction all or a portion of the amount by which
the cost of repair as certified by Landlord’s architect exceeds the amount of
proceeds received by Landlord

 

36

 

7.2           RESERVATION
OF AWARD

 

Landlord
reserves to itself any and all rights to receive awards made for damages to the
Premises, Building or Lot and the leasehold hereby created, or any one or more
of them, accruing by reason of exercise of eminent domain or by reason of
anything lawfully done in pursuance of public or other authority.  Tenant hereby releases and assigns to
Landlord all Tenant’s rights to such awards, and covenants to deliver such
further assignments and assurances thereof as Landlord may from time to time
request, hereby irrevocably designating and appointing Landlord as its
attorney-in-fact to execute and deliver in Tenant’s name and behalf all such
further assignments thereof.  It is
agreed and understood, however, that Landlord does not reserve to itself, and
Tenant does not assign to Landlord, any damages payable for (i) movable
trade fixtures installed by Tenant or anybody claiming under Tenant, at its own
expense, or (ii) relocation expenses recoverable by Tenant from such
authority in a separate action.

 

7.3           ADDITIONAL
CASUALTY PROVISIONS

 

(a)           Landlord shall not be
required to repair or replace any of Tenant’s business machinery, equipment,
cabinet work, furniture, personal property or other installations not
originally installed by Landlord.

 

(b)           In the event of any
termination of this Lease pursuant to this Article VU, the Term of this
Lease shall expire as of the effective termination date as fully and completely
as if such date were the date herein originally scheduled as the Term Expiration
Date.  Tenant shall have access to the
Premises at Tenant’s sole risk for a period of thirty (30) days after the date
of termination in order to remove Tenant’s personal property except as
prohibited by any applicable governmental agency or official.

 

(c)           Notwithstanding any
language to the contrary contained in this Article VU, if all or any
substantial part of the Premises, Building and/or the Building Parking Area or
any part thereof (as hereinabove defined), shall be damaged by fire or other casualty
or taken by eminent domain during the last year of the Term of this Lease or
the last year of the Extended Term, or prior to the Term Commencement Date for
Phase 1 hereunder, then either Landlord or Tenant may terminate this Lease
effective as of the date of such fire or other casualty or taking upon notice
to the other as aforesaid, except that Tenant may render Landlord’s notice of
termination null and void by exercising early its option to extend the initial
Term of this Lease for five (5) additional years in accordance with Exhibit F
or the applicable Extended Term, as the case may be, as applicable.  In the event of such early exercise, Landlord
and Tenant agree to determine the Fixed Rent for the applicable Extended Term
at least nine (9) months prior to the commencement date of the Extended
Term in accordance with and in the manner set forth in said Exhibit F.

 

ARTICLE VIII

RIGHTS OF MORTGAGE

 

8.1           PRIORITY
OF LEASE

 

Landlord shall
have the option to subordinate this Lease to any future mortgagee or deed of
trust of the Lot or Premises, or both (“the mortgaged premises”), provided that
the holder thereof enters into a Subordination, Non-Disturbance and Attornment
Agreement (“SNDA”) 

 

37

 

substantially in the form
attached hereto as Exhibit J (or such other form as mutually acceptable to
Landlord and Tenant and Landlord’s mortgagee). 
Landlord shall obtain a SNDA from its current lender on or before such
date which is sixty (60) days following the execution of this Lease; otherwise,
Tenant shall have the right to terminate this Lease by giving written notice
thereof to Landlord after the expiration of said sixty (60) day period, unless
within ten (10) days of receipt of Tenant’s termination notice, Landlord
obtains the SNDA, in which case the termination notice shall be rendered null
and void.

 

8.2           LIMITATION
ON MORTGAGEE’S LIABILITY

 

Upon entry and
taking possession of the mortgaged premises for any purpose other than
foreclosure, the holder of a mortgage shall have all rights of Landlord, and
during the period of such possession, the duty to perform all Landlord’s
obligations hereunder.  Except during
such period of possession, no such holder shall be liable, either as mortgagee
or as holder of a collateral assignment of this Lease, to perform, or be liable
in damages for failure to perform any of the obligations of Landlord unless and
until such holder shall enter and take possession of the mortgaged premises for
the purpose of foreclosing a mortgage.  Upon
entry for the purpose of foreclosing a mortgage, such holder shall be liable to
perform all of the obligations of Landlord accruing after said entry, provided
that a discontinuance of any foreclosure proceeding shall terminate the
liability of the holder as Landlord.

 

8.3           MORTGAGEE’S
ELECTION

 

Notwithstanding
any other provision to the contrary contained in this Lease, if prior to the
substantial completion of Landlord’s obligations under Article III, any
holder of a first mortgage on the mortgaged premises enters and takes
possession thereof for the purpose of foreclosing the mortgage, such holder may
elect, by written notice given to Tenant and Landlord at any time within ninety
(90) days after such entry and taking of possession, not to perform Landlord’s
obligations under Article HI, and in such event such holder and all
persons claiming under it shall be relieved of all obligations to perform, and
all liability for failure to perform, said Landlord’s obligations under Article HI,
and Tenant may terminate this Lease and all its obligations hereunder by
written notice to Landlord and such holder given within thirty (30) days after
the day on which such holder shall have given its notice as aforesaid.

 

8.4           NO
PREPAYMENT OR MODIFICATION, ETC.

 

No Fixed Rent,
additional rent, or any other charge shall be paid more than thirty (30) days
prior to the due dates thereof, and payments made in violation of this
provision shall (except to the extent that such payments are actually received
by a mortgagee in possession or in the process of foreclosing its mortgage) be
a nullity as against such mortgagee.  No
assignment of this Lease (excepting only in accordance with the provisions of
this Lease) and no agreement to make or accept any surrender, termination or
cancellation of this Lease (excepting only in accordance with the provisions of
this Lease) and no agreement to modify so as to reduce the rent, change the
Term, or otherwise materially change the rights of Landlord under this Lease,
or to relieve Tenant of any obligations or liability under this Lease, shall be
binding on mortgagee, valid unless consented to in writing by Landlord’s
mortgagees of which Tenant has received notice.

 

38

 

8.5           NO
RELEASE OR TERMINATION

 

No act or
failure to act on the part of Landlord which would entitle Tenant under the
terms of this Lease, or by law, to be relieved of Tenant’s obligations
hereunder or to terminate this Lease, shall result in a release or termination
of such obligations or a termination of this Lease unless (i) Tenant shall
have first given thirty (30) days prior written notice of Landlord’s act or
failure to act to Landlord’s mortgagees of which Landlord has provided written
notice to Tenant, if any, specifying the act or failure to act on the part of
Landlord which could or would give basis to Tenant’s rights, and (ii) such
mortgagees, after receipt of such notice, have failed or refused to correct or
cure the condition complained of within a reasonable time thereafter, but
nothing contained in this Section 8.5 shall be deemed to impose any
obligation on any such mortgagee to correct or cure any such condition.  “Reasonable time” as used above means and
includes a reasonable time to obtain possession of the mortgaged premises, if
the mortgagee elects to do so, and a reasonable time to correct or cure the
condition if such condition is determined to exist, however, in no event shall
such time extend beyond ninety (90) days from the date Tenant provides notice
to Landlord’s mortgagee(s) as aforesaid.

 

8.6           CONTINUING
OFFER

 

The covenants
and agreements contained in this Lease with respect to the rights, powers and
benefits of a mortgagee (particularly, without limitation thereby, the
covenants and agreements contained in this Article VIII) constitute a
continuing offer to any person, corporation or other entity, which by accepting
or requiring an assignment of this Lease or by entry or foreclosure assumes the
obligations herein set forth with respect to such mortgagee, and such mortgagee
shall be entitled to enforce such provisions in its own name.  Provided that such mortgagee agrees in
writing, pursuant to an agreement substantially in the form of Exhibit J
attached hereto, to assume the Landlord’s obligations hereunder, Tenant agrees
on request of Landlord to execute and deliver from time to time an agreement
substantially in the form of Exhibit J attached hereto which may
reasonably be deemed necessary to implement the provisions of this Article VIII.

 

8.7           SUBMITTAL
OF FINANCIAL STATEMENT

 

At any time
and from time to time during the Term of this Lease, within fifteen (15) days
after request therefor by Landlord, but not more than once per Fiscal Year,
Tenant shall supply to Landlord and/or any mortgagee a current financial
statement (including, without limitation, a balance sheet and income statement)
or such other financial information as may be reasonably required by any such
party.  As long as Tenant is a publicly
traded company, Tenant shall not be required to comply with the provisions of
this Section 8.7.

 

ARTICLE IX

DEFAULT

 

9.1           EVENTS
OF DEFAULT BY TENANT

 

It shall be an
“Event of Default” under this Lease, if (i) Tenant fails to pay Fixed Rent
or additional rent for more than seven (7) days, after written notice
thereof specifying such failure and that such failure may be an Event of
Default hereunder; (ii) Tenant fails to perform its other 

 

39

 

non-monetary obligations
hereunder for more than thirty (30) days after written notice thereof from
Landlord, together with such additional time, if any, as is reasonably required
to cure the default if the default is of such a nature that it cannot
reasonably be cured in thirty (30) days; or (iii) if Tenant makes any
assignment for the benefit of creditors, or files a petition under any
bankruptcy or insolvency law; or (iv) if such a petition is filed against
Tenant and is not dismissed within ninety (90) days; or (v) if a receiver
becomes entitled to Tenant’s leasehold hereunder and it is not returned to
Tenant within ninety (90) days; or (vi) such leasehold is taken on
execution or other process of law in any action against Tenant; then, and in
any such cases, Landlord and the agents and servants of Landlord may, in
addition to and not in derogation of any remedies for any preceding breach of
covenant, immediately or at any time thereafter while such default continues
and without further notice enter into and upon the Premises or any part thereof
in the name of the whole or mail a notice of termination addressed to Tenant at
the Premises and repossess the same as of Landlord’s former estate and expel
Tenant and those claiming through or under Tenant and remove its and their
effects without being deemed guilty of any manner of trespass and without
prejudice to any remedies which might otherwise be used for arrears of rent or
prior breach of covenant, and upon such entry or mailing as aforesaid, this
Lease shall terminate, but Tenant shall remain liable as hereinafter
provided.  After the occurrence of an
Event of Default as aforesaid, Tenant hereby waives all statutory rights of
redemption, if any to the extent such rights may be lawfully waived, and
Landlord, without notice to Tenant, may store Tenant’s effects and those of any
person claiming through or under Tenant at the expense and risk of Tenant and,
if Landlord so elects, may sell such effects at public auction or private sale
and apply the net proceeds to the payment of all sums due to Landlord from
Tenant, if any, and pay over the balance, if any, to Tenant.

 

9.2           TENANT’S
OBLIGATIONS AFTER TERMINATION

 

In the event
that this Lease is terminated under any of the provisions contained in Section 9.1
or shall be otherwise terminated for breach of any obligation of Tenant, Tenant
covenants as follows:

 

(a)           to pay forthwith to
Landlord, as compensation, a lump sum equal to the total rent reserved for the
residue of the Term.  In calculating the
rent reserved, there shall be included, in addition to the Fixed Rent and all
additional rent, the value of all other consideration agreed to be paid or
performed by Tenant for said residue, less the net proceeds of any rents
obtained by Landlord in reletting the Premises as provided in (b)(ii) below;
and

 

(b)           and, to the extent not
received in (a) above or to the extent Landlord elects, in its sole
discretion to proceed under this subparagraph (b) rather than subparagraph
(a), as an additional and cumulative obligation, to pay punctually to Landlord
all of the sums and perform all of the obligations which Tenant covenants in
this Lease to pay and to perform in the same manner and to the same extent and
at the same time as if this Lease had not been terminated.  In calculating the amounts to be paid by
Tenant under this subclause (b), Tenant shall be credited with: (i) any
amount paid to Landlord as compensation as provided in sub clause (a) of
this Section 9.2 (if Landlord elects to proceed pursuant to subclause
(a)); and (ii) the net proceeds of any rents obtained by Landlord by
reletting the Premises, after 

 

40

 

deducting all
of Landlord’s expenses in connection with such reletting, including, without
implied limitation, all repossession costs, brokerage commissions, tenant
improvements costs paid, tenant improvement allowances, or rent abatement
granted, fees for legal services, and any other expenses of reletting the
Premises or preparing the Premises for the new tenant or tenants.

 

Landlord
agrees to use commercially reasonable efforts to relet the Premises following
termination provided, however, that Landlord, in good faith: (x) may relet
the Premises or any part or parts thereof for a term or terms which may, at
Landlord’s option, be equal to or less than or exceed the period which would
otherwise have constituted the balance of the Term, and may grant such
concessions and rent abatement as Landlord in its sole judgment considers
advisable or necessary to relet same; (y) may make such alterations,
repairs and decorations in the Premises as Landlord, in its judgment, considers
advisable or necessary to relet the same, and no action of Landlord in
accordance with the foregoing sub clauses (x) and/or (y), or Landlord’s
failure to relet or to collect the rent through reletting after having used
commercially reasonable efforts, shall operate or be construed to release or
reduce Tenant’s liability as aforesaid; and (z) shall have no duty to
relet the Premises to a prospective tenant who first expressed interest in leasing
other space that Landlord (or its affiliate(s)) then has available.

 

So long as at
least twelve (12) months of the Term remain unexpired at the time of such
termination, in lieu of any other damages of indemnity and in lieu of full
recovery by Landlord of all sums payable under all the foregoing provisions of
this Section 9.2, Landlord may, by written notice to Tenant, at any time
after this Lease is terminated under any of the provisions contained in Section 9.1,
or is otherwise terminated for breach of any obligation of Tenant and before
such full recovery, elect to recover, and Tenant shall thereupon pay, as
liquidated damages, an amount equal to the aggregate of the Fixed Rent and
additional rent accrued under Article IV in the twelve (12) months ended
next prior to such termination (or if the Term has not yet commenced, the Fixed
Rent and additional rent that would be due for said time period) plus the
amount of Fixed Rent and additional rent of any kind accrued and unpaid at the
time of termination and less the amount of any recovery by Landlord under the
foregoing provisions of this Section 9.2 up to the time of payment of such
liquidated damages.

 

Nothing
contained in this Lease shall, however, limit or prejudice the right of
Landlord to prove and obtain in proceedings for bankruptcy or insolvency by
reason of the termination of this Lease, an amount equal to the maximum allowed
by any statute or rule of law in effect at the time when, and governing
the proceedings in which, the damages are to be proved, whether or not the
amount be greater, equal to, or less than the amount of the loss or damages
referred to above.

 

ARTICLE X

MISCELLANEOUS

 

10.1         TITLES

 

The titles of
the Articles are for convenience and are not to be considered in construing
this Lease.

 

41

 

10.2         NOTICE
OF LEASE

 

Concurrently
with the executing of this Lease, Landlord and Tenant have executed and
recorded a notice of lease in the form attached hereto as Exhibit I.  If this Lease is terminated before the Term
expires the parties will execute an instrument in such form acknowledging the
date of termination.

 

10.3         NOTICES
FROM ONE PARTY TO THE OTHER

 

No notice,
approval, consent requested or election required or permitted to be given or
made pursuant to this Lease shall be effective unless the same is in
writing.  Communications shall be
addressed, if to Landlord, at Landlord’s Address with a copy to Gloria M.  Gutierrez, Esq., The Gutierrez Company,
One Wall Street, Burlington, Massachusetts 01803, or at such other address as
may have been specified by prior notice to Tenant and, if to Tenant, at Tenant’s
Address with a copy to Peter J.  Dawson, Esq.,
Mirick, O’Connell, DeMallie & Lougee, LLP, 100 Front Street,
Worcester, MA 01608, or at such other place as may have been specified by prior
notice to Landlord.  Any communication so
addressed shall be deemed duly served if actually received or delivery is
refused at the foregoing addresses mailed by registered or certified mail,
return receipt requested, delivered by hand, or by overnight express service by
a carrier providing a receipt of delivery.

 

10.4         BIND
AND INSURE

 

The
obligations of this Lease shall run with the land, and this Lease shall be
binding upon and inure to the benefit of the parties hereto and their
respective heirs, successors and assigns, except that the Landlord named herein
and each successive owner of the Premises shall be liable only for the
obligations accruing during the period of its ownership, said liability terminating
as to future liability upon termination of such ownership and passing to the
successor in ownership.  Neither the
Landlord named herein nor any successive owner of the Premises whether an
individual, trust, a corporation or otherwise shall have any personal liability
beyond their equity interest in the Premises (including all proceeds and rents
deriving therefrom).

 

10.5         NO
SURRENDER

 

The delivery
of keys to any employees of Landlord or to Landlord’s agent or any employee
thereof shall not operate as a termination of this Lease or a surrender of the
Premises.

 

10.6         NO
WAIVER, ETC.

 

The failure of
Landlord or of Tenant to seek redress for violation of, or to insist upon the
strict performance of any covenant or condition of this Lease or, with respect
to such failure of Landlord, any of the Rules and Regulations referred to
in Section 6.1.4, whether heretofore or hereafter adopted by Landlord,
shall not be deemed a waiver of such violation nor prevent a subsequent act,
which would have originally constituted a violation, from having all the force
and effect of an original violation, nor shall the failure of Landlord to
enforce any of said Rules and Regulations against any other tenant in the
Park be deemed a waiver of any such Rules or Regulations.  The receipt by Landlord of Fixed Rent or
additional rent with knowledge of the breach of any covenant of this Lease
shall not be deemed a waiver of such breach by Landlord, 

 

42

 

unless such waiver be in
writing signed by Landlord.  No consent
or waiver, express or implied, by Landlord or Tenant to or of any breach of any
agreement or duty shall be construed as a waiver or consent to or of any other
breach of the same agreement or duty in a previous or subsequent instance, or
any other agreement or duty.

 

10.7         NO
ACCORD AND SATISFACTION

 

No acceptance
by Landlord of a lesser sum than the Fixed Rent and additional rent then due
shall be deemed to be other than on account of the earliest installment of such
rent due, nor shall any endorsement or statement on any check or any letter
accompanying any check or payment as rent be deemed as accord and satisfaction,
and Landlord may accept such check or payment without prejudice to Landlord’s
right to recover the balance of such installment or pursue any other remedy in
this Lease provided.

 

10.8         CUMULATIVE
REMEDIES

 

Unless
expressly provided herein to the contrary, the specific remedies to which
Landlord or Tenant may resort under the terms of this Lease are cumulative and
are not intended to be exclusive of any other remedies or means of redress to
which it may be lawfully entitled in case of any breach or threatened breach by
Tenant or Landlord, as applicable, of any provisions of this Lease.  In addition to the other remedies provided in
this Lease, Landlord or Tenant, as the case may be, shall be entitled to the
restraint by injunction of the violation or attempted or threatened violation
of any of the covenants, conditions or provisions of this Lease or to a decree
compelling specific performance of any such covenants, conditions or
provisions.

 

10.9         PARTIAL
INVALIDITY

 

If any term of
this Lease, or the application thereof to any person or circumstances shall to
any extent be invalid or unenforceable, the remainder of this Lease, or the
application of such term to persons or circumstances other than those as to
which it is invalid or unenforceable, shall not be affected thereby, and each
term of this Lease shall be valid and enforceable to the fullest extent
permitted by law.

 

10.10       LANDLORD’S
RIGHT TO CURE

 

If Tenant
shall at any time fail to perform its obligations in accordance with the
provisions of this Lease and Tenant does not commence the cure of such failure
within thirty (30) days of notice thereof, and thereafter diligently prosecute
such cure to completion (except in the event of emergency whereupon Landlord
may immediately take action), then Landlord shall have the right, but shall not
be obligated, to enter upon the Premises and to perform such obligation, notwithstanding
the fact that no specific provision for such substituted performance by
Landlord is made in this Lease with respect to such default, in performing such
obligation, Landlord may make any payment of money or perform any other act.  All sums so paid by Landlord (together with
interest at the rate set forth in Section 4.3 herein), and all necessary
incidental reasonable third party costs and expenses in connection with the
performance of any such acts by Landlord, shall be deemed to be additional rent
under this Lease and shall be payable to Landlord immediately on demand.  Landlord may exercise the foregoing rights
without waiving any other of its rights or releasing Tenant from any of its
obligations under this 

 

43

 

Lease.  Notwithstanding any provision of this Lease
to the contrary, if within said thirty (30) day period Tenant notifies Landlord
that Tenant disputes Landlord’s allegation that Tenant has failed to perform
its obligations in accordance with the provisions of this Lease, then (i) Tenant
shall nevertheless commence the cure of such failure within the said thirty
(30) day period, and (ii) the subject matter of the dispute shall be
resolved at the election of Tenant by an action brought in the Superior Court
Department of Middlesex County or resolved by binding arbitration by a single
arbitrator through REBA Dispute Resolution, Inc. under its Arbitration
Guidelines in effect at the time of such arbitration.  The Landlord and Tenant and arbitrator agree
that there shall be no more than three (3) days of presentation in the
arbitration, that the arbitration shall be held within thirty (30) days of the
election for arbitration, and the arbitrator shall render his or her decision
within ten (10) days of the completion of the presentation.  Each party shall pay its own costs and
expenses for any such action or arbitration. 
Each determination under this Section 10.10 shall be binding upon
Landlord and Tenant.

 

10.11       ESTOPPEL
CERTIFICATE

 

Tenant and
Landlord agree on the Commencement Date, and from time to time thereafter, upon
not less than thirty (30) days’ prior written request by the other, to execute,
acknowledge and deliver to Tenant or Landlord (as applicable) a statement in
writing substantially in the form attached hereto as Exhibit G (or a
similar statement if so requested by Tenant, modified accordingly), certifying
if true (and where not true, indicating where not true), as follows: that this
Lease is unmodified and in full force and effect; that except as set forth in
this Lease, Tenant has no defenses, offsets or counterclaims against its
obligations to pay the Fixed Rent and additional rent and to perform its other
covenants under this Lease; that there are no uncured defaults of Landlord or Tenant
under this Lease (or, if there are any defenses, offsets, counterclaims, or
defaults, setting them forth in reasonable detail); and the dates to which the
Fixed Rent, additional rent and other charges have been paid.  Any such statements delivered pursuant to
this Section 10.11 may be relied upon by any prospective purchaser or
mortgagee or any prospective assignee of any such mortgagee.

 

10.12       WAIVER
OF SUBROGATION

 

Landlord and
Tenant mutually agree, with respect to any hazard which is covered by casualty
or property insurance then being carried by them, or required to be carried
hereunder (whether or not such insurance is then in effect) to release each
other from any and all claims, liability, loss, damage, cost or injury with
respect to such loss regardless if caused by the fault or negligence of the
other party; and they further mutually agree that their respective insurance
companies shall have no right of subrogation against the other on account
thereof.  Each party shall be responsible
for its own deductibles and retentions.

 

10.13       BROKERAGE

 

Tenant
represents and warrants to Landlord, and Landlord represents and warrants to
Tenant, that it has dealt with no broker, other than the Real Estate Broker
listed in Section 1.1, in connection with this transaction and agrees to
defend, indemnify and save the other party harmless from and against any and
all claims for a commission arising out of this Lease made by anyone claiming
to have dealt with the party making the representation, other than the Real 

 

44

 

Estate Broker listed in Section 1.1.  Landlord shall be responsible for, and agrees
to hold Tenant harmless with respect to, all fees and commissions payable to
such Real Estate Broker specified in Section 1.1 pursuant to a separate
agreement.

 

10.14       PARKING

 

Tenant’s
occupancy of the Premises shall include the non-exclusive use of parking spaces
in common with other tenants of the Building on a ratio of three (3) on-grade
parking spaces per 1,000/RSF, which such spaces are designated (and shall be
referred to in this Lease) as the Building Parking Area as shown on the plans
attached hereto and made a part of Exhibit A (“Building Parking Spaces”).

 

10.15       400
AND 600 WHEELER ROAD

 

Landlord
agrees to provide Tenant with advance notice when Landlord (TGC or its
affiliates) commence development discussions for construction of approximately
250,000 square feet to be developed at 400 and 600 Wheeler Road, but in any
event prior to commencement of any actual construction.

 

10.16       ACCESS

 

Subject to the
terms and provisions of this Lease and all laws applicable to the Premises,
Tenant shall have twenty-four (24) hours, seven (7) days per week,
fifty-two (52) weeks per year, access to the Premises (including the Building
Parking Area).

 

10.17       ENTIRE
AGREEMENT

 

This
instrument contains the entire and only agreement between the parties as to the
Premises, and no oral statements or representations or prior written matter not
contained in this instrument shall have any force or effect.  This Lease shall not be modified in any way
except by a writing subscribed by both parties.

 

10.18       GOVERNING
LAW

 

This Lease
shall be governed by and construed and enforced in accordance with the laws and
the Courts of the Commonwealth of Massachusetts.

 

10.19       ADDITIONAL
REPRESENTATIONS

 

Landlord
represents and warrants to Tenant as follows:

 

(a)           that Landlord has the
right and authority to enter into this Lease and grant Tenant possession of the
Premises and other rights set forth herein;

 

(b)           that Landlord is the
fee simple owner of the Lot and that Landlord (or its affiliate(s) or an
affiliate(s) of The Gutierrez Company) are the fee simple owners of the
Park;

 

45

 

(c)           that on the Term Commencement
Date the Building, the Building Parking Area and the Lot shall comply with all
dimensional, use, parking, loading and other zoning requirements of the Town of
Burlington, and all applicable building codes and governmental requirements,
including without limitation the Americans with Disabilities Act (ADA);

 

(d)           Landlord has good and
marketable title to the Premises in fee simple absolute.  There are no restrictive covenants, exclusive
use provisions in other tenants’ leases, or other agreements of which Landlord
(or its affiliates) are a party to, or are aware of, that will prevent or
interfere in any respect with Tenant’s use and occupancy of the Premises for
the Permitted Uses described herein;

 

(e)           The Mortgagee reflected
on the Subordination, NonDisturbance and Attornment Agreement attached as Exhibit “J”
is the only Mortgagee of the Building, Lot and Building Parking Area;

 

(f)            To the best of
Landlord’s knowledge, the Premises are free of all violations, orders or
notices of violations of all public or quasi-public authorities, whether or not
of record;

 

(g)           To the best of Landlord’s
knowledge, the Premises are in compliance with all local zoning ordinances and
parking requirements;

 

(h)           To the best of Landlord’s
knowledge, the Premises are free from asbestos and asbestos-containing
materials and all other Hazardous Materials (hereinbefore defined);

 

10.20       COVENANTS
INDEPENDENT

 

To the extent
any provision hereof or any application of any provision hereof may be declared
unenforceable, such provision or application shall not affect any other
provision hereof or other application of such provision.  Notwithstanding any language to the contrary
in this Lease, except as expressly set forth in Sections 3.2, 4.1 and 5.2, or
in Article VII, Tenant acknowledges and agrees that Tenant’s obligation to
pay Fixed Rent and additional rent and to perform its other obligations
hereunder are absolute, unconditional and irrevocable obligations which are
separate and independent of any and all obligations, covenants, warranties, or
representations of Landlord hereunder, with the result that Tenant’s sole
remedy for any alleged breach by Landlord of its obligation hereunder shall be
to commence a judicial proceeding against Landlord seeking specific
performance, and not to deduct or set off Fixed Rent or additional rent or
terminate this Lease.

 

10.21       ROOFTOP
COMMUNICATION EQUIPMENT

 

Subject to the
provisions hereinafter provided and availability of space, Tenant shall have
the right from time to time during the Term hereof, without any additional
consideration from Tenant hereunder, to install and maintain, on a
non-exclusive basis, rooftop communication equipment and/or antennae(s) for
Tenant’s communications network on the roof of the Building.  Subject to applicable law, matters of title,
and the consent of Landlord (which consent shall not 

 

46

 

be unreasonably withheld or
delayed), Tenant, at its sole cost and expense, has the right to install such
equipment and/or antennae(s) on the roof of the Building.  The size and location of the installation
shall be at a site acceptable to Landlord, provided such site affords Tenant an
operable communication system and the approval of any such size and location
shall not be unreasonably withheld or delayed by Landlord.  Tenant shall install the equipment and/or
antennae(s) in such a manner as to not interfere with the space or the
rooftop equipment of other tenant(s) of the Building and at all times in
accordance with sound construction practices, and in accordance with all
applicable laws, rules, codes and ordinances, and in a good and workmanlike
manner.  Tenant shall use such roofing
contractor required to comply with the existing roof warranties.  The cost of any structural review of the
proposed location and weight of such equipment and/or antennae(s) shall be
at Tenant’s expense.  Tenant shall
indemnify, defend and hold Landlord harmless from and against any and all
liability or loss arising from or out of the installation or removal of such
rooftop communication equipment, except where the existing roofing contractor
is listed as aforesaid, in which event no indemnity from Tenant shall
apply.  Upon expiration of the Term,
Tenant shall be responsible for the removal of the same and for repairing any
damage caused therefrom.

 

10.22       REDUCTION
OF PREMISES

 

So long as
there does not then exist an uncured, continuing Event of Default as defined in
Section 9.1 of this Lease, Tenant may, at its sole option, have the
one-time right to reduce the Premises by an amount up to 10,000 rentable square
feet, so long as the same is marketable by Landlord, as determined by Landlord
in its reasonable discretion (the “Reduction Option”), effective on the 3rd
anniversary and fifth (5th) anniversary of the Phase 1 Commencement Date (the “Reduction
Date”), by delivering notice (the “Notice”) of its election to Landlord at
least nine (9) months in advance, and with such Notice, Tenant shall
provide a plan of the space to be reduced (“Reduced Space”) and Tenant shall
pay to the Landlord on or before the Reduction Date the applicable Fee as set
forth below.  The costs incurred to
demise the Reduced Space from the Premises shall be done at Tenant’s
expense.  For purposes hereof, the term “Fee”,
as of the third anniversary of the Phase 1 Commencement Date, and assuming all
three Phases are delivered to Tenant, shall be equal to $37.00/RSF per the
Schedule attached hereto as Exhibit O. 
The Tenant, from time to time, may request from the Landlord what the amount
of the Fee will be based on a fifth (5th) anniversary Reduction Date.  If Tenant exercises its Reduction Option,
then the “Premises” shall automatically be reduced by the Reduced Space set
forth in the Notice (so long as Landlord agrees that the Reduced Space is
marketable as set forth herein) as of the Reduction Date (with the same effect
as if such Reduction Date were the Term Expiration Date set forth in Section 1.1
as to the Reduced Space) without the necessity of any additional
documentation.  Adjustments shall be made
to the Fixed Rent and additional rent obligations as of the Reduction
Date.  The remaining Premises and
provisions of this Lease shall remain unchanged.  There shall be a presumption that if the
Reduced Space has access to the Common Areas (including all utility systems)
and is not oddly configured, that the Reduced Space is marketable.  Landlord shall notify Tenant of its
determination of whether the Reduced Space is marketable within twenty (20)
days of Landlord’s receipt of the Notice. 
If Landlord does not object within said twenty (20) day period, then the
Reduced Space shall be deemed to be marketable. 
If Landlord determines that the Reduced Space is not marketable, then
Landlord shall notify Tenant of its determination and Tenant shall, within
twenty (20) days of Tenant’s receipt of Landlord’s notice, either submit the
initial plan of the Reduced Space to Landlord with 

 

47

 

a statement of reasons why
Tenant believes it is marketable or submit a different plan to Landlord of the
Reduced Space (the “Second Notice”).  If
Landlord does not determine that the Reduced Space as initially proposed or as
revised is marketable within twenty (20) days of Landlord’s receipt of the
Second Notice, then the dispute shall be resolved at the election of Tenant by
an action brought in the Superior Court Department of Middlesex County or
resolved by binding arbitration by a single arbitrator through REBA Dispute, Inc.
under its Arbitration Guidelines in effect at the time of such
arbitration.  The Landlord and Tenant and
arbitrator agree that there shall be no more than three (3) days of
presentation in the arbitration, that the arbitration shall be held within
thirty (30) days of the election for arbitration, and the arbitrator shall
render his or her decision within ten (10) days of the completion of the
presentation.  The arbitrator shall be
provided a copy of this section of the Lease and agrees to be bound by the
same.  Each party shall pay its own costs
and expenses for any such action or arbitration.  Each determination under this Section 10.22
shall be binding upon Landlord and Tenant.

 

10.23       5TH AND 6TH FLOOR PREMISES

 

The Landlord
represents, warrants and covenants with the Tenant, and Tenant is relying on
the same as a material inducement to enter into this Lease as follows:

 

(a)           Landlord shall use good
faith, diligent, commercially reasonable efforts to relocate the current
occupant of the area on the 5th floor known as “the Applied Radar Space”,
consisting of approximately 1309 rentable square feet (“Radar Space”) on or
before such date which is within a year of the Term Commencement Date for Phase
1, Landlord agreeing, however, to relocate the tenant as soon as possible prior
to the same and to commence discussions with said tenant immediately following
the execution of this Lease.  Landlord
shall keep Tenant apprised, from time to time, regarding the status of Landlord’s
efforts to relocate such occupant. 
Further, Landlord shall provide to Tenant evidence of an agreement with
the Radar Space occupant at least ten (10) days prior to the one year
anniversary of Phase 1 Commencement Date, which agreement provides for the
relocation of such occupant on or before expiration of said one year date.  Once relocated, the Radar Space shall be added
to the Lease, Landlord shall build out the Radar Space consistent with Tenant’s
other Premises, Landlord shall provide to Tenant allowances consistent with Exhibit M
for the Radar Space, Tenant shall have thirty (30) days’ access to ready the
Radar Space for Tenant’s use and Landlord shall abate the monthly Fixed Rent
applicable to the Radar Space for four months after Landlord delivers the Radar
Space in accordance with Section 3.2 of the Lease and subject to the terms
and provisions thereof, including Tenant supplying the necessary plans and
specifications necessary for delivery therefor.

 

(b)           Landlord shall, as part
of Landlord’s Work described in Article in hereof, on or prior to the Term
Commencement Date for Phase 1 extend the area leased to the Tenant on the sixth
floor by recapturing a portion of the common area hallway, and install a
magnetic door to the fire door (“Sixth Floor Improvements”), all as more
particularly set forth on the plan attached as Exhibit A.

 

(c)           The Landlord, pursuant
to the current lease for the Radar Space, possesses the right to relocate the
Radar Space occupant otherwise the lease is automatically terminated if the
parties do not agree on the new space.

 

48

 

(d)           Once the Radar Space is
completed, the Landlord and Tenant shall execute an Amendment to Lease amending
the Rentable Floor Area of Tenant’s Space and the Fixed Rent as set forth in Section 1.1.

 

Remainder of Page Intentionally
Left Blank 

Signature Page to Follow

 

49

 

IN WITNESS
WHEREOF, the parties hereto have duly executed this Lease as of this
       day of May, 2007.

 

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  ONE WHEELER ROAD ASSOCIATES

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  The
  Gutierrez Company,

  
	
   

  	
   

  	
  Its General
  Partner

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Arthur J.
  Gutierrez, Jr.

  
	
   

  	
   

  	
  President

  
	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  May     , 2007

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
  ASPEN TECHNOLOGY, INC.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Date:

  	
  May     , 2007

  	
   

  
					

 

50

 

EXHIBIT “A”

 

Plans Showing Tenant’s Space

the Lot (including the Building Parking Area),

and the Park

 

(SEE ATTACHED)

 

 

 

 

 

 

EXHIBIT “B”

 

Preliminary Tenant Improvement Plans and
Specifications

 

(TO BE
SUPPLIED — IF APPLICABLE)

 

 

EXHIBIT “C”

 

PRIOR RIGHT OF FIRST REFUSAL AND OPTION TO
RENT

 

FIFTH (5TH) AND SIXTH (5TH) FLOORS

 

Provided that
there does not then exist an uncured, continuing Event of Default under this
Lease and provided further that Tenant (and/or its permitted successors and/or
assigns) is then leasing the entire Premises delivered to Tenant to date, then
in no event shall Landlord decide to lease, agree to lease, lease or accept any
offer to lease any portion of the space that becomes available on the fifth (5th)
and/or sixth (6th) floors of the Building, specifically the adjacent
space shown on the Plan attached hereto as Exhibit C-l (the “Adjacent
Space”), unless Landlord first affords Tenant an opportunity to lease all or a
portion of the Adjacent Space in accordance with the provisions of this Exhibit C
and only after written notice to Tenant (except that no such notice shall be
required if Tenant exercises its option to rent all of the Adjacent Space prior
to Landlord’s receipt of an offer for any of the Adjacent Space, as set forth
in the last paragraph of this Exhibit C). 
Such notice shall contain the essential terms of any bona fide, third
party offer received by Landlord (and which offer Landlord intends to accept
but for Tenant’s rights hereunder) with respect to all or a portion of the
Adjacent Space (Landlord’s summary thereof, shall herein be referred to as the “Offer”).  The Offer shall also set forth the identity
of the prospective tenant (unless said tenant has requested that its identity
be kept confidential) and all of the essential terms and conditions upon which
Landlord proposes to lease all or a portion of the Adjacent Space, which space
shall be offered to Tenant at the same terms and conditions as set forth in the
Offer.  Upon receipt of such notice and
the Offer from Landlord, Tenant shall have a right to lease all or a portion of
the Adjacent Space as set forth in the Offer (and not portions of the same
described in the Offer) on the terms set forth in this Exhibit C by giving
notice to Landlord to such effect within twelve (12) days after Tenant’s
receipt of Landlord’s notice of such Offer. 
If such notice is not so timely given by Tenant, then Landlord shall be
free to lease that portion of the Adjacent Space described in the Offer, to
such third party on the terms and conditions contained in the Offer (or such
other more favorable terms to Landlord [but not including a greater portion of
the Adjacent Space] or substantially similar terms [i.e.  not more than five percent (5%) more
favorable to the proposed tenant but in no event including a greater portion of
the Adjacent Space, as agreed to by Landlord]) during the period commencing
after the expiration of said twelve (12) day period and ending when the
transaction is not consummated but in no event more than one hundred eighty
(180) days after expiration of the twelve (12) day period.  If the Offer varies by more than five percent
(5%) in favor of Tenant or if additional Adjacent Space is included, then
Landlord shall resubmit the adjusted Offer to Tenant, whereupon Tenant shall
have the right to lease all or a portion of the Adjacent Space on the terms set
forth herein.  In the event that Landlord
does not consummate the transaction described in the Offer with said third
party within the time parameters set forth above, then Tenant’s rights
hereunder shall revive as to the Adjacent Space subject to the Offer.  Tenant’s rights hereunder with respect to all
other Adjacent Space continue regardless of the consummation of the
transaction.  The non-exercise by Tenant
of its rights under this Exhibit C as to any one Offer by Landlord for
less than all of the Adjacent Space, shall not waive Tenant’s rights of first
refusal hereunder for any subsequent Offer for that or any portion or all of
the Adjacent Space.  The Tenant’s rights
of first refusal set forth herein may be exercised on any 

 

 

number of occasions until all
of the Adjacent Space has been leased in accordance with this Exhibit C.

 

In the event
that Tenant exercises its rights hereunder to lease said portion or all (as
applicable) of the Adjacent Space, then Landlord and Tenant hereby agree that
they shall enter into a mutually acceptable agreement amending, modifying or
supplementing this Lease (the “Amendment to Lease”), specifying that all or a
portion (as applicable) of the Adjacent Space is a part of the Premises under
this Lease and demising all or a portion (as applicable) of the Adjacent Space
to Tenant.  The Amendment to Lease will
be prepared by the Landlord and signed by Tenant within twenty-one (21) days of
receipt of the proposed Amendment to Lease from the Landlord, provided such
Amendment to Lease is consistent with the terms herein.  Notwithstanding anything to the contrary in
this Exhibit C, if Tenant notifies Landlord of its election to lease all
or a portion of the Adjacent Space, and then fails to execute and deliver the
Amendment to Lease (provided the Amendment to Lease is consistent with the
terms herein) once the same has been delivered by Landlord to Tenant in
accordance with this Exhibit C, then Landlord shall have the unrestricted
right to lease that portion of such Adjacent Space covered by the Amendment to
Lease upon whatever terms and conditions as are negotiated by Landlord in its
sole discretion; and Tenant’s right of first refusal hereunder (as to that
portion of the Adjacent Space subject to the Amendment to Lease) shall
terminate and be of no further and effect. 
The recording by Landlord, in good faith, of an affidavit to such effect
shall be conclusive evidence of the termination of Tenant’s first refusal
hereunder as to that portion of the Adjacent Space subject to the Amendment of
Lease.  Otherwise, if the Landlord and
Tenant, each acting reasonably and in good faith, fail to agree on a mutually
agreeable form of Amendment to Lease within said twenty-one (21) day period
from Tenant’s receipt of Landlord’s proposed form of Amendment to Lease, unless
such date is extended by mutual agreement of both parties hereto, then such
failure shall be treated as a non exercise by Tenant of its right of first
refusal for such portion of the Adjacent Space in accordance with the first
paragraph of this Exhibit C.

 

Notwithstanding
any language to the contrary set forth herein, Tenant shall have the option to
rent all or any portion of the Adjacent Space on the terms set forth herein at
any time prior to Landlord’s receipt of an Offer, to the extent such Adjacent
Space is available to lease and the parties are able to agree on mutually
acceptable terms, in connection therewith, Landlord agrees to notify Tenant at
least six (6) months in advance of such date that Landlord anticipates
that Adjacent Space (or portions thereof) will become available, but in any
event prior to soliciting third party offers.

 

2

 

 

3

 

EXHIBIT “D”

 

LANDLORD’S
SERVICES

 

I.              CLEANING

 

A.            Building Lobbies and Common Areas:

 

1.             Entrance doors and partition glass to be cleaned
nightly.  Wipe down frames and fixtures
as needed.

 

2.             Remove entrance mats and clean sand and dirt from pits
and floors, clean and replace mats nightly.

 

3.             Floors to be swept and washed nightly.  Maintain a high luster finish following
manufacturer’s specifications.

 

4.             Walls to be dusted and spot cleaned as necessary,
thoroughly washed twice a year.

 

5.             Empty and wipe clean trash receptacles nightly
including exterior smoker’s stations.

 

6.             Dust, with treated cloth, security desks, window
sills, directory frames, planters, etc., nightly.

 

7.             Clean directory glass nightly.

 

8.             Vacuum all carpeted areas nightly, treat and spot
clean stains, clean fully as needed.

 

9.             Vinyl tile floors to be dry mopped nightly, spot
washed with clean water as needed and spray buffed weekly.

 

10.           Sweep all stairwells in building nightly and keep in
clean condition, washing same as necessary.

 

11.           Do all high dusting (not reached in nightly cleaning)
quarterly, which includes the following:

 

(a)           Dust all pictures, frames, charts, graphs and similar
wall hangings.

 

(b)           Dust exposed piped, ventilation and air conditioning
grilles, louvers, ducts and high molding, as needed.

 

12.           Clean and maintain luster on ornamental metal work as
needed within arm’s reach.

 

13.           Dust all drapes and blinds as needed.

 

 

14.           Wash and disinfect drinking fountains using a
non-scented disinfectant nightly. Polish all metal surfaces on the unit
nightly.

 

15.           Strip and wax all resilient tile floors yearly.

 

16.           Shampoo all common area carpets at additional contract
price at least once per year.

 

B.            Common Lavatories - Daily

 

1.             Empty paper towel receptacles, bag and transport waste
paper to designated area, disinfect receptacle and add new liner.

 

2.             Empty sanitary napkin disposal receptacles, bag and
transport waste, disinfect receptacle and add new liner.

 

3.             Refill toilet tissue, hand towel dispensers, and
sanitary napkin dispensers.

 

4.             Scour, wash and disinfect all basins, bowls and
urinals using non-scented disinfectants.

 

5.             Wash, disinfect and wipe dry both sides of toilet seat
using non-scented disinfectants.

 

6.             Wash and polish all mirrors, counters, faucets, flushometers,
bright work and enameled surfaces.

 

7.             Spot clean toilet partitions, doors, door frames,
walls, lights and light switches.

 

8.             Remove all cobwebs from walls and ceilings.

 

9.             Sweep and wash all floors, using proper non-scented
disinfectants.

 

10.           Add water to floor drains weekly, disinfect monthly.

 

11.           Turn off lights.

 

12.           Mid-day bathroom check-up.

 

C.            Elevators - Nightly

 

1.             Thoroughly clean walls.

 

2.             Wipe clean control panels, door frames and mirrors.

 

3.             Vacuum cab and floor door tracks.

 

4.             Vacuum floors, shampoo as needed, wash stone floors.

 

2

 

5.             Dust ceilings.

 

D.            General Cleaning (Monday through Friday - Holidays
Excluded)

 

Tenant Areas Nightly - Unless Noted

 

1.             Empty and clean all waste receptacles nightly and
remove waste paper and waste materials, including folded paper boxes and
cartons, to designated area.  Replace
liners as needed.  Check and wash waste
baskets if soiled.  Abnormal, waste
removal (e.g.  computer installation paper,
bulk packaging, wood or cardboard crates, refuse from cafeteria operation,
etc.) shall be Tenant’s responsibility.

 

2.             Weekly hand dust with treated cloth and wipe clean or
feather duster all accessible areas on furniture, desks, files, telephones, fixtures
and window sills.

 

3.             Clean all glass table tops and tenant entrance
glass.  Spot clean glass partitions.

 

4.             Spot clean all walls, door frames and light switches.

 

5.             Wipe clean and polish all bright metal work as needed
within arm’s reach.

 

6.             All stone, ceramic, tile, marble, terrazzo and other
unwaxed flooring to be swept, using approved dust-down preparation.

 

7.             All wood, linoleum, rubber asphalt, vinyl and other
similar type of floors to be swept, using approved dust-down preparation and
mopped or cleaned with dry system cleaner nightly.

 

8.             Reception areas, halls, high traffic areas to be
vacuumed nightly.

 

9.             Offices and cubicles to be spot vacuumed nightly.  Complete vacuum weekly.

 

10.           Spot clean carpet stains.

 

11.           Wash and clean all water fountains and coolers
nightly.  Sinks and floors adjacent to
sinks to be washed nightly.

 

12.           Dust blinds as needed.

 

13.           Vinyl tile floors to be dry mopped nightly, spot
washed with clean water as needed and spray buffed every two (2) weeks.

 

14.           Clean Refrigerators - inspect for rotten materials and
dispose as required and fully clean (disposal and wipedown) once a week
(Fridays).

 

3

 

15.           Wipe out microwave.

 

E.             Common Showers

 

1.             Wash shower walls and floors nightly, using proper
non-scented disinfectants.

 

2.             Clean and disinfect shower curtains weekly.

 

3.             Scrub showers with bleach weekly.

 

4.             Wash tile walls with proper grout cleaning compound as
needed.

 

5.             Add water to floor drains weekly, disinfect monthly.

 

6.             Turn off lights.

 

II.            HEATING, VENTILATING AND AIR CONDITIONING

 

1.             Heating, ventilation and air conditioning as required
to provide reasonably comfortable temperatures for normal business day
occupancy (except holidays), Monday through Friday, from 7:00 AM to 7:00 PM,
and Saturday from 8:00 AM to 1:00 PM, if so requested by Tenant.  HVAC services beyond the aforesaid normal
building hours of operation, including Saturday from 8:00 AM to 1:00 PM, can be
made available to Tenant, if so requested by Tenant, by providing Landlord at
least twenty-four (24) hours prior written or facsimile notice for such
request.  The request shall clearly state
the start and stop hours of the “off-hour” service.  Tenant shall submit to Landlord a list of
personnel who are authorized to make such requests.  Charges for operating the Building’s HVAC
system other than the normal building hours as noted above, shall be at a cost
of approximately $25.00 per hour per unit subject to adjustment as electric
costs increase.

 

2.             Maintenance on any additional or special air
conditioning equipment and the associated operating cost thereof, will be at
Tenant’s expense.

 

III.           WATER

 

Hot water for lavatory purposes and cold water for
drinking, lavatory and toilet purposes.

 

IV.           ELEVATORS

 

Elevators for the use of all tenants and the general
public for access to and from all floors of the Building, programming of
elevators (including, but not limited to, service elevators), shall be as
Landlord from time to time determines best for the Building as a whole.

 

4

 

V.            SECURITY/ACCESS

 

Twenty-four (24) hour entry to the Building is
available to Tenant and Tenant’s employees, after normal Building hours of
operation, accessible via a key pad system located near the loading dock area
in the North Tower of the Building and key pad system located at the main
entrance to the South Tower of the Building. 
Tenant shall have unrestricted access to its Premises at all times, and
not just during normal Building Hours. 
All security shall be the responsibility of the Tenant.

 

VI.           BUILDING HOURS

 

Normal building hours of operation are Monday through
Friday from 7:00 a.m. to 7:00 p.m. 
The Building operates on Saturday from 8:00 a.m. to 1:00 p.m.,
with access to the Building subject to the provisions as outlined in Item
V.  contained herein.  Except for the heating, ventilating and air
conditioning system, which operates in accordance with the schedule as
described in Item II.  contained herein,
all Building systems, including but not limited to, electrical, mechanical,
elevator, fire safety and sprinkler, and water, operate twenty-four (24) hours
per day, seven (7) days a week, subject to repairs, failures and
interrupted service beyond Landlord’s control.

 

VII.          CAFETERIA, VENDING AND PLUMBING INSTALLATIONS

 

1.             Any space to be used primarily for lunchroom or
cafeteria operation shall be Tenant’s responsibility to keep clean and
sanitary.  Cafeteria, vending machines or
refreshment service installations by Tenant must be approved by Landlord in
writing.  All maintenance, repairs and
additional cleaning necessitated by such installations shall be at Tenant’s
expense.

 

Upon request, Landlord shall, at Tenant’s expense,
provide on a daily basis, general cleaning services to area’s contained within
Tenant’s lunchroom excepting of any appliances and/or furniture and fixtures
and the like (i.e., coffee pots, etc.) which shall in all instances be Tenant’s
responsibility as noted herein.

 

2.             Tenant is responsible for the maintenance and repair
of plumbing fixtures and related equipment installed in the Premises for its
exclusive use (such as in coffee room or cafeteria).

 

VIII.        SIGNAGE

 

Tenant shall be entitled to the Building’s standard
signage at Tenant’s main entry and on the Building’s lobby directories.

 

IX.           ELECTRICITY

 

Tenant shall pay, as additional rent and in the same
manner and time as Fixed Rent, for all electricity consumed in the Premises
pursuant to Landlord’s reasonable estimate of the electricity consumed within
the Premises (currently estimated at $1.25 per rentable square foot).  At Landlord’s option and cost, Landlord may
install a separate meter and

 

5

 

shall invoice Tenant monthly for the actual cost of Tenant’s
electricity.  Tenant shall reimburse
Landlord, as additional rent, for such consumption within thirty (30) days upon
receipt of Landlord’s invoice therefor.

 

Tenant’s use of electrical service in the Premises
shall not at any time exceed the capacity of any of the electrical conductors
or other equipment in or otherwise serving the Premises or the Building
standard, as hereinafter provided.  To
ensure that such capacity is not exceeded and to avert possible adverse effects
upon the Building’s electrical system, Tenant shall not, without at least
thirty (30) days prior written notice to and consent of Landlord in each
instance, connect to the Building electric distribution system any fixtures,
appliances or equipment which operates on a voltage in excess of 277/480 volts
nominal, or make any alteration or addition to the electric system of the
Premises, in the event Tenant shall use (or request that it be allowed to use)
electrical service in excess of that deemed by Landlord to be standard for the
Building, Landlord may refuse to provide such excess usage or refuse to consent
to such usage or may consent upon such conditions as Landlord reasonably elects
(including but not limited to the installation of utility service upgrades,
sub-meters, air handlers or cooling units, or back-up generators), and all such
additional usage (except to the extent prohibited by law), installation and
maintenance thereof shall be paid for by Tenant, as additional rent, upon
Landlord’s demand.

 

It is understood that the electrical generated service
to the Premises may be furnished by one (1) or more generators of
electrical power and that the cost of electricity may be billed as a single
charge or divided into and billed in a variety of categories, such as
distribution charges, transmission charges, generation charges, congestion
charges, public good charges, and other similar categories, and may also
include a fee, commission or other charge by a broker, aggregator or other
intermediary for obtaining or arranging the supply of generated
electricity.  Landlord shall have the
right to select the generator of electricity to the Premises and to purchase
generated electricity for the Premises through a broker, aggregator or other
intermediary and/or buyers group or other group and to change the generator of
electricity and/or manner of purchasing electricity from time to time.

 

If Landlord undertakes activities for the purpose of
reducing Tenant’s operating costs (such as negotiating an agreement with a
utility or another energy generator or engaging an energy consultant or
undertaking conservation or other energy efficient measures that may require
capital expenditures), Tenant shall pay its proportionate share of all costs
and expenses associated with such actions (including, but not limited to,
brokers’ commissions, legal fees and capital expenditures), as additional rent,
if, as and when payment is made by Landlord.

 

As used herein, the term “generator of electricity”
shall mean one or more companies (including, but not limited to, an electric
utility, generator, independent or non-regulated company) that provides
generated power to the Premises or to the Landlord to be provided to the
Premises, as the case may be.

 

6

 

X.            OTHER UTILITIES

 

Tenant shall be responsible for the payment of all
other utilities consumed by Tenant in the Premises, including telephone, cable,
other communications and gas (if applicable). 
Tenant shall pay for such consumption directly to the provider of such
utilities.

 

7

 

EXHIBIT
‘E’

 

RULES
AND REGULATIONS

 

1.             The entrance, lobbies, passages, corridors, elevators
and stairways shall not be encumbered or obstructed by Tenant, Tenant’s agents,
servants, employees, licensees, and visitors, or be used by them for any
purpose other than for ingress and egress to and from the Premises.  The moving in or out of all safes, freight,
furniture, or bulky matter of any description must take place during the hours
which Landlord may reasonably determine from time to time.  Landlord reserves the right to inspect all
freight and bulky matter to be brought into the Building and to exclude from
the Building all freight and bulky matter which violates any of these
Rules and Regulations or the Lease of which these Rules and
Regulations are a part.

 

2.             No curtains, blinds, shades, screens, advertisements,
signs, or the like other than those furnished by Landlord, shall be attached
to, hung in, affixed to, or used in connection with any window or door of the
Premises or to any other area of the Premises (including without limitation on
interior windows, walls and doors) that is visible from the outside of the
Building or visible from any common area of the Building without the prior written
consent of the Landlord (taking into account such factors such as size, color
and style and compatibility with the Building). 
If Tenant is not the sole Building tenant, interior signs on doors on
the common areas of the Building shall be painted or affixed for Tenant by
Landlord, or by sign painters first approved by Landlord, at the expense of
Tenant and shall be of a size, color and style acceptable to Landlord and shall
be compatible to the Building.

 

3.             Tenant shall furnish Landlord with master keys or
access devices for any security (door access) system provided and installed by
Tenant, so long as the same has been approved by Landlord.  Tenant shall be allowed to place additional
locks or bolts upon doors and windows within the Premises, as long as Tenant
provides master keys to Landlord as aforesaid as these additional locks and
bolts could prove to be a hindrance to Landlord providing building services,
such as cleaning and maintenance.  Tenant
must, upon the termination of its tenancy, remove all additional locks and
bolts and restore all original door hardware and provide Landlord all Building
keys either furnished to or otherwise procured by Tenant; and in the event of
the loss of any keys so furnished, Tenant shall pay to Landlord the reasonable
replacement cost thereof.

 

4.             Canvassing, soliciting and peddling in the Building,
or on the Lot or in the Park is prohibited, and Tenant shall cooperate to
prevent the same.

 

5.             Tenant shall comply with all reasonably necessary
security measures from time to time established by Landlord for the Building or
Park, if applicable.

 

6.             Tenant agrees that there shall be no smoking allowed
anywhere in the Premises or Building.

 

 

7.             No animals, with the exception of “assistance animals”
(e.g., seeing eye dogs), shall be brought into the Building by Tenant, Tenant’s
agents, servants, employees, invitees, subtenants and assigns.

 

8.             Users of any common fitness room or shower facilities
within the Building (if applicable) shall only place a lock on a locker only during
the time they are using the fitness, locker room and/or shower facilities.

 

2

 

EXHIBIT
“F”

 

OPTION
TO EXTEND

 

The Tenant has the option to extend this Lease for two
(2) successive term(s) of five (5) consecutive years each (the
“Extended Terms”, or the “first Extended Term” or “second Extended Term”), the
exercise of which shall automatically extend the Term of this Lease without the
necessity of additional documentation. 
So long as there does not exist any Event of Default hereunder at such
time either of the Extended Terms is exercised, the first option to extend
shall be deemed to have been exercised by Tenant’s notification to Landlord
that it elects to exercise its first option to extend at least nine
(9) months but not more than eighteen (18) months prior to the end of the
initial Term hereunder, and the second option to extend shall be deemed to have
been exercised by Tenant’s notification to Landlord that it elects to exercise
its second option to extend at least nine (9) months but not more than
eighteen (18) months prior to the end of the first Extended Term
hereunder.  The Extended Terms shall be
upon the same terms and conditions as are set forth in this Lease, except that
(i) there shall be no additional option to extend after the termination of
the second Extended Term or the failure to exercise the first Extended Term or
second Extended Term, whichever shall first occur, and (ii) the annual
Fixed Rent for the Extended Terms shall be equal to ninety-five (95%) percent
of the then Market Rent (as defined in and determined in accordance with
Exhibit H).  Notwithstanding the
foregoing, in no event, however, shall the annual Fixed Rent for the first Extended
Term be less than the annual Fixed Rent and additional rent (i.e.  including the then escalation) payable during
the last year of the initial Term, and in no event shall the annual Fixed Rent
for the second Extended Term be less than the annual Fixed Rent and additional
rent (i.e.  including the then
escalation) payable during the last year of the first Extended Term.

 

 

EXHIBIT
“G”

 

ESTOPPEL
CERTIFICATE

 

DATE:                                  

 

The undersigned hereby certifies as follows:

 

1.             Aspen Technology, Inc.(as “Tenant”), and One Wheeler Road Associates (as
“Landlord”), entered into a written lease agreement dated May             , 2007 (hereinafter referred to as the “Lease”), in
which Landlord leased to Tenant and Tenant leased from Landlord, certain
premises consisting of 60,177 rentable square feet (RSF) of tenant space (the
“Premises”), comprising a portion of the building (the “Building”) located on
that certain parcel of real property known and numbered as 200 Wheeler Road, in
the Town of Burlington, County of Middlesex, Commonwealth of Massachusetts, and
as more particularly described in the Lease (the “Property”).

 

2.             The Lease is in full force and effect and has not been
amended, modified, supplemented or assigned by Tenant.  The Lease represents the entire agreement
between Landlord and Tenant.

 

3.             The Tenant has accepted the Premises and presently
occupies them, and is paying rent on a current basis.  Tenant has no setoffs, claims, or defenses to
the enforcement of the Lease.

 

4.             As of the date of this certificate, Tenant is not in
default in the performance of any of its obligations under the Lease, and has
not committed any breach of the Lease, and no notice of default has been given
to Tenant.

 

5.             As of the date of this certificate, Landlord is not in
default in the performance of any of its obligations under the Lease, and has
not committed any breach of the Lease, and no notice of default has been given
to Landlord.

 

6.             The amount of Fixed Rent currently due and as defined
in the Lease is
$              
per year, which was payable from
                    
(“Rent Commencement Date”).  Fixed Rent
has been paid by Tenant under the Lease up to and including
                      .

 

The amount of the Operating Cost Escalation adjustment
currently payable by Tenant is
$                  
per month and
            
Operating Cost Escalation adjustment has been paid.

 

7.             Tenant has paid to Landlord a Security Deposit in the
amount of
$             in
the form of
                      .

 

8.             Tenant has no claim against Landlord for any other security
deposit, prepaid fee or charge or prepaid rent.

 

9.             The Term of the Lease commenced on
                      
(“Term Commencement Date”), and is presently scheduled to expire on
                      
(“Term Expiration Date”).

 

 

If there are any rights of extension or renewal or
expansion under the terms of the Lease, the same have not, as of the date of
this certificate, been exercised.

 

10.           Tenant is executing and delivering this certificate
with the understanding that a lender provided financing which affects the
Building and the Property.  Tenant
acknowledges and agrees that Landlord and Lender shall be entitled to rely on
Tenant’s certifications set forth herein.

 

TENANT:

 

	
   

  	
  ASPEN TECHNOLOGY, INC.

  
	
   

  	
   

  
	
   

  	
  A
                        
  corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
							

 

 

[TO BE
MODIFIED FOR LANDLORD UPON 

A TENANT REQUEST PURSUANT TO SECTION 10.11]

 

2

 

EXHIBIT
“H”

 

MARKET
RENT

 

The market rent for the Premises shall be the then
fair market rent for similar space in similar buildings in the Town of
Burlington, which such rent (the “Market Rent”) shall be determined as follows:

 

(a)           The Market Rent shall be proposed by Landlord within
fifteen (15) days of receipt of Tenant’s notice that it intends to exercise its
option to extend the Term as specified in Exhibit “F”, of this Lease
hereof (the “Landlord’s Proposed Market Rent”). 
The Landlord’s Proposed Market Rent shall be the Market Rent unless
Tenant notifies Landlord, within fifteen (15) days of Tenant’s receipt of
Landlord’s Proposed Market Rent, that Landlord’s Proposed Market Rent is not
satisfactory to Tenant (“Tenant’s Rejection Notice”).

 

(b)           If Tenant delivers Tenant’s Rejection Notice and the
Market Rent is not otherwise agreed upon by Landlord and Tenant within
forty-five (45) days after Landlord’s receipt of Tenant’s notice that it
intends to exercise its option to extend the Term, then the Market Rent shall
be determined by the following appraisal procedure:

 

1.             Within fifteen (15) days of the expiration of said
forty-five (45) day period, Tenant shall give notice to Landlord, which notice
shall specify the name and address of the appraiser designated by Tenant (the
“Tenant’s Appraisal Notice”).  Landlord
shall within fifteen (15) days after receipt of Tenant’s Appraisal Notice,
notify Tenant of the name and address of the appraiser designated by
Landlord.  Such two appraisers shall,
within twenty (20) days after the designation of the second appraiser, make
their determinations of the Market Rent in writing and give notice thereof to
each other and to Landlord and Tenant. 
Such two (2) appraisers shall have twenty (20) days after the
receipt of notice of each other’s determination to confer with each other and
to attempt to reach agreement as to the determination of the Market Rent.  If such appraisers shall concur in such
determination, they shall give notice thereof to Landlord and Tenant and such
concurrence shall be final and binding upon Landlord and Tenant.  If such appraisers shall fail to concur as to
such determination within said twenty (20) day period, they shall give notice
thereof to Landlord and Tenant and shall immediately designate a third
appraiser.  If the two appraisers shall
fail to agree upon the designation of such third appraiser within five
(5) days after said twenty (20) day period, then they or either of them
shall give notice of such failure to agree to Landlord and Tenant and if
Landlord and Tenant fail to agree upon the selection of such third appraiser
within five (5) days after the appraiser(s) appointed by the parties
give notice as aforesaid, then either party on behalf of both may apply to the
American Arbitration Association or any successor thereto, or on his or her
failure, refusal or inability to act, to a court of competent jurisdiction, for
the designation of such third appraiser.

 

 

2.             All appraisers shall be independent real estate
appraisers or consultants who shall have had at least seven (7) years
continuous experience in the business of appraising real estate in the suburban
Boston area.

 

3.             The third appraiser shall conduct such hearings and
investigations as he or she may deem appropriate and shall, within ten
(10) days after the date of his or her designation, make an independent
determination of the Market Rent.

 

4.             If none of the determinations of the appraisers varies
from the average of the determinations of the other appraisers by more than ten
(10%) percent, the average of the determinations of the three
(3) appraisers shall be the Market Rent for the Premises.  If, on the other hand, the determination of
any single appraiser varies from the average of the determinations of the other
three (3) appraisers by more than ten (10%) percent, the average of the
determination of the two (2) appraisers whose determinations are closest
shall be the Market Rent.

 

5.             The determination of the appraisers, as provided
above, shall be conclusive upon the parties and shall have the same force and
effect as a judgment made in a court of competent jurisdiction.

 

6.             Each party shall pay fees, costs and expenses of the
appraiser selected by it, its own counsel fees, and one-half (1/2) of all other
expenses and fees of any such appraisal.

 

2

 

EXHIBIT
“I”

 

NOTICE
OF LEASE

 

In accordance with the provisions of Massachusetts
General Laws (Ter. Ed.) Chapter 183, Section 4, as amended, notice is
hereby given of a certain lease (hereinafter referred to as the “Lease”) dated
as of May       , 2007 by and between One
Wheeler Road Associates (hereinafter referred to as “Landlord”) and Aspen
Technology, Inc. (hereinafter referred to as “Tenant”).

 

W I T N E S S E T H:

 

1.             The address of the Landlord is c/o The Gutierrez
Company, One Wall Street, Burlington, Massachusetts 01803.

 

2.             The address of the Tenant is
                      .

 

3.             The Lease was executed on
May       , 2007.

 

4.             The Term of the Lease is a period beginning on the
Commencement Date for the Phase 1 Premises (determined pursuant to
Section 3.2 of the Lease currently estimated on September 1, 2007 and
expiring seven years and four months from the Commencement Date for the Phase 3
Premises.

 

5.             Subject to the provisions of the Lease, the Tenant has
a Right of First Refusal and a Right to Rent with respect to space located
pursuant to Exhibit “C” of the Lease.

 

6.             Subject to the provisions of the Lease, the Tenant has
the option to extend the Term of the Lease for two (2) consecutive periods
equal to five (5) years each pursuant to Exhibit “F” of the Lease.

 

7.             The demised premises is approximately 60,177 square
feet located within a six (6) story building containing approximately two
hundred fifty thousand, four hundred twenty eight (250,428) rentable square
feet located at 200 Wheeler Road, Burlington, Massachusetts 01803, and the
areas of which are the subject of all appurtenant rights and easements set
forth in Sections 2.1 and 10.14 of the Lease. 
For Landlord’s title, see deed at Book
          ,
Page           .

 

This Notice of Lease has been executed merely to give
notice of the Lease, and all of the terms, conditions and covenants of which
are incorporated herein by reference. 
The parties hereto do not intend this Notice of Lease to modify or amend
the terms, conditions and covenants of the Lease which are incorporated herein
by reference.

 

 

IN WITNESS WHEREOF, the parties hereto have duly
executed this Notice of Lease as of this       
day of May, 2007.

 

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
  ONE WHEELER ROAD ASSOCIATES

  
	
   

  	
   

  	
   

  
	 
	
   

  	
  BY:

  	
  THE GUTIERREZ COMPANY, ITS

  GENERAL PARTNER

  
	 
	
   

  	
   

  	
   

  
	 
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Arthur J. Gutierrez, Jr.

  
	 
	
   

  	
   

  	
  President

  
	 
	
   

  	
   

  	
   

  
	 
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
  ASPEN TECHNOLOGY, INC.

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
   

  	
   

  
									

 

2

 

THE
COMMONWEALTH OF MASSACHUSETTS

 

MIDDLESEX, SS

 

On this
           day of
                      ,
2007, before me, the undersigned notary public, personally appeared Arthur
J.  Gutierrez, the President, of The
Gutierrez Company, General Partner of One Wheeler Road, Burlington,
Massachusetts, proved to me through satisfactory evidence of identification,
which was o photographic identification with
signature issued by a federal or state governmental agency, o oath or affirmation of a credible witness, o personal knowledge of the undersigned, to be the
person whose name is signed on the preceding or attached document(s), and
acknowledged to me that he/she signed it voluntarily for its stated purpose.

 

	
   

  	
   

  	
  (official seal)

  	 

	
   

  	
   

  	 

	 
	
   

  	
   

  
	
   

  	
   

  	
   

  	 

	
   

  	
  Notary Public

  	 

	 
	
   

  	
  My Commission Expires:

  
							

 

 

THE
COMMONWEALTH OF MASSACHUSETTS

 

MIDDLESEX, SS

 

On this
             day of
                    ,
2007, before me, the undersigned notary public, personally appeared
                      
of Aspen Technology, Inc., proved to me through satisfactory evidence of
identification, which was o photographic identification with
signature issued by a federal or state governmental agency, o oath or affirmation of a credible witness, o personal knowledge of the undersigned, to be the
person whose name is signed on the preceding or attached document(s), and
acknowledged to me that he/she signed it voluntarily for its stated purpose.

 

	
   

  	
   

  	
  (official seal)

  	 

	
   

  	
   

  	 

	 
	
   

  	
   

  
	
   

  	
   

  	
   

  	 

	
   

  	
  Notary Public

  	 

	 
	
   

  	
  My Commission Expires:

  
							

 

3

 

EXHIBIT
“I”

 

RECORDING REQUESTED BY

AND AFTER RECORDING, RETURN TO:

 

GMAC Commercial Mortgage Corporation

200 Witmer Road

Horsham, PA 19044-8015

Attn: Executive Vice President -Servicing Administration

991091890

 

SPACE ABOVE THIS LINE RESERVED FOR RECORDER’S USE

 

SUBORDINATION,
NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT

 

This Subordination, Non-Disturbance and Attornment
Agreement (“Agreement”), is made
as of this            day of
                    ,
200   among
                    ,
not individually, but solely as Trustee for the Certificate Holders of
                    ,
Series 3,
Series           -          
under certain {Pooling/Trust} and Servicing Agreement dated as of
                    ,
                    
(“Lender”), by and through GMAC Commercial Mortgage Corporation, a California
corporation, its [Master] Servicer under said {Pooling/Trust} and Servicing
Agreement, One Wheeler Road Associates, a Massachusetts Limited Liability
Company (“Landlord”), and Aspen
Technology, Inc., a
                    
corporation, including its successors and/or assigns (“Tenant”).

 

Background

 

A.            Lender is the owner and holder of a deed
of trust or mortgage or other similar security instrument (either, the
“Security Instrument”), covering, among other things, the real property
commonly known and described as 200 Wheeler Road, Burlington, Massachusetts,
and further described on Exhibit “A” attached hereto and made a part
hereof for all purposes, and the building and improvements thereon
(collectively, the “Property”)

 

B.            Tenant is the lessee under that certain
lease agreement between Landlord and Tenant dated
May       , 2007 (“Lease”), demising a portion of the Property
described more particularly in the Lease (“Leased
Space”).

 

C.            Landlord, Tenant and Lender desire to
enter into the following agreements with respect to the priority of the Lease
and Security Instrument.

 

NOW, THEREFORE, in consideration of the mutual
promises of this Agreement, and intending to be legally bound hereby, the
parties hereto agree as follows:

 

1.             Subordination. 
Tenant agrees that the Lease, and all estates, options and rights
created under the Lease, hereby are subordinated and made subject to the lien
and effect of the Security Instrument, as if the Security Instrument had been
executed and recorded prior to the Lease.

 

 

2.             Nondistubrance. Lender agrees that no foreclosure
(whether judicial or nonjudicial), deed-in-lieu of foreclosure, or other sale
of the Property in connection with enforcement of the Security Instrument or
otherwise in satisfaction of the underlying loan shall operate to terminate the
Lease or Tenant’s rights thereunder to possess and use the leased space
provided, however, that (a) the term of the Lease has commenced,
(b) Tenant is in possession of the premised demised pursuant to the Lease,
and (c) the Lease is in full force and effect and no uncured default
exists under the Lease.

 

3.             Attornment. Tenant agrees to attorn and recognize as its
landlord under the Lease each party acquiring legal title to the Property by
foreclosure (whether judicial or nonjudicial) of the Security Instrument,
deed-in-lieu of foreclosure, or other sale in connection with enforcement of
the Security Instrument or otherwise in satisfaction of the underlying loan (“Successor Owner”).  Provided that the conditions set forth in
Section 2 above are met at the time Successor Owner becomes owners of the
Property, Successor Owner shall perform all obligations of the landlord under
the Leases arising from and after the date title to the Property was
transferred to Successor Owner.  In no
event, however, will any Successor Owner be: (a) liable for any default,
act or omission of any prior landlord under the Lease, (except that Successor
Owner shall not be relieved from the obligation to cure any defaults which are
non-monetary and continuing in nature, and such that Successor Owner’s failure
to cure would constitute a continuing default under the Lease);
(b) subject to any offset or defense which Tenant may have against any
prior landlord under the Lease; (c) bound by any payment of rent or additional
rent made by Tenant to Landlord more than 30 days in advance; (d) bound by
any modification or supplement to the Lease, or waiver of Lease terms, made
without Lender’s written consent thereto; (e) liable for the return of any
security deposit or other prepaid charge paid by Tenant under the Lease, except
to the extent such amounts were actually received by Lender; (f) liable or
bound by any right of first refusal or option to purchase all or any portion of
the Property; or (g) liable for construction or completion of any
improvements to the Property or as required under the Lease for Tenant’s use
and occupancy (whenever arising). 
Although the foregoing provisions of this .Agreement are self-operative,
Tenant agrees to execute and deliver to Lender or any Successor Owner such
further instruments as Lender or a Successor Owner may from time to time
request in order to confirm this Agreement. 
If any liability of Successor Owner does arise pursuant to this Agreement,
such liability shall be limited to Successor Owner’s interest in the Property.

 

4.             Rent Payments; Notice to Tenant Regarding
Rent Payments.  Tenant agrees not to pay rent more than one
(1) month in advance unless otherwise specified in the Lease.  After notice is given to Tenant by Lender that
Landlord is in default under the Security Instrument and that the rentals under
the Lease should be paid to Lender pursuant to the assignment of leases and
rents granted by Landlord to Lender in connection therewith, Tenant shall
thereafter pay to Lender all rent and all other amounts due or to become due to
Landlord under the Lease, and Landlord hereby expressly authorizes Tenant to
make such payments to Lender upon reliance on Lender’s written notice (without
any inquiry into the factual basis for such notice or any prior notice to or
consent from Landlord) and hereby releases Tenant from all liability to
Landlord in connection with Tenant’s compliance with Lender’s written
instructions.

 

5.             Lender Opportunity to Cure Landlord
Defaults.  Tenant agrees that, until the Security
Instrument is released by Lender, it will not exercise any remedies under the
Lease following a Landlord default without having first given to Lender
(a) written notice of the

 

2

 

alleged Landlord
default and (b) the opportunity to cure such default within the time
periods provided for cure by Landlord, measured from the time notice is given
to Lender.  Tenant acknowledges that
Lender is not obligated to cure any Landlord default, but if Lender elects to
do so, Tenant agrees to accept cure by Lender as that of Landlord under the
Lease and will not exercise any right or remedy under the Lease for a Landlord
default.  Performance rendered by Lender
on Landlord’s behalf is without prejudice to Lender’s rights against Landlord
under the Security Instrument or any other documents executed by Landlord in
favor of Lender in connection with the Loan.

 

6.             Miscellaneous.

 

(a)           Notices. All notices under this Agreement will be effective
only if made in writing and addressed to the address for a party provided below
such party’s signature.  A new notice
address may be established from time to time by written notice given in
accordance with this Section.  All
notices will be deemed received only upon actual receipt.

 

(b)           Entire Agreement:  Modification.  This
Agreement is the entire agreement between the parties relating to the
subordination and nondisturbance of the Lease, and supersedes and replaces all
prior discussions, representations and agreements (oral and written) with
respect to the subordination and nondisturbance of the Lease.  This Agreement controls any conflict between
the terms of this Agreement and the Lease. 
This Agreement may not be modified, supplemented or terminated, nor any
provision hereof waived, unless by written agreement of Lender and Tenant, and
then to the extent expressly set forth in such writing.

 

(c)           Binding Effect. 
This Agreement binds and inures to the benefit of each party hereto and
their respective heirs, executors, legal representatives, successors and
assigns, whether by voluntary action of the parties or by operation of
law.  If the Security Instrument is a
deed of trust, this Agreement is entered into by the trustee of the Security
Instrument solely in its capacity as trustee and not individually.

 

(d)           Unenforceability. 
Any provision of this Agreement which is determined by a government body
or court of competent jurisdiction to be invalid, unenforceable or illegal
shall be ineffective only to the extent of such holding and shall not affect
the validity, enforceability or legality of any other provision, nor shall such
determination apply in any circumstance or to any party not by such
determination.

 

(e)           Construction of Certain Terms. 
Defined terms used in this Agreement may be used interchangeably in
singular or plural form, and pronouns cover all genders.  Unless otherwise provided herein, all days
from performance shall be calendar days, and a “business day” is any day other
than Saturday, Sunday and days on which Lender is closed for legal holidays, by
government order or weather emergency.

 

(f)            Governing Law. 
This Agreement shall be governed by the laws of the State in which the
Property is located (without giving effect to its rules governing
conflicts of laws).

 

(g)           WAIVER OF JURY TRIAL. 
TENANT, AS AN INDUCEMENT FOR LENDER TO PROVIDE THIS AGREEMENT AND THE
ACCOMMODATIONS TO

 

3

 

TENANT OFFERED HEREBY, HEREBY WAIVES ITS RIGHT, TO THE
FULL EXTENT PERMITTED BY LAW, AND AGREES NOT TO ELECT, A TRIAL BY JURY WITH
RESPECT TO ANY ISSUE ARISING OUT OF THIS AGREEMENT.

 

(h)           Counterparts. 
This Agreement may be executed in any number of counterparts, each of
shall be deemed an original and all of which together constitute a fully
executed agreement even though all signatures do not appear on the same
document.  The failure of any party
hereto to execute this Agreement, or any counterpart hereof, shall not relieve
the other signatories from their respective obligations hereunder.

 

Remainder
of Page Intentionally Left Blank 

Signature Page to Follow

 

4

 

IN WITNESS WHEREOF, this Agreement is executed as of this
day of May, 2007.

 

	
  LENDER:

  	
   

  	
  TENANT:

  	 

	
   

  	
   

  	
   

  
	
  [insert Trustees’ name here], Trustee

  	
   

  	
  Aspen Technology, Inc.

  
	
   

  	
   

  	
   

  
	
  By: GMAC Commercial Mortgage

  Corporation, its [Master] Servicer

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  	 

	
  Name 

  	
   

  	
  Name:

  	 

	
  Title:

  	
   

  	
  Title:

  
	
   

  	
   

  	
   

  
	
  Lender Notice Address:

  	
   

  	
  Tenant Notice Address:

  
	
   

  	
   

  	
   

  
	
  [insert Trustee’s name here], Trustee

  	
   

  	
   

  
	
  c/o GMAC Commercial Mortgage Corporation

  	
   

  	
   

  	
   

  	 

	
  200 Witmer Road

  	
   

  	
   

  	
   

  	 

	
  Horsham, PA 19044

  	
   

  	
   

  	
   

  
	
  Attn: Executive Vice President — Servicing

  	
   

  	
  Attn:

  	 

	
  Administration

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  LANDLORD:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  One Wheeler Road Associates

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  The Gutierrez Company, 

  	
   

  	
   

  	 

	
   

  	
  Its General Partner

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  	
   

  	 

	
  Name: Arthur J. Gutierrez, Jr. 

  	
   

  	
   

  	 

	
  Title: President

  	
   

  	
   

  	 

	
   

  	
   

  	
   

  	 

	
  Landlord Notice Address:

  	
   

  	
   

  
	
  c/o The Gutierrez Company

  	
   

  	
   

  
	
  One Wall Street

  	
   

  	
   

  
	
  Burlington, MA 01803

  	
   

  	
   

  
															

 

5

 

Notary Acknowledgement for Lender:

 

	
  Commonwealth of Pennsylvania

  	
  :

  	
   

  
	
   

  	
  :

  	
  ss

  
	
  County of Montgomery

  	
  :

  	
   

  

 

On this, the
           day of
                    ,
200_, before me, the undersigned Notary Public, personally appeared
                                        
known to me (or satisfactorily proven) to be the person whose name is
subscribed to within instrument, and who acknowledged to me that he/she is an
officer of GMAC Commercial Mortgage Corporation in the capacity stated and that
he/she executed the within instrument in such capacity for the purposes therein
contained.

 

IN WITNESS WHEREOF, I have hereunto set my hand and
official seal.

 

 

	
   

  	
   

  	
   

  
	
   

  	
  Notary Public

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  {seal}

  

 

Notary Acknowledgement for Tenant:

 

THE
COMMONWEALTH OF MASSACHUSETTS

 

                              
COUNTY

 

On this
           day of
                    ,
2007, before me, the undersigned notary public, personally appeared
                                        
of Aspen Technology, Inc., proved to me through satisfactory evidence of
identification, which was ophotographic identification with
signature issued by a federal or state governmental agency, o oath or affirmation of a credible witness,o personal knowledge of the undersigned, to be the
person whose name is signed on the preceding or attached document(s), and
acknowledged to me that he/she signed it voluntarily for its stated purpose.

 

	
   

  	
   

  	
  (official seal)

  	 

	
   

  	
   

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
  Notary Public

  	 

	 
	
   

  	
  My Commission Expires:

  
							

 

6

 

Notary Acknowledgement for Landlord:

 

THE
COMMONWEALTH OF MASSACHUSETTS

 

MIDDLESEX, SS

 

On this
           day of
                    ,
2007, before me, the undersigned notary public, personally appeared Arthur J.
Gutierrez, Jr., as President of The Gutierrez Company, proved to me
through satisfactory evidence of identification, which was personal knowledge
of the undersigned, to be the person whose name is signed on the documents
listed below, and acknowledged to me that he signed it voluntarily for its
stated purpose.

 

	
   

  	
   

  	
  (official seal)

  	 

	
   

  	
   

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
  Notary Public

  	 

	 
	
   

  	
  My Commission Expires:

  
							

 

7

 

EXHIBIT
“K”

 

Example
of abatement (Section 4.1)

 

For purposes of example regarding the four
(4) month rent abatement of Fixed Rent applicable to the Phase 1, Phase 2
and Phase 3 Premises, if the Phase 1 Commencement Date is September 10,
2007, Fixed Rent commences on the Phase 1 Space on January 10, 2008.  Similarly, if the Phase 2 Commencement Date
is October 10, 2007, then Fixed Rent commences for the Phase 2 Space on
February 10, 2008.  If the Phase 3
Commencement Date is January 1, 2008, Fixed Rent commences on
May 1,2008.

 

 

EXHIBIT
“L”

 

Schedule
of Milestone Dates

 

[TO BE
SUPPLIED]

 

 

EXHIBIT
“M”

 

ALLOWANCE

 

a)             TI Allowance - $25.00 per rentable square
foot, which such credit shall be applied towards the first dollars due for
Landlord’s Work or for any other purpose related to the Lease or Tenant’s
furnishings, or attorneys’ fees.

 

b)            A&E Allowance - $2.50 per rentable
square foot to be used to pay architects, engineers and others the cost of
preparing the Tenant’s Plans (and specifications) in connection with the
Landlord’s Work.  Said Allowance shall be
applied to the preparation of the Tenant’s Plans.

 

The aforesaid A&E Allowance shall be paid to
Tenant within thirty (30) days of Landlord’s receipt of said requisition
(together with reasonable documentation evidencing Tenant’s expenditure of
same).  The TI Allowance shall be offset
against Landlord’s Work.  Any unused
portion of either allowance (sometimes herein collectively referred to as the
“Allowance”), shall be applied to the first rental payment due hereunder.

 

c)             Any rebates received by Landlord
regarding the purchase of any goods or materials shall be credited to the TI
Allowance for Tenant’s benefit.

 

 

EXHIBIT
“N”

 

SWING
SPACE

 

Effective as of May 1, 2007, Landlord shall
provide Tenant with up to 8,000 rentable square feet of “Swing Space” at 200
Wheeler Road on an “as is” basis, which Tenant shall have the right to lease,
at its sole option, on a tenant-at-will basis for $0.00/RSF, net of electricity
for lights and plugs until the Term Commencement Date hereunder.  Any such “Swing Space” shall be made available
to Tenant promptly upon within twenty-one (21) days notice from Tenant to
Landlord, subject to the execution of a mutually agreeable Use and Occupancy
Agreement.

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