Document:

Document

Exhibit 10.2

COLEMAN HIGHLINE
THIRD AMENDMENT TO OFFICE LEASE
THIS THIRD AMENDMENT TO OFFICE LEASE (this "Third Amendment") is made and entered into as of June 4, 2020 (the "Third Amendment Effective Date"), by and between CAP OZ 34, LLC, a Delaware limited liability company ("Landlord"), and ROKU, INC., a Delaware corporation ("Tenant").
R E C I T A L S :
A.    Reference is hereby made to that certain Office Lease dated as of August 1, 2018 between Landlord and Tenant (the "Original Lease"), as amended by that certain First Amendment to Office Lease dated as of November 14, 2018 (the "First Amendment"), and that certain Second Amendment to Office Lease dated as of April 30, 2019 (the "Second Amendment"), and as supplemented by that certain Notice of Lease Term Dates dated as of March 11, 2020 (the "Notice of Lease Term Dates", and, together with the Original Lease, First Amendment, and Second Amendment, collectively, the "Existing Lease").
B.    Pursuant to the Existing Lease, Tenant is currently leasing from Landlord a total of 380,951 RSF, as further set forth in Exhibit A to the Existing Lease, consisting of (i) the entirety of the 194,790 RSF of that certain six (6)-story building ("Building 3") located at 1173 Coleman Avenue, San Jose, California 95110, (ii) the entirety of the 163,272 RSF of that certain five (5)-story building ("Building 4") located at 1167 Coleman Avenue, San Jose, California 95110 and (iii) the entirety of the 22,889 RSF of that certain three (3)-story amenities building ("Building A2") located at 1161 Coleman Avenue, San Jose, California 95110.  Building 3, Building 4, and Building A2 are collectively referred to herein as the "Buildings." 
E.    Landlord and Tenant now desire to amend the Existing Lease to, among other things, (i) increase the amount of the Tenant Improvement Allowance with respect to the portion of the Premises located in Building 4, (ii) extend the date by which Tenant must utilize the Tenant Improvement Allowance attributable to the portion of the Premises located in Building 4; and (iii) modify various other terms and provisions of the Existing Lease, all as hereinafter provided.
A G R E E M E N T
NOW THEREFORE, in consideration of the foregoing recitals (which are hereby incorporated herein by this reference) and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:
1.Capitalized Terms.  All capitalized terms when used herein shall have the same meaning as is given such terms in the Existing Lease unless expressly superseded by the terms of this Third Amendment.
2.Tenant Improvement Allowance.  Notwithstanding any provision to the contrary contained in the Existing Lease, including, without limitation, Section 2.1 of the Tenant Work Letter attached to the Original Lease as Exhibit B (the "Work Letter"), the Tenant Improvement Allowance attributable to the Building 4 Premises (originally, a total of Thirteen Million Four Hundred Sixty-Nine Thousand Nine Hundred Forty and 00/100 Dollars ($13,469,940.00), based on $82.50 per RSF of the Building 4 Premises) shall be increased by an amount equal to One Million Five Hundred Thousand and 00/100 Dollars ($1,500,000.00), such that the revised aggregate Tenant Improvement Allowance attributable to the Building 4 
									
		

	COLEMAN HIGHLINE
1173, 1167 & 1161 Coleman Avenue
Building 3, 4 and A2
Roku, Inc.

Premises shall be an amount equal to Fourteen Million Nine Hundred Sixty-Nine Thousand Nine Hundred Forty and 00/100 Dollars ($14,969,940.00) (the "Revised Building 4 Tenant Improvement Allowance"), provided that such Revised Building 4 Tenant Improvement Allowance shall be disbursed solely for (i) Tenant Improvement Allowance Items relating to the Building 4 Premises or the Base Building, (ii) Skybridge Work Costs, and (iii) the Landlord Supervision Fee.  
3.Building 4 Premises TIA Deadline.  The final sentence of Section 2.1 of the Work Letter, as amended by Section 2 of the Second Amendment, is hereby deleted in its entirety and replaced with the following: "Any unused portion of the portion of the Tenant Improvement Allowance attributable to the Building 4 Premises remaining as of August 5, 2020 shall remain with Landlord, and Tenant shall have no further right thereto."  
4.Condition of the Premises.  Landlord and Tenant acknowledge and agree that (i) with respect to the Building A2 Premises, the Delivery Condition was satisfied and the Delivery Date occurred on October 7, 2019, (ii) with respect to the Building 3 Premises, the Delivery Condition was satisfied and the Delivery Date occurred on October 7, 2019, (iii) with respect to the Building 4 Premises, the Delivery Condition was satisfied and the Delivery Date occurred on October 23, 2019, (iv) the Final Condition Date has occurred for each portion of the Premises, and (v) except for disbursement of any undisbursed Tenant Improvement Allowance (including the Revised Building 4 Tenant Improvement Allowance), Landlord is not obligated to provide or pay for any improvement work or services related to the satisfaction of the Delivery Condition and/or the Final Condition.  In connection with the foregoing, Tenant hereby waives any and all claims at law or in equity with respect to Landlord's failure to achieve Delivery Condition or Final Condition for any portion of the Premises prior to after any particular date, and Tenant expressly waives the provisions of California Civil Code Section 1542, which provides:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY."
Tenant acknowledges that it has received the advice of legal counsel with respect to the aforementioned waiver and understands the terms thereof.
5.Governing Law.  This Third Amendment shall be governed by, construed and enforced in accordance with the laws of the State of California.
6.Counterparts.  This Third Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which when taken together will constitute one and the same instrument.  The signature page of any counterpart may be detached therefrom without impairing the legal effect of the signature(s) thereon provided such signature page is attached to any other counterpart identical thereto except having additional signature pages executed by other parties to this Third Amendment attached thereto.  Landlord and Tenant agree that electronic signatures, including those delivered by PDF or signed through the electronic signature system known as "DocuSign", shall have the same effect as originals.  All parties to this Third Amendment waive any and all rights to object to the enforceability of this Third Amendment based on the form or delivery of signature.
7.Effect of Third Amendment.  Except as amended and/or modified by this Third Amendment, the Existing Lease is hereby ratified and confirmed and all other terms of the 
									
		2
	COLEMAN HIGHLINE
1173, 1167 & 1161 Coleman Avenue
Building 3, 4 and A2
Roku, Inc.

Existing Lease shall remain in full force and effect, unaltered and unchanged by this Third Amendment.  In the event of any conflict between the provisions of this Third Amendment and the provisions of the Existing Lease, the provisions of this Third Amendment shall prevail.  Whether or not specifically amended by the provisions of this Third Amendment, all of the terms and provisions of the Existing Lease are hereby amended to the extent necessary to give effect to the purpose and intent of this Third Amendment.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE]

									
		3
	COLEMAN HIGHLINE
1173, 1167 & 1161 Coleman Avenue
Building 3, 4 and A2
Roku, Inc.

IN WITNESS WHEREOF, the parties have caused this Third Amendment to be duly executed by their duly authorized representatives as of the Third Amendment Effective Date.

LANDLORD"
CAP OZ 34, LLC
a Delaware limited liability company
By:    CAP OZ I, LLC,
a Delaware limited liability company
Its:    Sole Member
By:     HS Airport 2, LLC, 
a California limited liability company
Its:     Manager
By:    /s/ Derek K. Hunter, Jr.________
Name:     Derek K. Hunter, Jr.
Its:    Member

"TENANT"
Roku, Inc.
a Delaware corporation 

By:    /s/ Sandra V. Ladao    
Name:    Sandra V. Ladao
Its:    VP, Real Estate and Facilities

									
		4
	COLEMAN HIGHLINE
1173, 1167 & 1161 Coleman Avenue
Building 3, 4 and A2
Roku, Inc.Document

Exhibit 10.3

FOURTH AMENDMENT

THIS FOURTH AMENDMENT (this “Amendment”) is made and entered into as of 4/8/2022, by and between BCORE Coleman Owner LLC, a Delaware limited liability company (“Landlord”), and ROKU, INC., a Delaware corporation (“Tenant”).

RECITALS

A.    Landlord (as successor in interest to CAP Phase 1, LLC, a Delaware limited liability company) and Tenant are parties to that certain Office Lease dated August 1, 2018 (the “Original Lease”), as previously amended by that certain First Amendment to Lease dated November 6, 2018 (the “First Amendment”), that certain Second Amendment to Office Lease dated April 30, 2019 (the “Second Amendment”), that certain Side Letter dated December 4, 2019 (the “Side Letter”), and that certain Third Amendment to Office Lease dated September 29, 2020 (the “Third Amendment”). The Original Lease, as amended by the First Amendment, the Second Amendment, the Side Letter and the Third Amendment, is referred to herein as the “Lease”.  Pursuant to the Lease, Landlord has leased to Tenant the entirety of that certain six (6)-story building located at 1155 Coleman Avenue, San Jose, California 95110 (the “Premises”) commonly known as Building Two.

B.    Additionally, Tenant (as successor-in-interest to 8X8, Inc., a Delaware corporation), and Landlord are parties to that certain lease dated as of January 23, 2018 (the “Original Building One Lease”), as amended by that certain Assignment and Assumption of Lease, Landlord’s Consent and First Amendment of Lease dated April 30, 2019 (the “Building One Assignment and First Amendment”), that certain Side Letter dated September 3, 2020 (the “First Building One Side Letter”), that certain Side Letter dated September 29, 2020 (the “Second Building One Side Letter”), and that certain Side Letter dated October 28, 2020 (the “Third Building One Side Letter”).  The Original Building One Lease, as amended by the Building One Assignment and First Amendment, the First Building One Side Letter, the Second Building One Side Letter and the Third Building One Side Letter, is referred to herein as the “Building One Lease”.  Pursuant to the Building One Lease, Tenant is leasing the entirety of that certain five (5)-story building located at 1143 Coleman Avenue, San Jose, California, commonly known as Building One.

C.    Pursuant to the Second Amendment, Tenant was granted the exclusive use of the “Amenities Building” (as defined in the Original Lease) located at 1149 Coleman Avenue, San Jose, California.

D.    Tenant and Landlord mutually desire that the Lease be amended on and subject to the following terms and conditions.

NOW, THEREFORE, in consideration of the above recitals which by this reference are incorporated herein, the mutual covenants and conditions contained herein and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows:

1.Security Control of Amenities Building.  Notwithstanding any contrary provision of this Amendment, but subject to the terms of this Section 1, during the period (the “Security Control Period”) beginning on the first business day following the date of mutual execution and delivery of this Amendment (the “Security Control Commencement Date”) and ending on the earlier of: (i) the expiration or earlier termination of the Lease, (ii) the expiration or earlier termination of the Building One Lease, or (iii) that date on which Tenant, for any reason, loses it’s exclusive right to use the Amenities Building as set forth in Section 4 of the Second Amendment, or (iv) any default by Tenant of its obligations under this Section 1 beyond applicable notice and cure periods (the “Security Control Expiration Date”), Tenant shall have exclusive management and control of the access to, and security of, the Amenities Building.  In furtherance of the foregoing, Landlord and Tenant agree that:

(a)Tenant shall be allowed, subject to Landlord’s prior written approval of plans and specifications, to install, at Tenant’s sole cost and expense, a new access control system for the Amenities Building (the “Security Control System”), which Security Control System shall be deemed to be, and treated as, an “Alteration”, subject to all terms and provisions of the Lease which are applicable to Alterations (including by way of example only and without limitation, Articles 8 (Additions and Alterations), 10 (Indemnification and Insurance), and 24 (Compliance with Law) of the Lease);
(b)If Tenant operates any security cameras in the Amenities Building (whether separately or as part of the Security Control System) Tenant shall ensure that the operation of such cameras (including, by way of example only and without limitation, their location, use, disclosure of their use, and storage, retrieval and destruction of the recordings taken thereby) complies with all Applicable Laws;
(c)Tenant acknowledges and agrees that the Tenant’s use of the Security Control System  and any security cameras (if applicable) and the installation, operation, maintenance and use thereof shall be at Tenant’s sole risk and Landlord shall have no liability whatsoever in connection therewith.  Tenant hereby waives any and all claims against Landlord for any damages arising from Tenant’s exercise of its rights under this Amendment and agrees to indemnify, defend and hold the Landlord Parties harmless in connection therewith pursuant to Section 10 of the Lease;
(d)The Security Control System is deemed to be one of the “Mandatory Removal Items” which must be removed by Tenant in accordance with the provisions of the Lease (including, by way of example only and without limitation, the provisions of Section 8.5 of the Original Lease);
(e)Tenant shall, at Tenant’s sole cost and expense, maintain, repair and replace the Security Control System in accordance with Section 7.2 of the Original Lease, and Landlord shall have no obligation or responsibility with respect thereto;  
(f)Tenant shall provide Landlord with reasonable access (whether in the form of keys, badges or codes) to the Security Control System to the degree reasonably required (i) for the benefit of Landlord’s janitorial staff and other personnel identified by Landlord, and (ii) to comply with the terms and provisions of Article 27 of the Original Lease (Entry by Landlord);
(g)Without limiting the foregoing, upon the expiration of the Security Control Period, all provisions (including Articles 8, 9, and 15) of the Lease that would apply to the Premises upon the expiration of the Lease with respect to the Premises shall apply to the Security Control System and any portion(s) of the Amenities Building affected thereby, provided, however, notwithstanding anything herein or in the Lease to the contrary (but subject to paragraph (h) below), in no event shall Tenant’s failure to timely remove the Security Control System be deemed to be Tenant holding over in the Premises or subject Tenant to any liability under Article 16 of the Original Lease;
(h)If Tenant fails to remove the Security Control System and restore the Amenities Building as herein required on or before the Security Control Expiration Date, then (i) Landlord shall, beginning on the first day following the Security Control Expiration Date and without notice to Tenant, have the right to remove the Security Control System and restore the Amenities Building and Tenant shall, within 10 days after receipt of notice from Landlord of such charges, reimburse Landlord 110% of the amount of Landlord’s out-of-pocket costs incurred in connection with such removal and restoration, and (ii) if Tenant objects, interferes or in any way hinders or delays Landlord or Landlord’s agents or employees in such removal or restoration efforts then, for each such day (or partial day) of delay, Tenant shall pay to Landlord liquidated damages in the amount of $1,000.00; and
(i)Except as expressly set forth in this Amendment, Landlord’s rights and obligations set forth in the Lease with respect to the Amenities Building, including, without limitation, Landlord’s rights and obligations set forth in Section 1.1.4 of the Original Lease (as Amended by Section 4 of the Second Amendment) shall continue in full force and effect.
2

2.    Other Pertinent Provisions.  Landlord and Tenant agree that, effective as of the date of this Amendment, the Lease shall be amended in the following additional respects:

California Civil Code Section 1938.  Pursuant to California Civil Code § 1938(a), Landlord hereby states that the Premises: 

have not undergone inspection by a Certified Access Specialist (CASp) (defined in California Civil Code § 55.52).  Accordingly, pursuant to California Civil Code § 1938(e), Landlord hereby further states as follows:

A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law.  Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant.  The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.

In accordance with the foregoing, Landlord and Tenant agree that if Tenant requests a CASp inspection of the Premises, then Tenant shall pay (i) the fee for such inspection, and (ii) except as may be otherwise expressly provided in this Amendment, the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the Premises.

3.    Miscellaneous.

3.1.    This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein.  There have been no additional oral or written representations or agreements.  Tenant shall not be entitled, in connection with entering into this Amendment, to any free rent, allowance, alteration, improvement or similar economic incentive to which Tenant may have been entitled in connection with entering into the Lease, except as may be otherwise expressly provided in this Amendment. Tenant and Landlord each agrees that the terms of Section 29.28 of the Original Lease shall apply to this Amendment.

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

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

3.4.    Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a solicitation for such an offer by Tenant.  Neither party shall be bound by this Amendment until both Landlord and Tenant have executed and delivered this Amendment.

3.5.    Capitalized terms used but not defined in this Amendment shall have the meanings given in the Lease.

3.6.    Tenant shall indemnify and hold Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and agents, and the respective principals and members of any such agents harmless from all claims of any brokers claiming to have represented Tenant in connection with this Amendment.  
3

Landlord shall indemnify and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the respective principals and members of any such agents harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment.  Tenant acknowledges that any assistance rendered by any agent or employee of any affiliate of Landlord in connection with this Amendment has been made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent for Tenant.

3.7.    This Amendment may be executed in counterparts and shall constitute an agreement binding on all parties notwithstanding that all parties are not signatories to the original or the same counterpart provided that all parties are furnished a copy or copies thereof reflecting the signature of all parties.  The parties agree that delivery of a copy or of an electronically executed signature page of this Amendment by electronic transmission (including, without limitation, via emailed .pdf or DocuSign) shall be deemed as effective as delivery of an original, manually executed signature page of this Amendment.  This Amendment shall be construed and enforced in accordance with the laws of the state in which the Premises are located.

[SIGNATURES ARE ON FOLLOWING PAGE]

4

IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment as of the day and year first above written.

						
		LANDLORD:
		
		BCORE Coleman Owner LLC, a Delaware limited liability company

By:    /s/ Amanda Bates

Name:    Amanda Bates

Title:    VP – Portfolio Director

		
		
		
		TENANT:
		

ROKU, INC., a Delaware corporation

By:    /s/ Sandra Ladao

Name:    Sandra Ladao

Title:    VP, Real Estate and Facilities

		

5

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00344-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00344-of-00352.parquet"}]]