Document:

Exhibit
10.8

 

FIRST
AMENDMENT TO LEASE

 

THIS FIRST AMENDMENT TO LEASE (“Amendment”) is entered into as of this 18th day of December, 1998 by and between Catellus
Development Corporation, a Delaware corporation (“Landlord”), and Viewsonic Corporation, a Delaware corporation
(“Tenant”), with reference to the
following:

 

RECITALS

 

A.                                   Landlord and Tenant are presently parties to
that certain agreement entitled “Build To Suit Industrial Lease” dated as of
June 25, 1996 (the “Lease”).

 

B.                                     Pursuant to the Lease and the Commencement
Date Memorandum dated as of July 25, 1997, Landlord has leased to
Tenant approximately 298,050 square feet of rental space located at 381 Brea
Canyon Road, Industry, California (the “Premises”).

 

C.                                     Landlord and Tenant now desire to provide for
additional space to be utilized for a limited period of time, upon the terms and conditions contained herein.

 

AGREEMENT

 

NOW, THEREFORE, for good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant
agree as follows:

 

1.                                      Recitals: Definitions.  Landlord and Tenant agree that each of the
foregoing recitals is true and correct and incorporated herein by this
reference. All words and phrases having their initial letters capitalized in
this Amendment and not otherwise defined herein shall have the meanings set
forth in the Lease.

 

2.                                      Additional Space.  Landlord leases to Tenant, and Tenant leases
from Landlord, approximately 70,000 square feet of rental space located at 459
South Cheryl Lane, Industry, California, as depicted on Exhibit A and Exhibit
B hereto (the “Additional Space”), subject to the terms,
covenants, agreements and conditions set forth in the Lease, unless specified
otherwise in this Addendum, as though Landlord was the landlord and Tenant was
the tenant under the Lease, to each of which Landlord and Tenant mutually agree. Tenant agrees to perform the
covenants of the Lease to the extent applicable to the Additional Space.

 

3.                                      Use of Additional Space.  Dead storage for computer monitors and
related items.

 

4.                                      Term
and Condition of Additional Space.  The
term for leasing the Additional Space shall commence as of December 18, 1998 (the “Additional
Space Effective Date”) and shall continue without any options to
extend on a month-to-month basis until terminated by either party by providing prior 30 days advance written notice to the other
party (the “Additional Space Term’’),
subject to Landlord’s absolute termination rights in case of any Event of Default. Landlord shall deliver possession of the
Additional Space to Tenant on the Additional Space Effective Date in its then existing condition with no
alterations being made by Landlord.

 

1

 

Tenant shall keep the
Additional Space clean, free of debris, and in “like
new” condition including but not limited to monitoring its tractor trailers as they use the
“bumper pads” to ensure that oils, permanent marks, etc. do not
discolor the concrete apron and concrete walls. Upon termination of the Additional
Space Term, Tenant shall have vacated the Additional Space and shall have left
the Additional Space in a
condition at
least as clean and clear of debris as upon the date of Landlord’s initial
delivery of the Additional Space.

 

Tenant acknowledges and
agrees that this short-term leasing arrangement is an accommodation to Tenant.
It is Landlord’s ultimate objective to lease the entire building on a long-term basis to Tenant and or another tenant under a
long-term lease. In the event that a long-term tenant is found, Landlord shall provide Viewsonic with prior 30 days advance written notice to
vacate the Additional Space. If Tenant decides to lease the entire building
(i.e. 172,276 square feet) under
a long-term lease, the lease used by Landlord shall be a triple net lease
whereby Tenant shall pay a base rent and shall be responsible for any and all applicable triple net charges.

 

5.                                      Base Rent.  As of the Additional Space Effective Date,
Base Rent (inclusive of taxes, common area costs, and all other expenses) for
the Additional Space during the Additional Space Term shall be $35,000.00 per
month, without any free rent period, prorated on a daily basis for any partial
month, payable to Landlord in the case of any first partial month on the
Additional Space Effective Date and thereafter on or before the first day of
each calendar month in accordance with the provisions of the Lease.

 

6.                                      Building Security.  Tenant, at its sole cost and expense, shall
provide 24-hour security for the entire building, including the Additional
Space.

 

7.                                      Landlord’s Access.  Tenant shall allow Landlord access to the Additional Space at any time to
show prospective tenant’s the building and the Additional Space. In addition,
Landlord shall be allowed to monitor Tenant’s use of the Additional Space to
verify the amount of square footage of the
building being occupied by Tenant.

 

8.                                      Commissions.  None.

 

9.                                      Representations and Warranties.  Tenant hereby represents, warrants and
agrees that: (i) the Lease, as amended by this Amendment, remains
unmodified and in full force and effect and continues to be a legal, valid and
binding agreement and obligation of Tenant; (ii) Tenant has not assigned
or sublet all or any part of its
interest in the Lease, as amended by this Amendment, or in the Premises;
(iii) Tenant is not in default
in the performance of any of its obligations under the Lease, as amended by
this Amendment; and (iv) Tenant has no claims or any offset or defense to its performance of its obligations
under the Lease, as amended by this Amendment.

 

10.                               Additional
Provisions.

 

(a)                                  Time of the Essence.  Time is of the essence of this Amendment and
each and every provision hereof.

 

(b)                                  Entire Agreement.  This Amendment constitutes the entire
agreement between Landlord and Tenant with respect to the Additional Space and
modification of the Lease,

 

2

 

and all prior contemporaneous
negotiations and agreements relating thereto, whether oral or written, are merged herein and shall be of no further
force or effect.

 

(c)                                  No Other Changes.  Except to the limited extent specifically
provided herein, the Lease remains unmodified and in full force and effect on
the terms, covenants, and conditions set forth therein.

 

(d)                                  Conflict Among Documents.  In the event of any conflict between the
terms and conditions contained in this
Amendment and the terms and conditions contained in the Lease, the terms and
conditions of this Amendment shall prevail and be controlling.

 

(e)                                  Headings.  Paragraph headings contained in this
Amendment are for reference purposes only, and shall not effect in any way the
meaning or interpretation of this Agreement.

 

7.                                      Additional Security Deposit.  Concurrently with Tenant’s execution of this
Amendment, Tenant shall pay to Landlord the sum of $35,000.00 as an Additional
Security Deposit; upon receipt of such $35,000.00, the Total Security Deposit
currently held by Landlord pursuant to the Lease and this Amendment shall be $35,000.00. Upon Tenant’s vacation
of the Additional Space on or before termination of the Additional Space Term and conformance with the
provisions of this First
Amendment to Lease, and provided
Tenant is not then in default under the Lease, Landlord shall refund the
Additional Security Deposit to Tenant and this First Amendment to Lease shall
be of no further force or effect.

 

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

 

	
   

  	
  “Landlord”

  
	
   

  	
   

  
	
   

  	
  CATELLUS
  DEVELOPMENT CORPORATION

  
	
   

  	
  a Delaware
  corporation

  
	
   

  	
   

  
	
   

  	
  /s/ Glenn Allen

  
	
   

  	
  Name:  Glenn Allen

  
	
   

  	
  Title:   Vice President

  
	
   

  	
   

  
	
   

  	
  “Tenant”

  
	
   

  	
   

  
	
   

  	
  VIEWSONIC
  CORPORATION

  
	
   

  	
  a Delaware
  corporation

  
	
   

  	
   

  
	
   

  	
  /s/ Larry King

  
	
   

  	
  Name:  Larry King

  
	
   

  	
  Title:   VP Operations

  

 

3Exhibit
10.9

 

SECOND
AMENDMENT TO LEASE

 

This Second Amendment to
Lease (this “Second Amendment”) is made and effective as of the  6th  day of March, 2002 (the “Effective Date”) by and between Catellus
Development Corporation, a Delaware corporation  (“Landlord”), and ViewSonic
Corporation, a Delaware corporation (“Tenant”), as follows:

 

A.                                   Landlord
and Tenant entered into that certain Build to Suit Industrial Lease and
Addendum to Lease dated as of June 25, 1996 (collectively, the “Original
Lease”), which Original Lease has been modified by that certain First Amendment
to Lease dated as of December 18, 1998 (the “First Amendment”), by and
between Landlord and Tenant (the Original Lease, as so amended, is referred to
herein as the “Lease”).  Tenant’s lease
of the “Additional Space” pursuant to the First Amendment has terminated and,
accordingly, pursuant to the Lease, Tenant currently leases from Landlord the
“Premises” under the Original Lease commonly known as 381 Brea Canyon Road,
City of Industry, California (the “Premises”).

 

B.                                     Landlord
and Tenant desire to amend the terms and conditions of the Lease as provided
herein.

 

A  G
R  E  E  M  E  N  T :

 

NOW, THEREFORE, in
consideration of the foregoing recitals and the covenants and conditions
contained herein, and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree to amend the Lease as follows:

 

1.                                       Incorporation;
Defined Terms.  The Lease, including
all exhibits and schedules attached thereto, is incorporated into this Second
Amendment by this reference.  All
capitalized terms used and not otherwise defined in this Second Amendment, but
defined in the Lease, shall have the meanings set forth in the Lease.

 

2.                                       Amendment
to Lease.  The Lease is hereby
amended to acknowledge the extension of the Term of the Lease by the first
Extension Term as a result of Tenant’s exercise of its option to so extend the
Term by the first Extension Term pursuant to Section 20 of the Original
Lease.  Pursuant to such
Section 20, the first Extension Term shall be for a period of sixty (60)
months, commencing upon July 1, 2002. 
The terms and conditions of the Lease shall continue in effect during
the first Extension Term as provided in such Section 20, except that Base
Rent shall be increased as of the commencement of the first Extension Term on
July 1, 2002 in accordance with the provisions of Section 20.2 of the
Original Lease.  Tenant shall have the
option to further extend the Term of the Lease by the second Extension Term,
subject to the terms and conditions set forth in Section 20 of the
Original Lease.

 

3.                                       Miscellaneous.

 

(a)                                  Conflict.  In the event of a conflict or discrepancy
between the Lease and this Second Amendment, the provisions of this Second Amendment
shall control.

 

1

 

(b)                                 Successor
and Assigns.  This Second Amendment
shall inure to the benefit of and be binding upon Landlord and Tenant and their
respective successors and assigns.

 

(c)                                  Entire
Agreement.  This Second Amendment
constitutes the entire agreement of the parties with respect to the subject
matter hereof.  The Lease and this
Second Amendment shall not be further amended or modified except by a written
instrument signed by both parties.  This
Second Amendment is the joint work product of both parties and shall not be
construed more favorably for, or more strictly against, either party on the
grounds that such party participated more or less fully in the preparation of
this Second Amendment.

 

(d)                                 No
Modification.  Except as expressly
amended hereby, the Lease remains unmodified and in full force and effect and
is incorporated in this Second Amendment as if fully set forth herein.

 

(e)                                  Counterparts.  This Second Amendment may be executed in
counterparts, each of which shall be deemed an original, but all of which,
together, shall constitute one and the same Second Amendment.

 

(f)                                    Authority.  Each individual executing this Second
Amendment on behalf of Tenant represents that he or she is duly authorized to
execute and deliver this Second Amendment on behalf of Tenant and that this
Second Amendment is binding on Tenant.

 

(g)                                 Attorneys’
Fees.  The provisions in the Lease
respecting payment of attorneys’ fees shall also apply to this Second Amendment.

 

IN WITNESS WHEREOF, the
parties hereto have executed this Second Amendment as of the Effective Date.

 

	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  Catellus Development
  Corporation,

  	
  ViewSonic Corporation,

  
	
  a Delaware corporation

  	
  a Delaware corporation

  
	
   

  	
   

  
	
  By:

  	
  Catellus Commercial
  Development

  	
  By:

  	
    /s/ James
  A. Morlan 

  	
   

  
	
   

  	
  Corporation, a Delaware
  corporation,

  	
   

  
	
   

  	
  its agent

  	
  Print Name:

  	
   James A. Morlan 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
    /s/ Keith
  Anderson

  	
   

  	
  Its:

  	
     Chief
  Financial Officer

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Print Name:

  	
  Keith
  Anderson

  	
   

  	
  By:

  	
   /s/ Robert J.
  Ranucci

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Its:

  	
  Vice
  President

  	
   

  	
  Print Name:

  	
     Robert
  J. Ranucci

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
    General
  Counsel

  	
   

  
										

 

2

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