Document:

exv10w12

Exhibit 10.12

BROADCOM CORPORATION

1998 STOCK INCENTIVE PURCHASE PLAN

(AS AMENDED AND RESTATED MARCH 12, 2008)

AMENDMENT NO. 1

          Effective November 11, 2009 , the Broadcom Corporation 1998 Stock Incentive Plan, as amended
and restated March 12, 2008 (the “Plan”) is hereby further amended as follows:

     1. The definition of “Fair Market Value” set forth in the Appendix to the Plan is hereby
deleted in its entirety and replaced with the following new definition of “Fair Market Value”

L. “Fair Market Value per share of Common Stock on any relevant date shall
be determined in accordance with the following provisions:

(i) If the Common Stock is at the time traded on the Nasdaq Global Select Market
(or the Nasdaq Global Market), then the Fair Market Value shall be the closing
selling price per share of Common Stock at the close of regular trading hours (i.e.
before after-hours trading begins) on the Nasdaq Global Select Market (or the
Nasdaq Global Market) on the date in question, as such price is reported by the
Nasdaq Global Select Market (or the Nasdaq Global Market) either as reported on the
Nasdaq website (www.nasdaq.com), or otherwise. If there is no closing selling price
for the Common Stock on the date in question, then the Fair Market Value shall be
the closing selling price on the last preceding date for which such quotation
exists.

(ii) If the Common Stock is at the time listed on any other Stock Exchange, then
the Fair Market Value shall be the closing selling price per share of Common Stock
at the close of regular trading hours (i.e. before after-hours trading begins) on
the date in question on the Stock Exchange determined by the Plan Administrator to
be the primary market for the Common Stock, as such price is officially quoted in
the composite tape of transactions on such exchange. If there is no closing selling
price for the Common Stock on the date in question, then the Fair Market Value
shall be the closing selling price on the last preceding date for which such
quotation exists.”

     2. Except as modified by this Amendment No. 1, all the terms and provisions of the Plan shall
continue in full force and effect.

     3. This Amendment No. 1 was duly approved by the Board of Directors on November 11, 2009.exv10w30

Exhibit 10.30

FIRST AMENDMENT TO LEASE AGREEMENT

     THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “First Amendment”) is made and entered into as
of the 1st day of July, 2009 (the “Effective Date”) by and between CONEJO VALLEY
DEVELOPMENT CORPORATION*, a California corporation (“Landlord”), and BROADCOM CORPORATION, a
California corporation (“Tenant”).

 

* California (aka Conejo Valley Development Corporation)

RECITALS:

     A. Landlord and Tenant entered into that certain Lease Agreement dated February 1, 2000 (the
“Lease”), pursuant to which Landlord leased to Tenant certain “Premises” consisting of
approximately two hundred thousand (200,000) square feet of rentable area (as more particularly
described in the Lease) of the building commonly known as 3151 Zanker Road, San Jose, California
(the “Building”). All initial capitalized terms used herein but not herein defined shall have the
meaning ascribed to such terms in the Lease.

     B. The expiration of the initial Term of the Lease is scheduled to occur on May 31, 2010. The
parties now desire to enter into this First Amendment to provide for the initial Term to expire on
June 30, 2009, and to extend the Term of the Lease for an extension term commencing on July 1, 2009
and expiring May 31, 2020 (the “Extension Term”), and to further amend the Lease on the terms and
conditions set forth in this First Amendment.

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

     1. INCORPORATION OF RECITALS. The recitals expressed in A and B above are true and
correct, incorporated herein and made a part of this First Amendment by this reference.

     2. AMENDMENTS. As of the Effective Date, the Term of the Lease is hereby extended for
the Extension Term in accordance with the following terms, covenants and conditions:

          a. The Tenant’s address for notice and Tenant’s Contact Person, as defined in the Basic Lease
Information, is hereby revised as follows:

	 	 	 	 	 
	 

	 	Tenant’s Address:
	 	5300 California Avenue
	 

	 	 	 	Irvine, CA 92617
	 
	 	 	 	 
	 

	 	Tenant’s Contact Person:
	 	Director of Global Real Estate

          b. The Length of Term, as defined in the Basic Lease Information, is hereby amended such that
the Length of Term shall consist of the Initial Term of approximately One Hundred Nine (109)
months, commencing on the Commencement Date and expiring on June 30, 2009; plus the Extension Term
of One Hundred Thirty One (131) months, commencing on July 1, 2009 and expiring on May 31, 2020,
subject to the renewal option set forth in Paragraph 56 of the Lease.

          c. The Estimated Expiration Date, as defined in the Basic Lease Information, is hereby amended
such that the Estimated Expiration Date shall be on May 31, 2020 (which date shall also be the
Expiration Date, as defined in the Lease).

 

 

          d. The Rent Schedule for 3151 Zanker Road, San Jose (200,000 square feet) as set forth in the
Basic Lease Information, is hereby amended to include the following:

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 		 		 		 	Monthly	 	
	 	 	Annual Rent	 	Monthly Rent	 	Price/SF	 	Rent Credit	 	Net Base Rent
	7/1/09-5/31/10
	 	$	2,201,980.00	 	 	$	200,180.00	 	 	$	3.00	 	 	 	($1.99910	)	 	$	1.0009	 
	 
	 	(based on 11 months)	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	6/1/10-5/31/11
	 	$	3,624,000.00	 	 	$	302,000.00	 	 	 	 	 	 	 	 	 	 	$	1.51	 
	6/1/11-5/31/12
	 	$	3,720,000.00	 	 	$	310,000.00	 	 	 	 	 	 	 	 	 	 	$	1.55	 
	6/1/12-5/31/13
	 	$	3,816,000.00	 	 	$	318,000.00	 	 	 	 	 	 	 	 	 	 	$	1.59	 
	6/1/13-5/31/14
	 	$	3,936,000.00	 	 	$	328,000.00	 	 	 	 	 	 	 	 	 	 	$	1.64	 
	6/1/14-5/31/15
	 	$	4,032,000.00	 	 	$	336,000.00	 	 	 	 	 	 	 	 	 	 	$	1.68	 
	6/1/15-5/31/16
	 	$	4,152,000.00	 	 	$	346,000.00	 	 	 	 	 	 	 	 	 	 	$	1.73	 
	6/1/16-5/31/17
	 	$	4,272,000.00	 	 	$	356,000.00	 	 	 	 	 	 	 	 	 	 	$	1.78	 
	6/1/17-5/31/18
	 	$	4,392,000.00	 	 	$	366,000.00	 	 	 	 	 	 	 	 	 	 	$	1.83	 
	6/1/18-5/31/19
	 	$	4,512,000.00	 	 	$	376,000.00	 	 	 	 	 	 	 	 	 	 	$	1.88	 
	6/1/19-5/31/20
	 	$	4,632,000.00	 	 	$	386,000.00	 	 	 	 	 	 	 	 	 	 	$	1.93	 

          e. The Permitted Use, as defined in the Basic Lease Information, is hereby deleted in its
entirety, and the following is substituted therefor:

          “Any legally permitted uses consistent with the character and zoning criteria for the
Building, including, but not limited to, general and administrative office, R&D, engineering,
product assembly, light manufacturing, data center, electronics labs, training, storage, cafeteria,
fitness center, and other related uses, but excluding any use of Hazardous Materials whatsoever
other than the types and quantities of Hazardous Materials referred to in this Lease as the
‘Permitted Hazardous Materials.’”

 

 

          f. Paragraph 2 of the Lease is hereby amended to provide that the Premises shall include all
tenant improvements, Alterations, Trade Fixtures, Conduits, Emergency Generators, UPS battery
systems, electrical transformers, Communications Systems and security systems installed or
constructed by or for Tenant prior to the Effective Date, and regardless of anything to the
contrary in Paragraphs 3(c), 5(c), 11, 12 or 50 of the Lease, none of the items included in the
Premises prior to the Effective Date are required to be removed as a condition of Tenant’s
surrender of the Premises; provided, however, that the foregoing shall not prohibit Tenant from
removing, relocating or altering any of the tenant improvements, Alterations, Trade Fixtures,
Conduits, Emergency Generators, UPS battery systems, electrical transformers, Communications
Systems and security systems during the Term in accordance with Tenant’s right to make Alterations
under Paragraph 4 of this First Amendment. Additionally, in consideration for Tenant’s performance
of the Deferred Maintenance, as long as Tenant is not in Default under the Lease, Landlord waives
its rights of access to the Building for the purpose of constructing any improvements or
alterations to the Building or Project without Tenant’s prior approval.

          g. Subparagraph 4(b)(2)(A)(v) of the Lease is hereby amended to provide that the aggregate of
all fees payable by Tenant for property management and administration under said subparagraph shall
be limited to the amount of two percent (2%) of the Net Base Rent, which amount shall be utilized
by Landlord to cover any and all management fees arising out of its ownership, management,
operation, or alterations to or repair of, the Premises, including, without limitation, any
management fee payable to a third party property manager, construction management fees and similar
management fees. Landlord and Tenant acknowledge and agree that as of the Effective Date there are
no past due management fees due to Landlord.

          h. Subparagraph 4(f) of the Lease is hereby modified to allow Tenant to require Landlord to
reimburse Tenant’s audit costs for any overcharge by Landlord of Operating Expenses or Taxes that
exceeds the actual amount of the total amount of the Taxes or Operating Expenses by more than five
percent (5%).

          i. Paragraphs 6 and 46 of the Lease are modified to provide that no late charge or interest on
overdue rent payments shall be payable or commence to accrue unless Tenant fails to pay the overdue
rent amount within five (5) business days following its receipt of Landlord’s notice that such
overdue amount was not received by Landlord when due (provided, that Landlord shall only be
required to provide such notice one (1) time during any 12-month period, and after the first such
notice in any 12 month period, no such notice shall be required before such late charge and
interest will be assessed).

          j. Notwithstanding Subparagraph 9(a) of the Lease, Tenant’s routine maintenance and test
operation of the Emergency Generator(s) shall not be prohibited as a violation of the use
restrictions contained therein, as long as such activities are performed in accordance with the
manufacturer’s recommendations or pursuant to a third-party service contract.

          k. Paragraph 11 of the Lease shall be deleted in its entirety and replaced with the following:

          “SURRENDER. Tenant agrees that on the last day of the Term, or on the sooner
termination of this Lease, Tenant shall surrender the Premises to Landlord (a) broom clean, and in
the same condition and repair (damage by acts of God, fire, and normal wear and tear excepted) as
the Premises are in as of July 1, 2009 (but with the Deferred Maintenance and any Tenant
Improvements (as such terms are defined in the First Amendment to this Lease dated as of July 1,
2009) to be in good condition and repair, damage by acts of God, fire, and normal wear and tear
excepted), and (b) otherwise in accordance with Paragraph 32(e), provided that Tenant shall not be
obligated to drain and dispose of emergency diesel fuel located in the tanks of the diesel
generators of the Project, if any, nor shall Tenant

 

 

be required to remove and dispose of any
operational UPS batteries nor any electrical transformers at the Project as a condition of
surrender of the Premises; provided, however, that notwithstanding the foregoing clause or any
other provision to the contrary contained in this Lease, Tenant’s right to leave such items at the
Premises at the end of the Term is expressly conditioned on (i) Tenant performing normal and
customary maintenance and repair on such items during the Term, and (ii) each such item remaining
at the Premises being in good working order at the end of the Term. In connection with
establishing the condition of the Premises as of July 1, 2009 (and as of the completion of the
Deferred Maintenance and Tenant Improvements), Landlord shall have the right, upon at least 24
hours advance notice and subject to accompaniment by an employee of Tenant for safety and security
purposes, to enter the Premises prior to such date and from time to time thereafter during the Term
for the purpose of documenting the condition of the Premises, including obtaining photographic and
video documentation of such condition and by obtaining third party reports of such condition, and
Tenant shall cooperate in such endeavors. Normal wear and tear shall not include any damage or
deterioration that would have been prevented by proper maintenance by Tenant or Tenant otherwise
performing all of its obligations under this Lease. The foregoing surrender obligations shall not
impose upon Tenant any prohibition against its ability to make Alterations without the obligation
to restore the same in accordance with Paragraph 4 of the First Amendment to this Lease dated as of
July 1, 2009 (the “First Amendment”). On or before the expiration or sooner termination of this
Lease, Tenant shall remove all of Tenant’s furniture, electronic office and computer equipment,
inventory and any other of Tenant’s personalty not affixed to the Premises (“Tenant’s Property”).
Any of Tenant’s Property not so removed by Tenant as required herein shall be deemed abandoned and
may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all
claims against Landlord for any damages resulting from Landlord’s retention and disposition of such
property; provided, however, that Tenant shall remain liable to Landlord for all costs incurred in
storing and disposing of such abandoned property of Tenant. All tenant improvements that are
incorporated as fixtures of the Building and any similar Alterations which are in place in the
Premises as of July 1, 2009 shall remain in the Premises as the property of Landlord at the
expiration or earlier termination of this Lease; provided, however, that the foregoing ownership
interest of Landlord in the existing improvements and Alterations of the Building shall not affect
(w) Tenant’s right to remove from the Premises, from time to time during the Term, any fixtures and
equipment that are particularly related to Tenant’s business operations in the Building, and are
not typically found in “warm shell” office/R&D buildings, such as (by way of example, and not as a
limitation) the data center raised computer flooring, equipment racking systems and ladder trays,
CRAC units, and UPS battery systems, which may (1) be removed from the Premises by Tenant as long
as Tenant repairs any damage caused by such removal, or (2) be left by Tenant in the Premises as
the property of Landlord as long as such fixtures and equipment are in good operating condition
(subject to normal wear and tear) at the time of Tenant’s surrender of the Premises; (x) Tenant’s
ability to make tenant improvements in accordance with Paragraph 13 of the First Amendment, (y)
Tenant’s right to make Alterations in accordance with its rights contained in Paragraph 12 of this
Lease, nor (z) Tenant’s Deferred Maintenance rights and
obligations under Paragraph 12 of the First Amendment. Notwithstanding anything to the contrary contained herein, Tenant shall have no
obligation to restore any tenant improvements or Alterations to their prior condition to the extent
such tenant improvements or Alterations are modified as a result of Tenant’s tenant improvements
performed pursuant to Paragraph 13 of the First Amendment or Deferred Maintenance (as defined in
the First Amendment), subject, however, to Tenant’s surrender obligations set forth in the first
sentence of this Paragraph 11. In the event Tenant fails to deliver the Premises to Landlord in
the condition required under this Paragraph 11 as of the Expiration Date or any earlier termination
of this Lease (or within thirty (30) days following any earlier termination of the Lease as a
result of a condemnation or casualty), Landlord shall have all of the remedies provided in this
Lease with respect to a Default by Tenant, including, without limitation, the provisions of
Paragraph 26 of this Lease.

          l. Subparagraphs 12(b), 12(c), 12(d) and 12(f) are modified to reflect the new Premises
definition and surrender requirements by: (i) deleting (A) Tenant’s obligation to restore or

 

 

replace the Building Amenities, and (B) Tenant’s obligation to remove any Conduits installed within
the Project boundaries; (ii) limiting Tenant’s obligation to remove the Communication Systems of
the Project to only roof top and building-mounted antennae and satellite dishes (and any such items
that may be located elsewhere on the Parking Area or Common Area of the Project); and (iii)
deleting Landlord’s option to require removal and restoration of alterations and improvements as
set forth in Subparagraph 12(f). Subparagraphs 12(g) and 12(i) of the Lease are deleted.

          m. Subparagraph 12(e) is modified to limit Tenant’s obligation to maintain a builder’s risk
policy of insurance to the course of construction of those Alterations for which the aggregate cost
of work exceeds One Million Dollars ($1,000,000); otherwise, the Tenant’s “course of construction”
coverage under its “all risk” insurance coverage on the Building shall satisfy the insurance
coverage required on the Building improvements during the course of construction of Alterations of
lesser amounts. Additionally, as long as the general contractor for the Deferred Maintenance and
any Alterations or Tenant Improvements to the Building maintains the “broad form” commercial
general liability (including completed operations) in the form and amounts of coverage required
under Subparagraph 12(e), and naming the additional insureds required therein, Tenant’s
subcontractors shall not be required to obtain similar insurance coverage as long as their
activities are covered by the general contractor’s general liability insurance coverage.

          n. Subparagraph 13(a) of the Lease is modified to delete the reference to the Class “A” office
building standard for maintenance, and replacing that standard with “similar single tenant office/R
& D buildings in the San Jose market.”

          o. Subparagraph 13(b) of the Lease is modified to extend Landlord’s obligation to repair and
replace Structural Components throughout the Lease Term, but subject to Tenant’s Deferred
Maintenance obligations and excluding Structural Components that may be constructed as Tenant
Alterations and/or Tenant Improvements. In addition, (i) Landlord’s obligations in Subparagraph
13(b) of the Lease to replace the roof at the request of Tenant (as such obligation relates to any
non-structural components of the roof only), and (ii) any obligation of Landlord to repair or
replace non-structural Components of the roof are hereby deleted from the Lease (it being
acknowledged that Tenant is performing such work as part of the Deferred Maintenance (as herein
defined)). Tenant’s roofing contract for the Mandatory Deferred Maintenance (as defined in Exhibit
A to the First Amendment) or a market-standard roof warranty obtained by Tenant from Tenant’s
roofing contractor performing the Mandatory Deferred Maintenance (collectively, the “Deferred
Maintenance Roof Warranty,” which Tenant covenants to obtain from its roofing contractor pursuant
to the Mandatory Deferred Maintenance work, naming Landlord as a third-party beneficiary of such
warranty), shall be submitted to Landlord for its prior written approval, which approval shall not
be unreasonably withheld, conditioned or delayed; and provided that if Landlord fails to approve or
reasonably disapprove the Deferred Maintenance Roof Warranty within fifteen (15) days following
Tenant’s written request for such approval, the Deferred Maintenance Roof Warranty shall be deemed
approved). Tenant shall be responsible, at Tenant’s expense, for any non-structural roof repairs
or replacement of the affected non-structural roof components which thereafter becomes necessary
during the remainder of the Extended Term (as it may be extended in accordance with the terms of
the Lease); provided, that Tenant shall not be responsible for repair or replacement of the
Structural Components of the roof. Notwithstanding the foregoing, if Tenant makes any structural
modifications to the roof structure pursuant to the Deferred Maintenance, or any tenant
improvements permitted under Paragraph 13 of this First Amendment, Tenant shall be solely
responsible for any structural repairs resulting from the performance of such structural
modifications at Tenant’s sole cost and expense, regardless of the limitations of Paragraph 12
below with respect to the BI Allowance (as defined therein).

 

 

          p. Paragraph 14 of the Lease is modified to provide that notwithstanding anything to the
contrary contained in the Lease, the Deferred Maintenance and Tenant Improvement (as defined in
this First Amendment) work shall be required to be insured under the insurance described in the
first sentence of Paragraph 14 of the Lease. The parties acknowledge and agree that Tenant is
currently designated as the insuring party under the provisions of Paragraph 14 of the Lease, and
Landlord agrees that Insurance Expenses shall not include any cost of insurance paid or incurred by
Landlord if the insurance coverage associated with such cost is duplicative of any insurance
coverage maintained by Tenant (which as of the date of this First Amendment includes all of
Landlord’s insurance obligations under Paragraph 14 of the Lease). Landlord shall be named a joint
loss payee, as its interests shall appear. For purposes of the all risk insurance coverage required
under Paragraph 14, the term “full replacement value of the Building and Site Improvements” shall
exclude the replacement value of the foundations of the Building, and landscaping, sidewalks,
access driveways and parking areas, and the “commercially reasonable deductible” amount shall be
$500,000 as long as Tenant satisfies the net worth requirements in Subparagraph 23(c) of the Lease.
If Tenant’s net worth falls below such net worth requirement, the deductible limit shall be
reduced to $100,000.

          q. Subparagraph 15(a) of the Lease is hereby deleted and replaced with the following:

     “Commercial General Liability Insurance. Tenant shall, at Tenant’s expense,
secure and keep in force a commercial general liability policy, covering liability
for bodily injury and property damage arising out of its operations on and occupancy
of the Premises. Such policy shall cover Landlord and Lenders designated by Landlord
as additional insureds with respect to liability arising out of ownership, use or
maintenance of the Premises. The minimum limit of coverage of such policy shall be
in the amount of not less than Three Million Dollars ($3,000,000.00) each occurrence
and in the aggregate (provided that such limits may be met using an umbrella
policy), shall include an extended liability endorsement providing contractual
liability coverage (which shall include coverage for Tenant’s indemnification
obligations in this Lease), and no cross liability exclusion. The limit of any
insurance shall not limit the liability of Tenant hereunder. Each certificate of
insurance shall require that the applicable insurer or insurance broker shall
endeavor to notify Landlord in writing at least thirty (30) days prior to any
cancellation or expiration of such policy, or any reduction in the amounts of
insurance carried, provided, however, that Tenant shall provide written notice to
Landlord of any such cancellation or expiration or reduction in amounts at least
fifteen (15) days prior to the effective date of such cancellation, expiration or
reduction. Such policies of insurance shall be issued as primary policies and not
contributing with or in excess of coverage that Landlord may carry, by an insurance
company authorized to do business in the state/commonwealth in which the Premises
are located for the issuance of such type of insurance coverage and rated B+:XIII or
better in Best’s Key Rating Guide.

          r. Subparagraph 15(b) of the Lease is modified to change the term “special purpose” insurance
to “special form” insurance; and as long as Tenant is the insuring party with respect to Landlord’s
insurance requirements under Paragraph 14 of the Lease, and is maintaining property insurance
covering risks typically insured on a “special” (“all risk”) form of insurance, insuring the
Building and Tenant Improvements at full replacement value (determined in accordance with
subparagraph 2(p) above), the requirement for Tenant to maintain a separate policy of “special
form” insurance on Tenant’s leasehold improvements in Subparagraph 15(b) is waived. Tenant shall
also insure its Trade Fixtures and other personal property on the Premises.”

 

 

          s. The requirements of Subparagraph 15(d) are modified to reflect the requirements of
Subparagraph 15(a) as modified in Subparagraph 2(r) of this First Amendment.

          t. Subparagraph 23(c) is hereby deleted in its entirety and the following is substituted
therefor:

     “(c) Notwithstanding the provisions of this Section 23 to the contrary, Tenant
shall have the right to sublease or assign any portion of the Premises to any
related entity, parent company, subsidiary, affiliate or any entity resulting from a
transfer of control of Tenant, including any successor to Tenant by merger,
acquisition (whether structured as a stock acquisition or the acquisition of
substantially all of the assets of a party) or consolidation, and to any corporation
or other entity which controls, is controlled by or is under common control with
Tenant (“Related Entity”), with written notice to Landlord, but without Landlord’s
consent, provided that either (1) the Related Entity has a net worth equal to or
greater than that of Tenant as of December 31, 1999, (or Four Hundred Ninety Eight
Million Six Hundred Ninety Nine Thousand Dollars ($498,699,000)), or (2) the
obligations of such Related Entity under this Lease are guaranteed by Tenant or a
Related Entity of Tenant having a net worth equal to or greater than that of Tenant
as of December 31, 1999. Landlord shall not be entitled to any of the excess rent
resulting from an assignment or sublease to a Related Entity.

          u. Paragraph 24 of the Lease is modified such that: (i) Subparagraphs 24(b) and 24(k) shall
provide Tenant with a cure period of five (5) business days following Tenant’s receipt of written
notice that any overdue amount was not received when due (provided, that Landlord shall only be
required to provide such notice one (1) time during any 12-month period and, after the
first such notice in any 12 month period, no such notice shall be required); (ii) the sixty (60)
day limit for Tenant to complete the cure of a non-monetary default in Subparagraph 24(j) is
extended to ninety (90) days (or such longer period as is reasonably required to compete such cure
as long as Tenant is diligently and continuously prosecuting such cure to completion); and (iii)
Subparagraph 24(l) is modified to allow Tenant to obtain a bond against the enforcement of a lien
in lieu of its obligation to discharge all liens.

          v. Paragraph 31 of the Lease is modified to delete the appointment of Landlord as Tenant’s
attorney in fact to execute any instrument on behalf of Tenant.

          w. Paragraph 32 of the Lease is modified such that: (i) materials used in UPS batteries and
electrical transformers are included in Subparagraph 32(b) as additional Hazardous Materials
permitted on or about the Premises; (ii) Landlord’s access to the Premises pursuant to Subparagraph
32(d) shall require at least 24 hours advance notice except in the event of an emergency; and (iii)
Subparagraph 32(e) shall reflect Tenant’s right to leave the Emergency Generator(s), operation UPS
batteries and electrical transformers at the Premises following its surrender thereof to the extent
provided in Paragraph 11 of the Lease.

          x. Paragraph 33 of the Lease is modified to provide that all notices to the Landlord shall
also be sent simultaneously via email to the following email addresses (or such other email
addresses as Landlord shall advise from time to time): azmudeh@rtcorpuk.com and
mehran.azmoudeh@gmail.com with a copy to lblickman@naibt.com.

          y. Paragraph 40 of the Lease is modified to require Tenant to deliver financial statements
only if Tenant is no longer a publicly-traded company whose financial information is publicly
available through the SEC’s EDGAR website.

 

 

          z. Paragraph 41 of the Lease is deleted.

          aa. Paragraph 56 of the Lease is hereby amended as follows: (i) the words “under each Option”
are hereby deleted from the first sentence of subparagraph 56(a), (ii) subparagraph 56(a) is
amended by deleting the words “nine (9) months” where they appear in such subparagraph and
substituting therefor the words “twelve (12) months”); and (iii) subparagraph 56(b)(ii) is hereby
deleted in its entirety and the following is substituted therefor:

     “If Landlord and Tenant are unable to agree on the Base Rent for the Option
Period within twenty-one (21) days, the Base Rent for the Option Period will be the
fair market rental value of the Premises as of the commencement date of the Option
Period as determined in accordance with subsection (iii) hereof. As used in this
Lease, the “fair market rental value of the Premises” means what a landlord under no
compulsion to lease the Premises, and a tenant under no compulsion to lease the
Premises, would determine as Base Rent (including initial monthly rent and rental
increases) for the Option Period, as of the commencement of the Option Period,
taking into consideration the uses permitted under this Lease, quality, size (i.e. a
partial 2-story or 2 story building), design and location of the Premises, and the
non-renewal rent for comparable buildings located in the vicinity of the Project,
taking into consideration tenant improvement allowances and other relevant market
concessions, if any; and”.

     3. TERMINATION OPTION. Provided Tenant is not in default (beyond applicable notice
and grace periods) pursuant to any of the terms and conditions of this Lease, Tenant shall have two
(2) separate options (each, a “Termination Option”) to terminate this Lease as of (i) May 31, 2016
(“Termination Option Termination Date One”), or (ii) May 31, 2018 (“Termination Option Termination
Date Two”; and, together with Termination Option Termination Date One, a “Termination Option
Termination Date”). To exercise a Termination Option, Tenant shall give Landlord notice (the
“Termination Notice”) of the intent to exercise said Termination Option not less than twelve (12)
months prior to the applicable Termination Option Termination Date. The notice shall be given as
provided in Paragraph 33 hereof. In the event Tenant shall exercise a Termination Option, the
Lease will terminate in its entirety on the applicable Termination Option Termination Date. As
consideration for such early termination, Tenant shall pay to Landlord on the applicable
Termination Option Termination Date an amount equal to (a) Five Million Four Hundred Ninety-One
Thousand Two Hundred Thirty-Five Dollars ($5,491,235), if the Lease is terminated on Termination
Option Termination Date One, or (b) Two Million Four Hundred Sixty-Nine Thousand Six Hundred
Eighteen Dollars ($2,469,618), if the Lease is terminated on Termination Option Termination Date
Two. The amount of the termination fee is based on the unamortized TI Allowance (i.e., for the
period from the applicable Termination Option Termination Date through and including May 31, 2020),
calculated on a straight line basis over the period commencing July 1, 2009 and ending on May 31,
2020, plus (b) any unamortized leasing commissions (i.e., for the period from the applicable
Termination Option Termination Date through and including May 31, 2020), calculated on a straight
line basis over the period commencing July 1, 2009 and ending on May 31, 2020, plus (c) an amount
equal to ten (10) month’s Base Rent (if the Lease is terminated on Termination Option Termination
Date One) (using the Base Rent for the ten (10) months immediately following the Termination Option
Termination Date One) or four (4) month’s Base Rent (if the Lease is terminated on Termination
Option Termination Date Two) (using the Base Rent for the four (4) months immediately following the
Termination Option Termination Date Two).

     4. ALTERATIONS. Notwithstanding anything to the contrary contained in Paragraphs 3
and 12 of the Lease, Tenant shall be permitted to make non-structural Alterations to the Premises
without Landlord’s consent and without Landlord’s right to reimbursement for the cost of
third-party engineers and architects to review Tenant’s plans, and Tenant shall not be required to
restore any such non-

 

 

structural Alterations to their original condition. Additionally, Tenant
shall have the right to install window penetrations in the exterior walls of the Building as
reasonable to provide natural lighting in the office areas of the Building; provided, however, that
the exact size, location and design of such window penetrations shall be subject to Landlord’s
prior written approval, in Landlord’s sole discretion. Except as expressly provided in this First
Amendment, Tenant’s restoration obligations shall remain in full force and effect and shall apply
to all structural Alterations and Tenant Improvements as provided in the Lease. Tenant shall be
permitted to make incidental penetrations to the Building roof and walls as part of the Deferred
Maintenance, the Tenant Improvements described in Paragraph 13 of this First Amendment and any
structural Alterations that may be approved by Landlord, provided that such Alterations do not
invalidate any existing roof or building warranty (or any such warranty obtained as part of such
work). All structural Alterations shall require Landlord’s consent, which consent shall be subject
to Landlord’s sole discretion; provided, however, that structural Alterations required to perform
the Deferred Maintenance or as a part of the Tenant Improvements set forth in Paragraph 13 of this
First Amendment shall require Landlord’s prior approval which shall not be unreasonably withheld,
conditioned or delayed (and the date for completion of the Deferred Maintenance shall be extended
on a day-for-day basis for each day that Landlord fails to provide its approval or disapproval
beyond ten (10) business days following Tenant’s written request for such approval (provided that
such request shall include reasonably-detailed plans indicating that such structural Alterations
have been endorsed by a qualified engineer)) as long as such structural Alterations do not (a)
invalidate any existing roof or building warranty (or any such warranty obtained as part of such
work), nor (b) are reasonably likely to reduce the value of the Project for sale or lease following
the expiration of the Lease Term, nor (c) impair Landlord’s ability to lease the Premises for the
uses permitted under the Lease (as modified by this First Amendment). No completion bonds shall be
required for any Alterations, nor shall Landlord receive any fee for the approval of any
Alterations requiring Landlord’s consent. Tenant may select the contractors performing any such
Alterations in Tenant’s sole discretion. Upon completion of any such Alterations, Tenant shall
provide copies of as-built plans and specifications with respect to any Alterations for which
as-built plans and specifications are customarily prepared (or as to which Tenant has actually
received as-built plans and/or specifications) and copies of any warranties obtained by Tenant with
respect to such Alterations.

     5. SECURITY DEPOSIT. Except to the extent applied by Landlord pursuant to a Tenant
Default in accordance with the terms of the Lease, Landlord shall return the Security Deposit in
the amount of Two Million Six Hundred Forty Thousand Dollars ($2,640,000) to Tenant on the later of
(i) December 31, 2010, and (ii) Substantial Completion (as defined in Paragraph 12 below) of the
Mandatory Deferred Maintenance, as described and defined in Exhibit A attached hereto and
incorporated herein (such later date being herein referred to as the “Return Date”). Upon the
return of the Security Deposit to Tenant, Paragraph 7 of the Lease and any other references to the
Security Deposit in the Lease shall be deleted in their entirety. If Landlord fails to return any
portion of the Security Deposit on or before the Return Date (except to the extent such portion has
been applied by Landlord pursuant to a Tenant Default in accordance with the terms of the Lease),
then Tenant shall be entitled to interest on such portion of the Security Deposit at the rate of
10% per annum commencing on the day immediately following the Return Date and continuing as to any
such unreturned portion of the Security Deposit until repaid to Tenant either through an offset of
Base Rent (as provided in clause (ii) below) or by payment from the Landlord, and (ii) if such
portion of the Security Deposit has not been paid to Tenant on or before the Return Date, then
Tenant may offset against the next payments of Base Rent coming due until Tenant has received the
full amount of such Security Deposit that should have been returned to Tenant pursuant to the
provisions of this Paragraph 5 (provided, that notwithstanding the foregoing, Tenant shall have no
right of offset with respect to all or any portion of the Security Deposit as to which Landlord has
delivered to Tenant a written notice indicating that Landlord applied such amount in accordance
with the terms of the Lease).

 

 

     6. PARKING. Paragraph 44 of the Lease is amended to provide that Tenant shall have
the exclusive use of the parking areas associated with the Building and Premises and shall have the
right to reserve spaces for visitors, guests, carpools and the like without Landlord’s consent.

     7. SIGNAGE. Paragraph 18 of the Lease is amended to provide that Tenant shall be
permitted to increase the size of Tenant’s existing Building and monument signage at Tenant’s sole
cost and expense, subject to Landlord’s reasonable approval and in compliance with all applicable
Legal Requirements.

     8. SNDA. Prior to the Effective Date, Landlord, Tenant, and Landlord’s current lender
shall execute, and Landlord shall cause to be recorded in the Official Records of Santa Clara
County, California, a Subordination, Non-Disturbance and Attornment Agreement substantially in the
form attached to this First Amendment as Exhibit B.

     9. EMERGENCY GENERATORS. Tenant shall have the right to maintain full use of and
control over any Emergency Generators included in the Premises pursuant to Paragraph 2.e above as
of the Effective Date and shall have the right to make future alterations to such Emergency
Generators as are desired by Tenant, at Tenant’s sole cost and expense and in compliance with all
applicable Legal Requirements. Notwithstanding the provisions of Subparagraph 5(c) of the Lease
but subject to the provisions of Paragraph 11 of the Lease, Tenant shall have no obligation to
remove the Emergency Generator(s) from the Project.

     10. SATELLITE AND ROOF REQUIREMENTS. Tenant shall have the right at any time and from
time to time during the Term, at Tenant’s sole cost and expense and in compliance with all
applicable Legal Requirements, to install microwave, satellite or other antenna type communication
systems or other types of equipment on the roof; provided, that Tenant shall remove all such
systems and equipment on or before the expiration or earlier termination of the Lease at Tenant’s
sole cost and expense and shall repair any damage caused by such installation and/or removal.

     11. TENANT IMPROVEMENT ALLOWANCE. Landlord shall provide Tenant with a tenant
improvement allowance in the amount of Two Million Four Hundred Thousand Dollars ($2,400,000) (the
“TI Allowance”), which amount shall be applied as a credit against the rent due under the Lease for
the period between July 1, 2009 and May 31, 2010, equally amortized using a straight-line method
without any interest, as more particularly shown on the rent schedule in Paragraph 2 d. of this
Lease Amendment. The TI Allowance may be used by Tenant at any time during the Term for any
purpose, including, but not limited to, certain alterations, installations, improvements, equipment
and furnishings in, on or about the Premises, as determined in Tenant’s sole discretion
(collectively, the “Tenant Improvements”). Tenant shall have no liability to Landlord for its
election not to utilize all of the TI Allowance on any Tenant Improvements to the Premises and no
obligation to refund any of the TI Allowance as a result of such election. Paragraph 3(c) of the
Lease is hereby deleted for purposes of the Tenant Improvements; provided, however, that promptly
upon completion of any Tenant Improvements, Tenant shall provide to Landlord copies of as-built
plans and specifications and any warranties relating to such Tenant Improvements.

     12. BUILDING INFRASTRUCTURE ALLOWANCE. Landlord shall provide Tenant with a building
infrastructure allowance in the amount of One Million Nine Hundred Ninety-Eight Thousand Dollars
($1,998,020) (the “BI Allowance”) for certain deferred Building maintenance to be performed by
Tenant during the Term, which deferred Building maintenance is more particularly described on
Exhibit A attached hereto and incorporated herein (collectively, the “Deferred Maintenance”).
Tenant hereby agrees to coordinate such Deferred Maintenance (including preparation of the plans
and specifications therefor, which shall be subject to the prior written approval of Landlord) with
the Landlord or its

 

 

representative through Tenant’s consultant/construction manager, who shall
manage the Deferred Maintenance and who shall be experienced in performing similar work on similar
commercial buildings, with the terms and conditions of Tenant’s contracts for the performance of
such Deferred Maintenance subject to the prior written approval of Landlord (which approval shall
not be unreasonably withheld, conditioned or delayed as provided in Paragraph 4 of this First
Amendment, and subject to the time limitations on Landlord’s approval of the Deferred Maintenance
Roof Warranty as set forth in Paragraph 2.o of this First Amendment), provided that Tenant shall
have the right to control the scheduling and contracting for such Deferred Maintenance with
Tenant’s designated contractor and subcontractors (who shall be experienced in performing similar
work on similar commercial buildings). Tenant shall provide to Landlord a list (including address
and contact information) for Tenant’s general contractor and all major subcontractors (i.e.,
subcontractors with contracts in excess of $25,000) working on the Deferred Maintenance. The BI
Allowance shall be applied as a credit against the rent due under the Lease for the period between
July 1, 2009 and May 31, 2010, equally amortized using a straight-line method without any interest,
as more particularly shown on the rent schedule in Paragraph 2 c. of this Lease Amendment. Tenant
shall be required to complete the Mandatory Deferred Maintenance (as defined in Exhibit A) to the
reasonable satisfaction of Landlord on or before December 31, 2011, but subject to the provisions
of Paragraph 54 of the Lease and any delays resulting from Landlord’s failure to promptly and
reasonably provide any approval required under this Paragraph 12 or as required elsewhere in the
Lease or any other interference resulting from Landlord’s acts or omissions. Notwithstanding the
foregoing, Landlord agrees that if unknown conditions are found to exist that cause the cost of the
Mandatory Deferred Maintenance to exceed the BI Allowance, Landlord and Tenant shall modify the
Mandatory Deferred Maintenance requirements as reasonable to allow such work to be limited to the
amount of the BI Allowance. Tenant shall provide Landlord with an initial package of executed
contract documents, and a performance and payment schedule of the Deferred Maintenance work prior
to commencing such work. Thereafter, at reasonable intervals (but no more often than monthly),
within fifteen (15) days following Landlord’s request for a status report of the Deferred
Maintenance work, Tenant shall provide Landlord with a status report indicating any material
changes to the cost of the Deferred Maintenance work, the schedule for completion of such work, and
any material change orders and change directives affecting the scope, schedule or cost of the
Deferred Maintenance contract approved by Landlord, with reasonable supporting documentation, such
as invoices and lien waivers from Tenant’s general contractor and subcontractors. Such status
reports shall also indicate amount of the BI Allowance which has been funded by Tenant to date and
the remaining amount of the unfunded BI Allowance. Any dispute between Landlord and Tenant
relating to the Mandatory Deferred Maintenance or the Substantial Completion thereof shall be
subject to resolution in accordance with Section 58 of the Lease; provided, that if such
arbitration results in a determination (a “Determination”) that Tenant failed to Substantially
Complete the Mandatory Deferred Maintenance in accordance with the contract documents approved by
(and/or deemed approved by) Landlord on or before December 31, 2011 (other than as a result of the
application of the provisions of Paragraph 54 of the Lease or any delays resulting from Landlord’s
failure to promptly and reasonably provide any approval required under Paragraph 4 of this First
Amendment, this Paragraph 12 or as otherwise required elsewhere in the Lease or any other
interference resulting from Landlord’s acts or omissions), then if Tenant does not commence
remediation of the additional work required to comply with the Determination within thirty (30)
days after the Determination is issued, or thereafter fails to cause Subtantial Completion to occur
within one hundred twenty (120) days after the Determination is issued, then Tenant shall be deemed
to be in Default under this Lease without any further cure rights notwithstanding any contrary
provisions of Paragraph 24 (but subject to reasonable delays as permitted under Paragraph 58 of the
Lease). “Substantial Completion” of the Mandatory Deferred Maintenance (or “Substantially
Complete”) shall mean that the Mandatory Deferred Maintenance work described in the applicable
contracts approved by (and/or deemed approved by) Landlord has been certified to Landlord as
complete by Tenant’s architect, Tenant’s contractor has filed a notice of completion of such work
in the records of Santa Clara County, the Deferred Maintenance Roof Warranty has been obtained and
a copy has been delivered to Landlord, and with respect to those HVAC units included in the
Mandatory

 

 

Deferred Maintenance, such units have been installed and are in good operating condition.
Promptly upon completion of any Deferred Maintenance, Tenant shall provide to Landlord copies of
as-built plans and specifications and any warranties relating to such Deferred Maintenance (with
Tenant being obligated to obtain, at Tenant’s expense, customary warranties with respect to all
such work in form reasonably acceptable to Landlord). Landlord or Landlord’s representatives shall
have the right to enter the Premises from time to time on reasonable prior notice to inspect the
Deferred Maintenance work.

     13. TENANT IMPROVEMENT CONSTRUCTION. In the event Tenant elects to make any Tenant
Improvements, Tenant shall have the right to control the Tenant Improvement process without being
required to use specific Landlord appointed vendors (i.e., architects, general contractors,
subcontractors, etc.). Landlord shall not receive any construction management fee or similar fee
in connection with Tenant’s construction of any Tenant Improvements. If either party requires
payment or performance bonds in connection with the construction of Tenant Improvements, the
requiring party shall be responsible for the cost of obtaining such bonds. Notwithstanding
anything to the contrary in Paragraph 12 of the Lease, Tenant shall have the right, subject to the
provisions of Paragraph 12 of the Lease relating to Landlord’s review and approval of the plans and
specifications therefor, to install the following Alterations as part of the Tenant Improvements:

     (i) Install communication conduit.

     (ii) Specify, purchase and utilize Tenant’s selected cosmetic and/or decorative materials
including, without limitation, floor covering, paint and wall covering.

     (iii) Install/use floor cores which do not interfere with the structural integrity of the
floor.

     (iv) Provide supplemental HVAC equipment and systems to service Tenant’s lab and server
rooms.

     (v) Install/expand light engineering labs and supporting infrastructure to support Tenant’s
intended use of the Premises.

     14. BROKERS. Landlord and Tenant each warrant to the other that it has had no dealing
with any real estate broker or agent in connection with this First Amendment, except for Jones Lang
LaSalle (“JLL”) and NAI BT Commercial (collectively, the “Brokers”), and that Landlord and Tenant
know of no other real estate broker who is entitled to or can claim a commission in connection with
this First Amendment. Tenant agrees to indemnify, defend and hold Landlord harmless from and
against any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and
expenses (including, without limitation, reasonable attorneys’ fees and expenses) with respect to
any alleged leasing commission or equivalent compensation alleged to be owing on account of
Tenant’s dealings with any other real estate broker or agent. Upon full execution of this First
Amendment and approval of this First Amendment by Landlord’s Lender, (i) JLL shall be paid a
commission by Landlord equal to $2,053,496.99, in accordance with an invoice to be provided by JLL
prior to the Effective Date, and (ii) NAI BT Commercial shall be paid a commission by Landlord in
the amount of $817,165.14, in accordance with an invoice to be provided by NAI BT prior to the
Effective Date. No other commission shall be payable to the Brokers in connection with the Lease,
including in connection with the exercise of any extension options.

     15. NON-DISCLOSURE. Tenant acknowledges that the terms and conditions of this First
Amendment are confidential and proprietary in nature (“Confidential Information”), reflecting a
business transaction between Landlord and Tenant. Each party agrees that it shall take reasonable
measures to protect the secrecy of and avoid disclosure and unauthorized use of the Confidential
Information. Tenant

 

 

agrees not to disclose the Confidential Information to any third parties,
excluding tenant’s real estate broker, without the prior written permission of Landlord.
Disclosure of the Confidential Information by Tenant to unauthorized parties will constitute a
breach under the Lease.

     16. MISCELLANEOUS.

          a. This First Amendment may be executed in one or more counterparts, each of which shall be an
original, and all of which shall constitute one instrument. The parties contemplate that they may
be executing counterparts of this First Amendment transmitted by facsimile or email and agree and
intend that a signature by facsimile machine or by pdf via email shall bind the party so signing
with the same effect as though the signature were an original signature.

          b. Except as set forth in this First Amendment, the Lease shall remain unchanged, and in full
force and effect. If there is any inconsistency between the terms of this First Amendment and the
terms of the Lease, the terms of this First Amendment shall control.

 

 

     IN WITNESS WHEREOF, Landlord and Tenant have entered into this First Amendment as of the date
first written above.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	CONEJO VALLEY DEVELOPMENT	 	 	 	BROADCOM CORPORATION,	 	 
	CORPORATION*, a California corporation	 	 	 	a California corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Manucher Azmudeh
	 	 	 	By:
	 	/s/ Ken Venner	 	 
	 

	 	 

	 	 
	 	 	 	 

	 	 
	Print Name: Manucher Azmudeh	 	 	 	Print Name: Ken Venner	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	Its: President	 	 	 	Its: SVP, Corp Services, CIO	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	Date:                                         , 2009	 	 	 	Date:                                         , 2009	 	 

 

	*	 	California

Broadcom Corporation agrees to furnish supplementally a copy of any of the exhibits to the SEC upon
request.

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