Document:

exv10w8b

 

Exhibit 10.8B

FIRST AMENDMENT TO THE

BASIC LEASE INFORMATION AND

CANYON PARK TECHNOLOGY CENTER

OFFICE BUILDING LEASE AGREEMENT

     This First Amendment (this “First Amendment”) to the Basic Lease Information and Canyon Park
Technology Center Office Building Lease Agreement (the “Lease”) is hereby entered into as of May 6,
2004 (the “Effective Date”) by and between Canyon Park Management Company representing TCU
PROPERTIES I, LLC, a Utah limited liability company (“Landlord”), and OMNITURE, INC., a Delaware
corporation (“Tenant”), having an office at 550 East Timpanogos Circle, Orem, Utah 84097, dated May
9, 2003 (the “Lease Date”).

Recitals

     A. Under the Lease, Tenant is renting from Landlord certain office space in Canyon Park
Technology Center (“CPTC”) in Orem, Utah, defined as the “Premises” in the Lease.

     B. The Commencement Date under the Lease will be modified to correspond with Tenants occupancy
of the Premises.

     C. Tenant requests that the Basic Rental Rate be modified and increased to cover costs of
additional Tenant Improvements requested by Tenant and paid by Landlord.

     D. Rent Abatement Dates in the Lease will be modified to correspond with occupancy of the
Premises by the Tenant.

     E. Tenant desires to expand the Premises to include an additional 31,357 rentable square feet
(“RSF”) of space in Building G at CPTC.

Agreement

     Therefore, Landlord and Tenant agree as follows:

     1. Commencement Date. The Commencement Date under the Basic Lease will be changed from
August 15, 2003 to April 1, 2004. The Commencement Date for the additional Premises is as follows:

Section 4-i below will have a Commencement Date of April 1, 2004. Section 4 ii & iii below
will have a Commencement Date on date on which the Premises are Substantially Completed.
For purposes of this Lease, “Substantially Completed” and/or “Substantial Completion” means
the earlier of (a) the date on which Tenant actually occupies the Premises, or (b) the date
on which (i) Tenant Improvements for the Premises (“Leasehold Improvements”) have been
completed so that Tenant may use the Premises for their intended purpose; (ii) Landlord has
obtained authorization for occupancy of the Premises from appropriate governmental
authorities, if required; and (iii) Tenant, its employees,

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agents, customers, and invitees have ready access to the Building and the Premises through
the lobby, entranceways, and hallways.

     2. Basic Rental. Tenant agrees that the Basic Rental rate under the Lease shall
increase by $2,027.64 per month over the Term of the Lease.

     3. Rent Abatement. Tenant and Landlord agree that the Rent Abatement dates under the
Lease, August 15, 2003 through August 14, 2004 will be changed to, April 1, 2004 through January
31, 2005.

     4. Definition of Premises. The definition of “Premises” under the Lease is amended by
adding additional space of approximately 31,357 RSF to the existing Premises in the Lease as
follows:

	 	i.	 	Premise G14 and G04 — 3,439 RSF of Building in 1st
floor lobby space of G14 and 364 RSF of data center space in Building basement
of G04 as shown crosshatched on Attachment A-1 & A-2 hereto
attached will be added to the Premises.
	 
	 	ii.	 	Premise G15 — 13,030 RSF of Building in 1st floor G15
office space as shown crosshatched on Attachment A-1 hereto attached
will be added to the Premises.
	 
	 	iii.	 	Premise G23 — 14,523 RSF of Building in 2nd floor G23 office
space as shown crosshatched on Attachment A-2 hereto attached will be
added to the Premises.

     5. Rentable Area. The “Rentable Area” of the Premises shall increase from 16,558 RSF
to 47,915 RSF.

     6. Rate/Annual Increases. The Basic Rate per square foot on the new Premises as
outlined in section 4 above will be $14.50 per RSF. Basic Rent shall escalate $0.50 per rentable
square foot on each one-year anniversary of Lease Commencement Date.

     7. Rent. Monthly and annual Basic Rent for the Additional Premises shall be as
follows:

Premises as outlined in section 4-i above, $4,595.29 monthly and $55,143.48
annually. Premises as outlined in section 4-ii above, $15,745.79 monthly and
$210,583.50 annually. Premises as outlined in section 4-iii above,
$17,548.63 monthly and $210,583.50 annually. Monthly Rent for the 1st
Amendment Additional Space shall be due in accordance with the payment terms in the Lease.

     8. Deposit. An additional security deposit equal to the last months’ Rent of
$43,115.44 shall be paid to Landlord by Tenant upon execution of this Amendment.

     9. Monument Sign. Landlord agrees to allow Tenant’s monument sign to be installed 25
feet from Timpanogos Circle as requested by Tenant.

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     10. Tenant Improvements. Subject to section 9 below, Landlord agrees to provide,
install and pay for Tenant Improvements similar in look, quality and standard (wall type, finish,
side lights, doors, paint, carpet, lighting, cubbies, column wraps, glass walls, doors, cabling
placed in cable trays and cleaned up. etc.) as in Premises G24 and G25 of the Building. Landlord
also agrees purchase and install a back-up generator (not to exceed 1200 kw) and UPS system (not to
exceed 160 kva) as required by Tenant for the power backup of their critical computer systems.

     11. Plans, Specifications and Permits. Landlord and Tenant mutually agree that the
approved and signed floor plan hereto attached as Attachment B-1 for Premises G15 and
Attachment B-2 for Premises G23 will be the final approved floor plans to be submitted for
the final blue prints for the Premises. Tenant and Landlord shall approve and sign the final blue
prints prior to submitting them for the issuance of a building permit. Upon Landlord receiving
proper building permits Landlord will have seventy (70) days from the date of issuance to completed
Tenant Improvements in each of the Premises.

     12. Construction. Landlord and Tenant agree that the Construction time line on the
Tenant Improvements shall be seventy (70) days from the date of receiving a valid building permit
on the Premises. Landlord will pay Tenant $500.00 dollars per day penalty in reduced rent until the
Tenant Improvements are completed and Tenant may occupy the Premises as described and outlined in
Section 2. Delays in Construction that are caused by Tenant change orders will not be included in
the seventy (70) day Construction period. Tenant agrees that for each day Construction is delayed
by Tenant change orders, Landlord shall receive five hundred ($500.00) dollars per day penalty from
Tenant.

     13. Change Orders. Tenant shall sign and Landlord and Tenant shall approve all change
orders prior to any work be done.

     14. Furniture. Landlord shall allow Tenant to use the Landlord’s Herman Miller
modular furniture at no charge to Tenant provided such furniture is not being used by Landlord or
other tenants and subject to availability. Tenant is responsible for any damage to the furniture,
normal wear and tear excepted.

     15. First Right of Refusal. Tenant shall have the right of first refusal on unoccupied
space in the Building. Upon the receipt of written notice that Landlord has received a bona fide
offer (the “Offer”) for the lease of space in the Building by a third party, Tenant shall have ten
(10) days to provide Landlord with an unequivocal, irrevocable, written commitment to lease space
upon the terms set forth in the Offer. If Tenant fails to provide Landlord with such notice within
such 10-day period, Landlord shall be free to lease space in the Building to the third party
pursuant to the Offer. Tenant shall have ongoing expansion rights at Canyon Park Technology Center.
Notwithstanding the foregoing, Landlord will use their best efforts to move current occupants in
the Building to other space in the Park during the Term of the Tenant’s Lease, provided (a) current
occupants of the Building accept Landlord replacement space (b) occupants new office space is
reasonably similar to the Premises, (c) the move, reconfiguration, improvement costs to configure
occupant’s new office space to reasonably similar condition of the Premises at Tenant’s expense,
and (d) any adjustments to Term and Rate of occupant’s lease costs will be paid for by Tenant.

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     16. Parking. Landlord acknowledges that Tenant shall receive fifteen (15) additional
reserved parking stalls in the north side of the Building. Landlord shall provide and pay all costs
of painting the stalls in the reserved parking area.

     17. As-Is Condition. Tenant accepts the Premises in its existing, “as-is” condition
except for any Tenant Improvements as outlined in section 9 and section 10 above and acknowledges
and agrees that Landlord shall provide no funds for additional Tenant Improvements.

     18. Same Terms. Except as amended herein, all other terms and conditions of the
Lease, as previously amended, shall remain in full force and effect.

(SIGNATURES ON NEXT PAGE)

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	 	 	TENANT:
	 
	 	 	 	 	 	 
	 	 	OMNITURE, INC.
	 
	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	/s/ Josh James 
	 

	 	 	 	 	 	 

	 
	 	 	 	 	 	 
	 	 	 	 	Name: Josh James
	 
	 	 	 	 	 	 
	 	 	 	 	Title: CEO
	 
	 	 	 	 	 	 
	 	 	 	 	Date: 5/6/2004
	 
	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 	 	LANDLORD:
	 
	 	 	 	 	 	 
	 	 	TCU PROPERTIES I, LLC
	 
	 	 	 	 	 	 
	 	 	By: Canyon Park Management
	 

	 	 	 	 	 	Company, Inc., its Manager
	 
	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	By:	 	/s/ Thomas W. Macdonald 
	 

	 	 	 	 	 	 

	 
	 	 	 	 	 	 
	 	 	 	 	Name: Thomas W. Macdonald
	 
	 	 	 	 	 	 
	 	 	 	 	Title: President
	 
	 	 	 	 	 	 
	 	 	 	 	Date: 5/6/2004

5exv10w8c

 

Exhibit 10.8C

SECOND AMENDMENT TO THE

BASIC LEASE INFORMATION AND

CANYON PARK TECHNOLOGY CENTER

OFFICE BUILDING LEASE AGREEMENT

     This Second Amendment (this “Second Amendment”) to the Basic Lease Information and Canyon Park
Technology Center Office Building Lease Agreement dated May 9, 2003 and the First Amendment thereto
(together, the “Lease”) is hereby entered into as of December 8, 2004 (the “Effective Date”) by and
between TCU PROPERTIES I, LLC, a Utah limited liability company (“Landlord”), and OMNITURE, INC., a
Delaware corporation (“Tenant”), having an office at 550 East Timpanogos Circle, Orem, Utah 84097.

Recitals

     A. Under the Lease and First Amendment, Tenant is renting from Landlord certain office and
data center space in Canyon Park Technology Center (“CPTC”) in Orem, Utah, defined as the
“Premises” in the Lease.

     B. Tenant desires to expand the Premises to include an additional 15,145 rentable square feet
(“RSF”) of space in Building G at CPTC.

Agreement

     Therefore, Landlord and Tenant agree as follows:

     1. Commencement Date. The Commencement Date under the 2nd Amendment will be January 1,
2005 or Commencement Date on date on which the Premises are Substantially Completed. For purposes
of this Lease, “Substantially Completed” and/or “Substantial Completion” means the earlier of (a)
the date on which Tenant actually occupies the Premises, or (b) the date on which (i) Tenant
Improvements for the Premises (“Leasehold Improvements”) have been completed so that Tenant may use
the Premises for their intended purpose; (ii) Landlord has obtained authorization for occupancy of
the Premises from appropriate governmental authorities, if required; and (iii) Tenant, its
employees, agents, customers, and invitees have ready access to the Building and the Premises
through the lobby, entranceways, and hallways.

     2. Definition of Premises. The definition of “Premises” under the Lease is amended by
adding additional space of approximately 15,145 RSF to the existing Premises in the Lease
as follows:

Premises G13 and G04 — 14,411 RSF of Building in 1st floor of G13
and 734 RSF of data center, office and storage space in Building basement of
G04 as shown crosshatched on Attachment A and A-1 hereto attached.

     3. Rentable Area. The “Rentable Area” of the Premises shall increase from
47,915 RSF to 63,060 RSF.

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     4. Rate/Annual Increases. The Basic Rate per square foot on the new Premises as
outlined in section 4 above will be $14.50 per RSF. Basic Rent shall escalate $0.50
per rentable square foot on each one-year anniversary of Lease Commencement Date.

     5. Rent. Monthly and annual Basic Rent for the Additional Premises shall be
$18,299.60 monthly and $219,595.25 annually. Monthly Rent for the 2nd
Amendment Additional Space shall be due in accordance with the payment terms in the Lease.

     6. Deposit. An additional security deposit equal to the last months’ Rent of
$20,823.69 shall be paid to Landlord by Tenant upon execution of this Amendment.

     7. Tenant Improvements. Landlord agrees to provide, install and pay for Tenant
Improvements similar in look, quality and standard (wall type, finish, side lights, doors, paint,
carpet, lighting, cubbies, column wraps, glass walls, doors, cabling placed in cable trays and
cleaned up. etc.) as Tenant’s Premises the Building.

     8. Plans, Specifications and Permits. Landlord and Tenant mutually agree that the
approved and signed floor plan hereto attached as Attachment B for Premises G13 will be the
final approved floor plans to be submitted for the final blue prints for the Premises. Tenant and
Landlord shall approve and sign the final blue prints prior to submitting them to the City of Orem
for the issuance of a building permit. Upon Landlord receiving proper building permits Landlord
will have seventy (70) days from the date of issuance to completed Tenant Improvements in each of
the Premises.

     9. Construction. Landlord and Tenant agree that the Construction time line on the
Tenant Improvements shall be seventy (70) days from the date of receiving a valid building permit
on the Premises. Landlord will pay Tenant $500.00 dollars per day penalty in reduced rent until the
Tenant Improvements are completed and Tenant may occupy the Premises as described and outlined in
Section 2. Delays in Construction that are caused by Tenant change orders will not be included in
the seventy (70) day Construction period. Tenant agrees that for each day Construction is delayed
by Tenant change orders, Landlord shall receive five hundred ($500.00) dollars per day penalty from
Tenant.

     10. Change Orders. Tenant shall sign and Landlord and Tenant shall approve all change
orders prior to any work be done.

     11. Furniture. Landlord shall allow Tenant to use the Landlord’s Herman Miller
modular furniture at no charge to Tenant provided such furniture is not being used by Landlord or
other tenants and subject to availability. Tenant is responsible for any damage to the furniture,
normal wear and tear excepted. Not withstanding the above, Landlord agrees to provide and pay for
all Herman Miller H-legs needed for the installed office furniture provided by Landlord in the
fixed offices. Landlord agrees to provide Tenant from Canyon Park inventory and free of charge the
use following of the following modular furniture systems from Canyon Park inventory to be installed
in the permanent fixed wall offices within the Premises:

	 	 	 
	 

	 	A — Herman Miller pedestal file cabinets (gray and black)

	 

	 	B — White boards
	 

	 	C — Pin boards that Tenant can have recovered

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	 	D — Task lighting
	 

	 	E — Shelving
	 

	 	F — Desk drawers
	 

	 	G — Herman Miller work surfaces (series I and series II that are
slightly different tone and style)
	 

	 	H —H-leg supports-Landlord shall purchase the H-legs

     12. Rent Abatement. Provided that Tenant is not in material breach of the Lease and no
amount of Basic Rent is past due, the Rental shall be zero for the first month of occupancy as
determined in Section 1 above. Notwithstanding any other term or condition of this Lease, Tenant
need not pay Landlord any Adjusted Rental for the Free Rent Month.

     13. As-Is Condition. Tenant accepts the Premises in its existing, “as-is” condition
except for any Tenant Improvements as outlined in section 9 and section 10 above and acknowledges
and agrees that Landlord shall provide no funds for additional Tenant Improvements.

     14. Same Terms. Except as amended herein, all other terms and conditions of the Lease
and 1st Amendment, as previously amended, shall remain in full force and effect.

	 	 	 	 	 	 	 	 	 
	 	 	TENANT:	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	OMNITURE a Delaware Corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	/s/ Josh James 	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Name: Josh James
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Title: CEO
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Date: December __, 2004
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	TCU PROPERTIES I, LLC	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	By: Canyon Park Management	 	 
	 

	 	 	 	 	 	Company, Inc., its Manager	 	 

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	 	 	 	By:	 	/s/ Allen Finlinson 	 	 
	 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Name: Allen Finlinson
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Title: Vice President
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	Date: December __, 2004

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