SEC Contract Filing

Filing Date: 2019-03-01

Document Content:
<DOCUMENT>
<TYPE>EX-10.30
<SEQUENCE>2
<FILENAME>roku-ex1030_349.htm
<DESCRIPTION>EX-10.30
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<p style="text-align:right;margin-bottom:0pt;margin-top:0pt;text-indent:0%;font-weight:bold;font-size:12pt;font-family:Times New Roman;font-style:normal;text-transform:none;font-variant: normal;">Exhibit 10.30</p>
<p style="margin-bottom:0pt;margin-top:0pt;text-indent:0%;font-family:Times New Roman;font-size:10pt;">&nbsp;</p>
<p style="margin-top:0pt;text-align:center;margin-bottom:0pt;text-indent:0%;font-weight:bold;font-size:12pt;font-family:Times New Roman;font-style:normal;text-transform:none;font-variant: normal;">COLEMAN HIGHLINE</p>
<p style="text-align:center;margin-top:12pt;margin-bottom:0pt;text-indent:0%;font-weight:bold;font-size:12pt;font-family:Times New Roman;font-style:normal;text-transform:none;font-variant: normal;">FIRST AMENDMENT TO OFFICE LEASE</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">THIS FIRST AMENDMENT TO OFFICE LEASE (this &#8220;<font style="font-weight:bold;">First Amendment</font>&#8221;) is made and entered into as of November&#160;12, 2018 (the &#8220;<font style="font-weight:bold;">First Amendment Effective Date</font>&#8221;), by and between CAP PHASE 1, LLC, a Delaware limited liability company (&#8220;<font style="font-weight:bold;">Landlord</font>&#8221;), and ROKU, INC., a Delaware corporation (&#8220;<font style="font-weight:bold;">Tenant</font>&#8221;).</p>
<p style="margin-bottom:0pt;margin-top:12pt;text-align:center;text-indent:0%;text-transform:uppercase;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;font-variant: normal;"><font style="text-decoration:underline;">r e c i t a l s </font><font style="text-decoration:none;">:</font></p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;"><a name="OLE_LINK4"></a>A.<font style="margin-left:36pt;"></font>Reference is hereby made to that certain Office Lease dated as of August&#160;1, 2018 (the &#8220;<font style="font-weight:bold;">Lease</font>&#8221;) between Landlord and Tenant.</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">B.<font style="margin-left:36pt;"></font>Pursuant to the Lease, Tenant is currently leasing from Landlord that certain premises containing the entire first (1<sup style="font-size:85%; vertical-align:top">st</sup>), second (2<sup style="font-size:85%; vertical-align:top">nd</sup>) and third (3<sup style="font-size:85%; vertical-align:top">rd</sup>) floors (the &#8220;<font style="font-weight:bold;">Existing Premises</font>&#8221;) of that certain six (6)-story building located at 1155 Coleman Avenue, San Jose, California 95110, commonly known as Building Two (the &#8220;<font style="font-weight:bold;">Building</font>&#8221;).&nbsp;&nbsp;The Building is part of a mixed-use Project (as that term is defined in the Lease) known as &#8220;Coleman Highline.&#8221;</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">C.<font style="margin-left:36pt;"></font>Landlord and Tenant now desire to amend the Lease to (i)&#160;expand the Existing Premises to include that certain premises (the &#8220;<font style="font-weight:bold;">Expansion Space</font>&#8221;) containing the entire fourth (4<sup style="font-size:85%; vertical-align:top">th</sup>), fifth (5<sup style="font-size:85%; vertical-align:top">th</sup>) and sixth (6<sup style="font-size:85%; vertical-align:top">th</sup>) floors of the Building and comprising the balance of the rentable area of the Building, as depicted on the floor plan attached hereto as <font style="font-weight:bold;text-decoration:underline;">Exhibit&#160;1</font>, and (ii)&#160;modify various terms and provisions of the Lease, all as hereinafter provided.</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">NOW THEREFORE, in consideration of the foregoing recitals 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:</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">1.<font style="margin-left:36pt;"></font><font style="font-weight:bold;text-decoration:underline;">Capitalized Terms</font>.&nbsp;&nbsp;All capitalized terms when used herein shall have the same meaning as is given such terms in the Lease unless expressly superseded by the terms of this First Amendment.</p>
<p style="text-align:justify;margin-top:12pt;margin-bottom:0pt;text-indent:7.69%;font-size:12pt;font-family:Times New Roman;font-weight:normal;font-style:normal;text-transform:none;font-variant: normal;">2.<font style="margin-left:36pt;"></font><font style="font-weight:bold;text-decoration:underline;">Remeasurement of the Building and Existing Premises</font>.&nbsp;&nbsp;Notwithstanding anything to the contrary set forth in the Lease, Landlord and Tenant acknowledge and agree that Landlord has remeasured the B