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Home My WebLink About0206.091.. : .~ .. BONORA8L~ cxrr OOONCIL Palo Alto, california Attention: Finance and Public wort. Committee "'-"1' "~'I"~ U sPQ O"",I'O. AYJIWI roJt "ILItID OllIe. "'&' 1leaber8 of the Council: hDOI1r la Bri.f TIIb raviooed report is being pre,.Rllted at the request of the Council to .~~~tiate .tatt'. recommendatIon to le.ae apace at 300 Haailton Avenue. !'bla report a1.0 requests Council approval of • ten-year Ie •••• ~ ... ent between Three Hundred Hamilton Associ ate. (Le.aor, and tha City of palo Alto (Le5see) for 9,144 square feet of offic. apace et 300 saailton AV6nue, Palo Alto, California, to accoaJlOdata 35 ...aberl of the l1tilities DepartAent ltaft • •• qptlilioo las'qraup4 A I.arch tor coeparable leased apace began ahortly after Council approved ataft'. reco..en<lation to lea •• approximately ',000 square f •• t in the _town area. In the lIay 1990 report to Council (CMR:28Z'O), ~taff .atiaated co.parable lpace would rent tor aboUt $3.00 per 8qUer. foot. '1'lle cr i terio, therefore, "as 1) • downtown location; 2) approxiaately ',000 8qUare t •• t required; 3} apace -s-rab1e to existing City apace; 4) • $3. DO per 8qUare foot price range; and 5) tiBe availability, i .•. , how loon could ataft occupy ""a 1 •• _ pr .. i ... ? Staff vl.1te4 12 locatlOftl, , of which vere r.j.ct~ because they did not .. et "". criteria above. TIl_ r ... in1ng ) lite. [209, 285 and 300 .IlIIUton) vera aach c:ona1d.r~ pollibla 10Clltiona. CMR:Z06:tl '._ 1 ." .-- """" r--., -;.../ '-' utUlti •• Depan.ent etaff cho .. 285 H ... Uton •• the ..,.t "'"drabl • .tt.. Unfortunataly. ,ust prior to pr .. entinq thb location to COUncil, fte9otiatiorw were cU.contlnuect bec4\,1 •• the current tenant decid.~ not to aove. Staff proceeded to recon.lder 209 and 300 lla:ailton Avenue. For .. varIety of reaeona dbcu .. _ in thls r.port~ 300 Baailton was chosen over 209 Ba-ilton. At the Counc1l .e.tinq of March 11. 1991 •• taU presented the following ten r.a.ona, in addItion to financial considerations, tor .election of 300 H&ailton over 209 Hamilton: 1. CUstoaer Service/steffinq 2. Ti.1nq: Bow 800n c:oul~ st.ff occupy the pr<elliaes? 3. Tinnq: Historic Resourcus Board ancl Architectural Review Board approval ror elevator an4 windows. 4. 209 H.-ilton buIldinq credit fQr •• is.le retrofit. 5. Additional coa.unication equipment costa 6. Parking- 7. Lavatory facilitie. 8. Future expanaion 9. Karketebili ty 10. Safety/_prinkler Byetam In building For the l.at it_, both buildinqa h.sve sprinkler systems; all other it .... are ebovn In the .. w...ary chart at the end of tllis report (Attechaent 1). Additional infOr1lAtion on items 1 through 9 are .Siacussed below. epa\pw.r 'aryie,'ataf,taq Each day. an aver"ge of 10 to 15 Palo Alto property cwn ..... and ..veral industrialfcoaaareial customers visit the utilities Engineering office witb .. variety of questions and project plans. IIany property own..... who part or. their own bprov_nb, visIt lluUding lnapaction on the t itth floor of the Cl vIe Center vi th their pI..... They then follov up by qoing to utUiti .. EnlJineer1nq on the third floor. with qu.stion_ en chang-eo in vater, 9" and/or electric utility earvicaa. Property owner_ also visit utilities 001:201:91 2 .. • - • J • -~ . , i J '. ;~ o En9ineeri1l9 tor info .... Uon "n .any other topt.,. .ueh ...... nder-vr-4iatr1ct., .. tility utI_ts, atr .. t 11gbts, .hctr ..... 9D.tle tiel de aDd n interference. Property comen 901119 to other 4epartaents 111 th. Civic Canter often rd.. ..ny que.tions reeu.lt1ftg' in • "ialt to th. utiliti .. Bn9ineer1ftg' Dividon. In cbooelnq the JOO .uUton alt., stsrr placed a .trOft9 conalderaUon on contlnulft9 th. bl9b level of custoaar service to Palo Alto'. property ovnen end other CUltoaer.. Staff beli.ve. the 209 Baailton location i. difficult for th. public to locate, vith the proposed elevator beift9 located in th. back of the building. a.ca .... the 20t .UlUton .It. 18 not vloibl. fr.,. the Civic c.nter. 'liv1ftg' directions to th. publIc becoa ••• or. prDbl ... tie. utUiti •• Enginoering .taff vor .... on a d"ily bad. vith other utili tie •• taft end -..ny ot the other departe.nts located in the Civic Center. Much of thb contact 18 in the tOni of plaM1ftg' _tift98 on progr ... end project.. Another part of the daily 8ft91neerlft9 bour. ere spent in the field. After the sov .. to ne" offic •• , beth of the.e talb wIll require staff ti.e to walk to the Civic Center or the civic center qarage .everal ti_. daily. While the distance frca .1ther 20' or 300 ... ilten i. not sIgnificant, 300 ... Utcm 10 obviO\llly c10 •• r end eor .... n)· acee .... d from CIvic Center. Two leportant tector. conddered In tha lelection of a n.w office va. the ability to attract end retaIn biqb qudity ltaff and th. eoral. of the existing En91neerift9 statf. Engineering position5 bave end contin ... to be difficult to fill, beCSI1ll. of their bigl> de...nd in the ar.a end the biqb cost of living. A qood work environment i. a .. jor consideration to any enqineerlnq offiee in Silicon Valley. At 209 Bamllton .teff i. concerned that, • Tbe "ai ... ie retrofit to the building will not be compl"te untU efter th. propo •• d eave In date (J .. ly 15) and When coeplated, .till .. y not be a. s.fa •• the 300 Ha.ilton site. • The .en'. r ... trooa is not adequate, having only one toilet for a .taff of approxiaataly 30 aRn. • Kail and .uppli.s vill .till bav. to be delIvered end picked up at the Civic Center, requir1ft9 .teft to carry heavy 1<>6d& • sub8tantial distance and up tvo fligbt .. of .. tair. until the alavatar is installed in Xoveeber. Ibiyll'oy 'POD C!op.14 'hfe OPCllR! ,Ia. Pr_l ••• ? Tbe 1 .... of outBid. office .pace by th. utiliti •• personnel is predicated on the nead for an _ad .. and replaceaent of the City's Infralltructure .y.t_. Tbe .ooner .tatt 'leta .. ttled in and the _ etaff is bired, _ quIcker the work can begin. QIR,a06:n J I II , j t 41 I !be current tenant'. 16& •• at 20' aa.l1ton expire. April 15, 1991. '!'hue """ld be approxi .. tely $!fO, 000 ot tenant bprovemento to ~leta, .. vall .... 1 .. 1e ratrotittinq and installation of an elevator ~ 'Tbe owner •• tiaat •• that tbe tenant iaprov ... nt. and the ratrotittin9 vork on the floor to be occupied could be finIshed by July 15. '!'be ...... inder ot the retrofittlnq vork to bring the entira bul1dinq up to 1!f73 .ai .. i" requireaenta and the In.talla tion of tha elevator could be co.plated by Noveaber 1991. on the other hand, 300 Ila.nton ta currently vacant. Tenant illprov_enta are •• tiaated. to be $85,000. "ork could beqin as .GoOn .. a bullcHnq penoit b t ... ued. The owner e.tint •• the completion of the tenant bproveeenta vithin 60 dara of Council approval and ~t i •• uanee. The building has two elevators, meets handicap .tanderda and i ••• is.leally retro-titted. '!'be ratin9 for the 209 H .. lltcn building i" Cia •• 2 on the City's hiatoric r.sourcaa list. 'The elevator and the installation of vindova on the .ut .Ide of tho! buildinq .. ill require Hiator!" Resource. Board and. Architectural Review Board approval. The owner f .. l. confident that the two Board approvals can he obtained and the construction C01IIpleted vithin the November tie .. frame. &. previously •• ntioned, 300 Hamilton vill require work inside th~ praais ... and, therefore, vill require only. bulldinq permit. n i14 iDq C!U4it The owners of 20' Hamilton have asked for ataff1a assistanee in pr .. entin9 to Council their requeBt to delay or transfer a l>uilding credit ot 3,000 equare feet, as a result of the seismic upgrade. 'TIl!. request vaa a condition of previeu. 1"'5e propcsals. However, the owner has stated in hi. laat proposal that it would not be a condition of the lea .. , but .taff ahould use ita beat efforts to ••• ist the ov,ner to retain the building credit. !'he propoaed le •• 8 at 300 B •• ilton doea not include any such requ .. t or beat .ffort ••• istance. r =apie.tiop Jquipaep\ l.gyir .... \. 'l'bere are ••• entially three cOlmIunlcatlon ties required betveen the civic center and any n .... building: the City telephone system; local area network (LAII) tor the coeputer net.workill9 required for the Geographic Inforaation syet.. (GIS) and Inteqrated Financial Accounting Syat_ (UM); and Supervisory COntrol and Data ( \ • -\ .. - ~i.itlOft (ICADA), which 1. requir~ for ~tation ~lca tlon. on.. _ ••• oc:i.t~ with •• tabliilhl"'1 th ... Ue. can be ~. into two paRa. (1) fte ..... t for inatalli"'1 the underground conduIt.; and (2) 'I'I>e .. terial and labor ..... t for the cabl_ and bU1lvere. on.. cabl_ requ~ to .. tablbh tho thr.e tl .. include tvo 200- pair telephone cabl .. , ..... tiber optic cabl. tor the eomputar. and ............. 1.1 cable for the SCADA. 8&_ on the .. ne~., the ainiJlwo ~ of conduita requir~ to i ... ta11 the cabl .. will be tliO thr .. -.lnch conduita. staff he. ..tiaa~ the COlt to provide the coaaunication tie. to both 300 and 20' Seallton Avenu.. Since 20' Baailton i. farther away trOll the Civic Canter (see attached Exhibit C), there 1a ~t1""'1 lebor and .. terial required_ AI noted on the dravlnq. all ..-unicationa connectionl are .. de Oft the Bryant str.et dde ot city Ball. "1at~ below 1_ a breakdown of th, additional coot to relocate to 3D' Baallton. AdditiOft&l conduit. and 3 Splice Box •• (Jlppro><iaataly 750 ft of trench vith Z -3" conduita) Additional Telephone cable Additional Fiber Optic cable Additional coaxial cabl. Total £ebor and III tedal. $75,000 10,000 10,000 10.000 $105,000 TIUI _t ioiqniUcant iapact of thl. additional vorl< 18 the t1le required to inotall the conduits. Esthated t1le required to prepare drawing., obtain bid., award a contract and proceed with con.t""ction 18 .t l ... t three to four aonth". It 11 all" t.portant to note thet the greater diltance of 20' Ha.ilton from the Civic canter .. y INt the computer £AN .y.t_ clooe to its OIItaicltl liJUt.. !'bia COIlld lead to additional ._nd1tur.I, which .. y be a. higb •• U5,OOO. Dr"M lltaff i. of the opinion thlo is • critical lIifteranee btltvaen the two aita.. There are no parki"'1 previliona at 2Dt H..-Uton. There ia CllrrU1tly • parki"'1 valtl"'1 Uat for City Hall and th. t"o aonthly parkiD9 lotI frontlD9 on Gllaan Str •• t. The IDt noareot aut'306.n 5 -i • 4p .. r lO' lIuIilton h • _hour pubUc lot. lI:iqht ... n parkinq .pac .. are aYllilabl. at lOO Baallton. The 11 .pac •• will provide _taff with tho opportunity to tree up parking apace at CIty Ball and provIde conveniant acce •• to cu.toaar.. ltarf looked at •• voral alterna tiv .. to try to quantify thi. difference. Recently, the Weblt.r COWper qarlql and the purcha .. of the Southern Pacific parkin<] area. bav. doaonatrated bOlo" crucial parkin<] i. In the downtovn area. Thare 1. _1.0 a le ••• of private land on Ala« for perklnq, that would .. tablbb a valuo for th... 18 apacea at $3.800 per ..,nth. _iblt II Ibowa a rent =-rloon for the two ait •• with the .clded ban.fit of tho 11 parkinq .paceo It 300 BOJIllton. The relul til. pre .. nt val u. banatl t of 51 0 E. 054 over th. ten-y .. r 1 .... period at 300 Raallton. ,-.. tory .. pillS'" The t~ reatroo. facilitle. at 209 Hamilton are not co_parable in nuaber to tba .... rutrooa .pace at City R~ll nor )00 Ba.ilton. The owners of 209 Baal1tola hev. ottered to ruolve thi. 1 •• \.Ie by aaklll9 the r •• trooa .vailable to both &ex .. , which could cau.e eabarra ..... t arJd inconvenience to staff .ambers aDd visitors. ifhi. veNie! alao be the owner'. solution to aHtinq handicap 8tandard8. one reatroo. would be handicapPed-accessible. 'o •• ihili~y for Ig\qr_ 1Ip •• ,io. rt 1. ataft's view that the antir. second floor (9,400 aquare fee.t) of 209 "&aUton would be required for City Utilities use. Given the underatandlnq that the 9 .. ,00 aquare feet of the second Cloor at l09 Ba.ilton i. the only .pece available for office apece In that building, there would be no roo. for expanslo..,. On the other hand, 300 Ha.ilton baa aMitional floor apace that .. y beC<>lDe available it the need ari..... The coat sl!vinqa here i. in the three co..UJ1.i~tlon tie.; once the service 1. provided r it can be. expanded at low coat. IArk,tutli" If the need ari_. for the city to vacate tha lease or any portion of tho 1 ..... the City baa the option of subleuinq the apace. The quastion, then, i. whIch apace ia acre d..sirable lind what rent it will c_. parklnq yl11 certainly be an issue with any new tenant, a. veIl.. the other ... ni ties 'that ha"~e already been .... Uoned. Tb. City would lIave aore Clexibil1ty with 300 RaBilton, Vhlc:11 10 • bilJl>er deaand .ite. 0IIt:20l:91 , ..",--,.,.,.....---------------- · , o 'l'bi. 1 .... r.pre • ..,ta continued .... of en adaUII9 facility; thor.for., It carr! ... Cia •• I exiatill9 facility axaaption from requlr_te of CS(jA. liP ."llS;" Pt0PO'" I .. • •• IV'.'" The 1 •••• provid •• for ',144 .quare t •• t at ottice .paee~ whieh Includ •• all of the fourth floor and the ... tarly lIalf of the fifth floor. 'l'be 1." .. rat" of $3.10 per oquare foot incll>l1 •• janitorial .arvice., tax ••• inourance and • build-out coot of $85,000. The 1 .... rate i. coaparable to other le ••• d .it •• pro .... iclin9 full ..rvice aaeniti... Tbe 1 .... al.o Inoll>l1 •• a five-year option at 95 percent of the then .ark.t ret.. A auaaary of tile _jar lease providona (Exhibit D) b atteclled to the proposed ten-year lease. At th. council JI •• ti119 of !I&rcb. 11, 1991, a brief discll.sion occurred re<Juding 300 B .. U ton and a proposed asbesto •• tl>l1y. The lltudy baa _n COIIp1eted; til. 1 .... .: apace i. report eli to be aabe.tos-freo, with the exception of one ainor are. on the fourth floor. 'l'ha •• beatoo will be .batel! prior to any occupancy at tile pr_i •••. • ,.f' IpQpwa9DCa\iQA staff reco.aends that the Council luthor!le the Xayor to execute the attached ten-year l •• sa with Three Bun4red Hamilton Associates tor the 1 ••• e4 premi... at 300 Ra.ilton Avenue, Palo Alto~ california • ... pectfully aua.ltted, blated Steff .eport.: aIR:206.n aIR:2I2.0 aIR. 163 ,91 1 _i1oit A: B: C: D: s: .. "' - Ca.parabl11ty Study Rental COIIpIlri80n Rental coapar18on with parking Ben.fit Sketcb ahowing coa.unlcatlon book-up &uamary of le... for 300 Haallton fAa •• Agr..-nt for 300 B .. Uton ee. 20' a..ilton 300 hsilt.on aat:206:'1 • · ... " •... " Cost It.s St.tfl", CKR.20;;.91 At~1 COIIPMAlILITY SlINR'/ m IIPllton 8,725 oq. ft. S2.BS/sf/.,.; I_II UZI,480 (PI Inc ... ,e •• 51 ClP Fill Service, uttlttles, tax.s .." J ... tt ...... 1 I ... Included In the ..... t. Increu.s to be aI>sorWd by _or. D1fflCllt to loclte; not ,f.,ble fro. Cl.I. Ce!Im. Rtsk usoctlted with delay t. <""'IIlnl", .. rthqulke retrofit; fnadequate reS'troo. fl(:11 it1esi ,...t,~ dlstlnce t. con." .. t.rllls; no partIng. Jil, 15. 1991 (Nov. 1991 c..,l.· tlon .f retrofit and .le •• tor. 300 HOFlltpn 9.1" sq. ft. 53.IO,ofl-o.; ann.11 $340.157 51 Increu. per ".r fill servic •• wlt_ p.s.-through t. cu,. reT Increl .. fl ...,.., •• tt_ (.stt .. ted at B per J'l"J Clos. prolt.,t,; .I.lbl. fro. CIty Holl. ,"si,r ~andlclp ICce ••• Closer ,ro~l.ltl, bett.r ""rk ... I .......... t Ind and ,arkt.,. .11m. IS. 1991 1 c uts Staff bell..., t .... s.f. Is IIHdId r::::;:t. the spKe ..... 1 .f tile (",1-'", staff. See AttacMlllt • • lull"1"9 Creel!! Request for st.ff ••• I.t .. nce I. pno .... tl1\9 to eouncll • ,...,. •• , to creellt 3,000 s.f ••• 1 .. , .. retrofIt benoflt. c-Icltlon AdditIonal cost af l105.ooo Equl ...... t Requl ....... t 110 ,art I 1\9 lIYatory Facilitle. Uftl.o. facilitlo. F.t.re Expamslon 110 addltlon.l afflce 'PICO. ""rtotabl 11 t1 ctIR: 206,91 300 Hwllton III" 18 spaco. $ ... IS tltl Hill. Additional 'pICO IS desfreel .nd If 1 •• II.bl •. Parking, lavatoryt stis.ft 2 r If additIonal space .... roqulred and 1.lllable, tile .. _lei be III addi tlon.l 5a,II\9' benefIt bl adding to the exist Ing ~'Cltl"'" equl- • ...... t. • A8o.'t'.. -ant'oned ...... lff .. ko thIs ...... desl rable .1Id tlH!nfon ... n .. rtetoble prop ertl. EXHIBIT A: Rental Cost Comparison 209 & 300 Hamilton $ (X 1,000,000) o '----L._-'--_ -l_--'-_-L-__ L------l 1991 92 93 94 95 96 97 98 99 2000 2001 YEAR ---300 Hamillon -B---209 Hamilton EXHIBIT B: Rental Cost Comparison 209 & 300 Hamilton $ ex 1,000,000) 5) :f 2 1 Oi!!<=----'----'---~~~--' ....... ~ ---'---'-----'---"- 1991 92 93 94 95 96 97 98 99 2000 2001 YEAR -300 Hamilton -e--209 Hamilton Includes parking coals • • .~-. : '. :. 0 [XMUlT C r'\ .• CITY OF PALO ALTO -UTILrhES. DEPARTMENT ~ I i I ;1 _-,if ------,t! , ~ i f : I .J • II) ~ 1~1----I 1 ____ ' ~ J ~~ 'f ~~ I, __ ~1t! Z 'i' I 9:'~ , ~{ I ~ R.1MONA sr t:t~ I ~ ---=~'-. ' !ti ------- ~ « ------, ~ , t t ~ _*'- PrJ!II'us!" l!!wll ImprDlle-ents: Maintenance and Janitarhl: \!til !tl .. : "'.I ...... t and Sub]HtiDq: hrt:1ng: .... - • EXliIIIT D LEASE SlIIWIY 300 IWIILTON AYOO£ Three Hundred Hamilton Assoclat •• City of P.lo Alto "'::-. 300 Hamilton Ayenue, all of the 4th fl~or and lIZ of the 5th floor Ceast side) 10 YOIrs wi U on. 5-year opt I on I) b) c) Ba •• rent .f $ZB,346.40 per .. nth. 51 adjustDent .nnuilly. AIInual Idju,tDent for 24.n of the total !>IIilding's actull operltlng costs. landlord shall f"""ish up to SBS,OOO of tenlnt Impro.oments. This 'aenity ;s • foll service facility. MIIDtenance and janitDrhl a,.. proylded by the landlord as part of tho rent. Property taxes are fncluded ,. the monthly rent "' "' pirt of this full .ervlce fatllity. Llna10rd will f",..lsh ,11 utl];t! .. IS part of the full s.rvice facility during business hours. Landlord will chacve Idd!t!.n.1 ront.l for utiliti.s proYlded for exte"ded hours and reserve, the right to provide seplrlte .. ters. Tenlnt .ust hl.e landlord's po .. !sslon to assIgn or sublet Iny portion of t ... p_hu. Included I. the I •••• Ir. 18 pITking spice •• ~. .. OFFlcr'EM>E THIS l.EA$I; II -. • 0I!be dq 01 • 19 • by IIId __ -lHREE HUNDRED HAMILTON ASSOCIA'JES •• Colifomlo linWd J>OI1Dinbip o>«.after ..noes '1.oIIdIonI"), _ CITY OF PALO ALTO •• Municipal Co<pontioo of 11>0 SuIe of Colifomia • LaDdlord hereby _10 T_ lOCI T_ bcnby!ales from LaDdlonI Suite Numbm 400 aod SSG (b-caDed "PremIIa") _ ",,!he lIoor p!ID _ b......, IIId DWted Phibit 'A'. IIId said Premists beiq ",oed. for Ill. purpoICI of IbII lase, 10 bove ..... 01 opproziwIoI, N"IIIO -...r """ bDClred forty lOur (9,I44) IoIaJ _. _reot (mwured pa: I!OMA -.) belni _ on !be _ (oIIh) IIId fifth (5111) ll00r(J} ollho! -= builIIina """'IJlu IocoiocI It ~ called "buikliDf' .,. 'CompIa"). The pon;. __ dill uiclleaiac mllIiriDI-...... ODd IIIbj«:110 die _. COlI ....... IIId COIIIfItiollS herein ut tlf1Io _ T ...... __ ... IDIIICrioI pari oldie _ontioIlfo< this lAasIlo be!> IIId porfo<m _ IIIld all cf uicI -. __ ..., _ by it 10 bo bpi"" ..... b_ ODd 1hat 1hiI u.e is mode opoa!be COIXIitioa 01 sud> ..... ,. l. nRM. The tcrD1ofdlisLeoseIhall be Ior!<ll (10) yom commeotin& "" ihe Istdq or Apr~.1991,1IId...r"" 011 !be 31st day of Marcl, 2001, _!be II:nD of !be _ b<ceby _ IhaII be IOOIIer taminale<l .. b" \I<O'IidecI. W T_ ...... _ II die _ 0I!be _ilyofl.oD<llonllo <ldivetpoueu;oo oflbe Premises '" TOIlIIIt .... cIoto ilion IpOCiIIod !br die.... M 7 0I1be ..... of "'is u.e, 1hiI I.-. JIWl DOC be YOid or ""I40I>l., _ oII&II1aIdIonI be IiII>Ie 10 T_ for .,.Ioa or ~ '-'IlDa IherefIom, but !be 0IpinIi0D dale or die oIxM .... _ be IOIeI!ded by die _ ........ or • dill !be T_'J pl." .. ioa or !be _ .... deWoecI by LaodIord', --,. 10 dolt-.. rm ;0., .., .. ""'" _ T_ IhaIl 001 be JlobIe for lIlY ..... unt~ ..... lime .. .........., _ doIivwJ 011 '" , ice 01 lilt _ 10 T_ widI LIDdlord', -" _ if on" .. ......,.;any """'IJIIIed willi 0lIl) paadlllot iIaw,.. \ ..... SIIoaId LadIonIIeDder I'" 'ioa oldie _10 T_ prio< Ie> tile ..... ~ !br C _ = or die .. -.or. ...r T ___ 10 II<cept ..... prior _or. sud! prior : , 10 C) _ be IIilr;iod to 011 01 tile -. .... co ...r COIId_ or Ibis lase, iIIcIud..,!be poymeaI of_. NatE" .... die -. tr LoadIonI_ lilt _ p"' ....... b) JqIJ'S 1991 1'IOIwIt ..., _ to _1his ~: f· .. • , -2- I .... b, 1Mni_:>Otice III t....dIord _in fiv, (S) day> &!tor &aid date. ill wl>icII COle !he 1 .... shall be 1«l!Iinw<I. _. deIJya couse<! bI fore. ~ iDcludiq: ICII 01 God. llritos IIld 1II1f and delay1 beycDd Ill' l..aDcIl<mr. reuouI>I • ..-01 oIWl be .. eluded ill coIadmn& _ p«iod. (8) Pouasioa 01 lb. Praniaco _ be deemed teDd«ed andth. IOfm 01 III is Lase shall ""mm~ "bOIl LanIlIotII shill bY. OIherwiJe subsuZllWly completed 111. bliilallle IDd suite iIl'provem .... III be furnished IDd inseaJ1ed ill !he I'I'emiseI by I.Iudlor~ II provided ill E>hibi: "A" litached OJ and mad •• part of Ibis Lase. 3. 1Wfi· (A) I!u!! Rent. Temat oIWl pay '" LaDdlord IS Base IleDI for lb. Premisoa. in advanc. IDd IIIbjO<l 10 ..r~ .. provided -. Iho sum 0( Tweuty Eiebt Thoos&NI nu.e HWlIIred Forty Six IDd 401100 Dollars ($21,346.40) for Iho lint yoar of !he Il!rnt OIl or befor. Iho lint day of _ and every _iv. col"""'" IIIOlI!b 1bereoII<r durina !he term hereof. ~ IIose Rm! is computed 01 111, file 0( Three IDd 10/100 Dollars ($3.10) per __ lOOt.) (8) R$ Miuslments. Th. Base R. ... provided for ill P",",""" 3(,\) 01 Ibis Lease Iball be IIIbj ... '" ad~ 01 Iho """""""eemeDt 0( Ill. B!i!lllIl year of 11:, te:m IDd eado and every y .... th",eafter ("the Idj_ -"J bI aollDOWll equal'" five per""" (S") oflho _ Root or IS IICTjII!Ied. IS deoaibed in P;nerapb 3(e). IS th. """ IIIIIY be. (C) Hengl Adjnstmeor· InrMnM in Opmt.hw Emrma and TlXes. (i) For _ of Ihio Section, Iho followiDj: IormS oIIa!1 be defmed os fono",,: (I) "Base ~ Ex_ IDd Tn .. ' oIWl ...... 24.27" of !he _ ..... ~ IIld lues for the Complex for col"""'" year 1991; (b) "TOlWIt', Shar," shin mean Iho ~ that lh,lOtaI leasabl, sq ..... e footag, ill Iho Praniaco is of Iho IOtaI 1 __ "IU"" -.,. ill Iho buildq wl>icll perC<I!Ug' is agreed 10 be 24.27" hosedupoa37.67S IOtaIloMabl. squar' r... III III, buildq; (e) "ClporItiDj: Ex_" _ meaD III dlroct COSII of --me. llllilllainq and 1IlIIIIJinI!he builOme. iD ldjilC<lll rukioc f>ciJ11)' (lb. "pamq f>ciJity") 0< lb. land 011 wl>icII lb, builame or !he ,,",tine f>ciJil)' "" _ (lb. "l1Dd"), iDclud'me. but 001 limited 10 III real property taxes aDd assemnenI5. III dwges pai4 or incurred by LaDdlord for ,epairs. _~. utiliti ... "'''e<. capital Improvement5 required '" meet clwIged .,.erumcm recuJllliOilS. d"",;", and janitorial Je<Vices. securiIy .wviO<!a. mainteo>n.:o &ad r",~ ... of I~. lIazme. plumbq 'Y"""'. dKVi<:al .ystmlo. -1nJ IDd oil cooattioome Iystmlo. adomitic fire tlItinguishina ty1tea'II5. roofs, down spouts, eIevRon~ ~ Wei interiors, c:eilinp, boilOme exterior and o:JmtIIOlI ... \!003, rubbi&!> removal. property andlilb~ity imurm:e. ","""" permits and inspections. I1IISOIIablelCCOUlllina _ rol_ to Ibe coIcu1...", of Operatln& Expenses, _,Iqalexpemea Inow:red by LaDdIord 00I01} I'ct !he _ of oIl_1Dd management foes. _Ie _ (1OJ!d>« _ -... .of 15" per &JIIIWD "" III. UIIIIIIOrtiu<! balonu) 00 IIIdlDety and OIjOli~ ...., 10 IIIIiIIIain .... premiMo, lb. boiIa"". Iho ptrkinJ facility 0< Ib,_. _ {lDJdIler _ -... of ISS; per ....... "" .... _ balaoce) on other ponooal property II5ed by u..n~ in Iho build .. ,mclDdine bot _limited 10. _iDdOW coverings 2Dd corpeiInJ ill publ~ corrido<s IDd """"""" areas. and Iho teaIODIbl. cost of CIlItIOSIina Iho voIid'ny or Il'Pliab~ity of., JOyer..-_ .... IIIIIY offect ClporItiDj: Expomeo. (d) -r ..... sholl melD III real ~ tax .. and ..-aJ GO opooioI __ OIl the boiIame. Iho operation of Ib, buU<Iinc. III, portiq f>ciJity IIItd Iho land; CD .. IDd .. -moo" of evO<) tiDd IDd _e wl>moever levied or __ III lieu of or ia wbotllutIo1I for ailliDc or IIIditioool real or penooal property ........ .,.,.. 0< DOl _ iDoome of I_ord dorivaI from .... bundq. Iho p.artiDa facn It)'. IDd !he IIDd ( .. dud' me. • -..•...• -.•. _-- -3- ~. _ mI f1I!onI _ ID .. __ b)o die _ of~ IIId Ibe '-Ie """ of .,.,....", by ~ J>m'""""np die _ or voIidtty of lIlY ID .. or ..... _ lI .. aibod _ The ..... "TUeo" _ DOt iDdudelllY 7 ..... ', Ta ... " .. _ Ja PInpIph I of Ibis Leae. Ce) ~ IDIunDoo. lADdIord _ -.. IIId bop III fur"" 4ori"I die ..... of Ibis Leae I poii<)' Dr poIideI of .u..r-CIMriD& lou or "-" 10 die _. die CcoI>f\tlt IIId die T ...... IqJro __ b)o lADdIord punaIIII 10 EW\>jI 'C" -. but ",<:todinJ covena. of _.~loaseIIoIdimprov_ofT_oIb .. 1b1O :heT_~. in the _ of die IiIII repI_ voIoe dIeteof, II die _ lIllY __ from _ 10 _ clue Ie iDIIlIOOa 0< -..u.. provlcr"" proIecIioG ..-all porilJ lDcIuded _in die d"'-of fire. ozteoded .......... nodaIism, tIIIIicIouImlsdIiel. ~ """"""" porilJ (III risk). iDdudinJ boiI ... IIId!lllCl!iDery .."...,., .. iDII.uioG -. mI oor!hqub, !Iood III<! 1Ilblid~ ........... illl I oprin1Ier Ieabp _. The...u.,.w mI ... bol4eou <OVerlIe __ er "'.....", IIId _ _ .. wdl II ~ of die 0DIin CGmplallld T_Il!Iprov..-. 'III. inouraDco ........ aay also iIIo:Iudo _ ..... fur lou of die 10lOI .... 10< die BuDdinJ paid b)o aD _ lOr "I' ., twolve (12) _. The ~ policy _ OO<>WJ> 1 lead .. '. lou payable __ Form 438 BFU. Toamt we .... DO IDterat ill or risJa 10 die procoods of lIlY __ procmecI b)o ~ • .... willi rsped '" proceeds _. 10 die T_lmpi ......... II>on die T_lmpro_ AIIowIDce (II htninaIl« cIdIDod). __ be pIyIbIelO TenOIII ooIy in die ... o:JI die PI ....... ore DOt tOOOllSlruCloClIIId Ibe La&e io _. TOIWII _ prompIJ, po) '" LIDdlord IS odditiONl """ III)' IDa 011 C<'Il of procur;a, __ punaIIII '" Ibis "'bpancnpII. (0) lema! A{nutmcpI. II die Openo", Exp<oss IIId T .... fur 1992 .. lIlY caleodat )'OM 1h<raIU< cIuriIII die ..... of Ibis Leaoe ill die _epto _ die BIle 0pe0tiDJ: &p..eo IIId T .... (adjuRed 10 nftec:t !lS1I _ 10. die ...... lila Ibe CampI ...... Iou Ibao !IS" OCCIIpiod f ... die onIito caI_ J-1991), T __ I'")' Lm!IMI ... odditioaal RIll, Toamt', Share of die IDaouo in ()pcnIilla E>peftseo IIId r .... (wbotber _ IDaouo ill T .... io cas&ed b)o ........ 10 vlluJlioo, lilt nt, Dr OIhw _ or om ....... _}. Ja die .. _lila die voIuotioo ofdle c...p;a is iuaeased clue 10 a III. or tr&Dlfer of Ibe CampI ... T ..... • ....... of die IDaeue itllllteo _ be lila proponiotW _ ill _ or die IIlteo __ d be 1'")'0l>I0 If die Coalpt .. wen 10 be VIIDed It fwdv. Million DoIlus 1$12.000.000.(0). For pu:posos of lO, reDtI! ~ _Ibis SoaioII ){C}. 0CIUaI ~ E_ IIId T .... fur 1992 Ot lOy y_ lllwooft=r 4urins _ Ibe Compte> io leu """ !lS1I """"Pied fur die onIito caleodat yoot _ be 1IIj'...ud 10 toft ... lUck otalpIO<J for Ibe ootire yoot. The .-lOr copiuI improv_ required 10 ..... dlInpI ~ "i"latioDs _ be iDduded in Ib, _ adi-to die ...... lila Il1o _1haD be _ overlbe useful life in _ .... willi GoDonlIy Aectphd _ •• PriDdpict. (ih) ~ Sluy (60) days priot to lb. ODd of ad! caleodat ,....l.aDdloni obaII DOIify Toamt of IDY _ .in 0pcntiDa E>p<ma IIId Taa. over BIle Opentiac &p..eo mI T .... _ .... b)o l.asIdIord iIr die foIlowiDa: caI_,.... C"""""';,. "" die tint day of lb. tint-" of I caI __ iIr wIIidI LIDcIloni hal _011 """-in ClperJIiQI ~ IIId T ..... IIId on die tint day or evil} lIIOI)Ib dlereafter !o _ )'tar. T_IIWII'")' to LaollonI ... oMmooaI ..... ODe twelfth (lfl2lb) of TIIIIIIt·. $bare of die ","milled _. AI ....... _ibIo _ .... _ ,... lOr _ T_ hal IDIde etimllled poy..-or illlabI. for _ .. 0pcntiDa EIjl' .. IIId T .... t.mIIonI IlIaD fIniIII T_ I .. __ lOIfIOCl 10 ...... ,... IIoDwiDI 0CIUaI 0pwIliq EapooooIIIId T .... 0CIUaI """-.in ()pcntinjJ &pema IIId , , " • ,S 5SXa T .... <MIr Bose 0per1IhIc ~ IDI! YD ... T ....... •• SIwo of .. cIs iDctase<. IDd lb. lOla! p.ym"", made by TODIIIt 011 1he _ of III)' prov!oIu _ of .. ", ma-. T_ aIWl u.. Ill. right "' IDII8 IIkI II.", If" If TODItII·. SIwo of I<tuaI mer..... In ~ ~ mel T .... for tile yoar .. coeds Ill. IDIaI pay-. IIIIIIe by TOIWIt based co. LaadlonI· • ..no... tbtteof. T 0IWlI sba!I P'Y LIDI!l""d til. deficiency _ "'" (10) "')'I of T ...... •• receipt of LaDdlon!'a............ If TOIIIDI·. shore of"""" _ ..... In 0p<nIiDf E:xpema IDI! Tax .. for tile y .... ia Iou thaD tile lOla! poymenu mad. by Te:taDI bas«! 00 LmDonr. paymem of 0penIin& mp-ea ... '" ImOODII sba!I be c:ndited .,.,,,,d fUture poymOlltS by T_ of_ or estimated u.a..... In Operatilll Exp<mes mel T .... or refunded "' TOlWIt .. Tenant'. ~ (0) Time fps: Pumcrc. In the .. OIl! tIllI lb. tenD of this Leue C01lImetlCOS on • dote other thac the fiBt d.ay of. caI-1tIOIIIIl, OD dI. d.aIe of _ of the term bereofT ..... shall poy 10 LIDI!lonl. as rent for tile period from such dm of COdU ." :eu lit 110 Ihe first day of 1he Dnt aueeer.cr-1I1I caltndat mouth, 1hat proportiou 01 the momhly _ hereof _ til. tmmher of day! beyot>d IRI'" d.aIe of ~ IDI! tile fiBt day of th. I1CIl lUe<eeding cal<adar IIIODIb bean to 1Idrty (JO). In tile .. em tIllI the tenD of tIlis Leue. fo< III)' reason, _ 00 • tIJI. _ thaD !lie 1&11 day of I _ IDOtIIh, CD the fiBt day of tile I ... CII __ of the term honor. T ...... sba!I poy "' LaadIonI, II .... for Ill. period from said fiBt day of th. I .... caI_ mot!Ih ID IDI! iDclucflll, tile lISt caI_ d.ay of Ihe term hereof, IIut proportioa of th. tIIOIIIhIy "'" _ wbi'" Ill. IIW!lber of d.ays beyond said fiBt day of said last caI_ IIIODIb IDI! tile lISt day of til. term bereof bean "' 1Idrty (30). (E) Late QIanr.. NoIwlthstmlin& my other provision of this Leue. if Teeant is in ~efauJt in lb. p.yment of rmtaI II sa _ in IIW Paraanpb 3 whOll due, or Illy pori thereof, T ..... .". ... "' pay LIDI!lort!. ill Iddition "' tile ddiDquoot rmtaI due, IIJle cIsarJ< fee for oadI rOllUl poymem io deliult .... (10) bus_ days. Said "'. charg. _ equal'" (10'1) peramI of each rental PlymeoIlO ill ddllllL (F) PIP gf Payment of Jteet JDd Direct Elnmsrs· AD remaJ hemloder and II' payments bereuoder for 0penIinJ ~ oad T .... oItaII be pIid ., LaadIonI, ",itbout dedU<tion or offset, in lowIUJ moo")' of tile United s..... of Americ.a. .. the office of LmIIonilt 100 Emenoa Street, Polo Alto. c.\ifuml, 94301 or III _ adler per$OII .,. 10 JUdI other place .. LmIIord DIIY. from time to time. desicnare ill writin&. 4. m. T_ JhaIl use tile Premius for ,eoeraJ office pulJ'OSOS IDd aIWl DOl ... or penni! tile Premises to be used foe III)' adler puipOOO wiII>out til. prior .muon _ of l.anilIoni. T ..... sholl DOt Ole "" occupy !be Premis,. In vioIOIioa oflaw or of tile catiIIto&e of _ ism'" for tile Complex of ""icII tile Promises ore I part IIId olWl, tJI)OII live <'> <10)'1' writtea _ from Landlord, tIiKominu. any 1& of lb. Premiseo whicll is dedarod by Illy I"'um_ mtboriIy lIaviIII jurisdkUoo to be I viollliotl of Jaw or of said _ of 0«\IP&Il<)'. T.".,. aIWl _11 _ any cnroc6oa of any .. y~ oOIhoriry blViDl jwis<IktioIt, ""idt IhoII by reuoa of tile IWUre of T_', _ or _ of !be Premisca ....,.. OIly 40Iy upoa T_ or LmIIord _ reopoct III die Premius, or _ "'l*' to tile ... or ~ioJlll>l<eof. T....m aIWl DOt do ... permit to be _ .. )'thine ""iell will invalidate or =-!be _ of my fire. ma.lecI ___ or III)' other imu",,"l<O policy coyerin& tile Complex lIIdJor property IocIIecI _ T_1IIoII prompdy upoa decnInd reimburoe Landlo<d h my oddilioDll premium c!w&ed for 5Uclo policy by .....,., of T_'. flill1re to ~y _ the provisioDa of Ibis P",",""",. T<NnI oball p«>q>dy upon dOllWld relmbuno Landlo<d for III)' ocIditiollll pr .... um c:IIarzecl fur "'''' policy by '"""'" ofT ...... '. WJvre to comply with tile \ . , .. ~,'- ~ ~"{}:~L ~ ': . ::-:.':"-""-' -:. , ptOY_ oIlbiJ , ..... ¥ft. T_ IluillDOI do .. permit III)'Ihiaa 10 be doGe ill or _1110 I'nmiseo _ wDl in ""'...,. ........... ~. _1IIe rtp&ofocbet _ or __ of die ~ ....... iDjute .... ~ -. or _ ... _1IIe I'rmllMlIo be DIed for 0ft1 ~, Immoral, lIII1awfW (It obj_ pwpoae, DO< IIuiII T _ _ ....... ptomiI...,....sa-1o, ...... _1IIe PremIIeo. T_ JhaIl_ commil or smr .. to be _mod ..,. _ III or1ljlOll1lle PremIIeo. T_ IIlI!I DOt, oritI>oaI .... prior ......... of LIDdlord, _ to die vtiJity oysIaD$ of ch. Compla illY __ IIIIC!liMrJ .... ocbet ~ .. ocpt I7PiaI _ IIIlIdIiDa Illd cIcvi<OO lOCI> .. e/eo:tri< typewrIIen, IeIlI)pCarlton.leI ..... IIDIII _ ..,...-.Illd I«JDiDoIJ _the Ute. Subjocc to 11M ...m.:a providecJ by LIDdlord put1U.UII 10 Exhibit B oaaed _. TIIIat IIuiII pay 1IIe «lit of all vtiJitieo ODd ...m.:a suppiis! '" T_ II> CODIIOCIioa _ T_', _ of ~ 'I'PfOYOII by LIDdlotd _. 5. NCY!1Cf:i. A.D-, _ nqWnd or penDhIod 10 be ...... b.......s.. must be ill writiDa aM may be ...... by persoaaJ 1Ie/ivery .. by mail, IIIIf if ...... by mail JhaIl be deemed ",fficicOIly ...... """ ....... by rqisteroll or oonifis! mail or rammn. lmlfDri"ioa, foIlOMld by ori&iIIII Gocumom o<Idrmod 10 T_ cIo c;;y MIDI&er, lSO H_ A_, Palo Alto. CA 94301. _ party may by Mittel> DOtice '" dI. ocher _ify • .riff ..... o<Idr ... foc DOli", pwpoHII. 6. UQ!(f"S. T_ WINIlItI dill k tw hac! DO 4ea!..,. _ lOy reaJ _ broker 0< .""' III cc __ 1IIe IIq<lIlotioa oflbiJ Loou .... CornisII A Corey ~ m! 81_ t\utuJ _ dill iltDowI ofao DIller no! _ br<ter or .l1li """ ill. "" IIIlabI be, _01110 • _iCD in CCOIJOdioo. "ill! 1hiI Lase. Upo!! 6<maDd, T ....... JhaIl p:.y all a>tIS. -..eys' feo& "'" 1IuDac" iDoIIrnd by l.ar!4I<mI ... r-:t of..., br-' of tIIi> wammy. T ..... ill DOl ""i'O'I'ible for 1IIe poymeat of """,ml .. "" 10 .... 1>robRIq .... _ II> IbiJ J>anaropb 6. 7. HOI PING OVER. If T_ IIoIcII "" .. aft..-.... apiratim! or earlier termiDatioa of the corm hereof ... lI>e 0Ipr1I& __ of UadlooI, T_ IIuiII become • _ .. ",fftnDOe oaIy ... Il1o moB" remoJ tile iD effect 1IjIOIlIIM .... of lOCI> apb IIioe Illd ~ IIpOI! 1IIe corms, .".._ Illd OOIIditiollO her .... 1pOci/i<d, 10 far .. oppf1dlble. A<upIaDce by LaDcIloJd 01,"", aft« IUd! apiraIioa or earl;'" tmniJIaIio. Jhall DOl CODStitvte.hoIdover hrllUlldor or reovh ill ......... 'J1Ie tJrocobl& ptOYiIIioas of thi> pItIIrIfb ~ in additicm 10 and do DOC IirOCC LIDdlonI'. riJbt of re-«JII)' .. ..., _ ri&frIJ of!.eldlon! _ .. or • od>etwiR providecJ by law. I. TAm ON T2NM'I"S PROPERTY. (A) TOIIIIII JhaIl be lioble "" IDd sIWI pay ... (10) days btfon de/lDqumcy, taxes Ievied._ lOy penoDaI JIfOI*IY or tracIe IWww pIICOII by T_ in or _Il10 Pr_. II IllY ..... In .. oa TODIIIt', J><fIOIIII property or tracIe Ihtuteo .. leY/oil apinIIl.-oI .. LIDdlord·. property .. If " .. wmod YIIue of che Premises is _ by .... lDdusioa _ of. YII .. pi","" opoo "'''' pmoDJI property or Ind. _ of T ..... Illd if Laadlord, liter tIIIny QOJ .,.,.. ...-IIIJCice '" T-. poyIlbo tax .. bose!I oa ...a iD<teasaI ............... ..midi LoDdIonI JhaIl hove 1IIe ri&ht II) do ...-of doe valicII!y _, but DGIy _ "'''''''' protei! if nquootod by T«WlI tIleD T_ sIWI 1IpOII4oa!oI!4 ... 1IIe ... may be, .., to LaDdIorII .... _'" Ievie<I apilIst LIDdIord, or che proponiOa of IUd! ..... nouIIioa ".. .... iDcroae III Ibo r ' S· proYlcIoiI dill in lOY .......... T_ JhaII ......... riJbt. in .... 11lIIIO of Laodkri III!I witII LIDdIocd'. fall coop«lIioe. ... brir!J IWt ill IllY COIIrI of c:otI!pOIOIa )orlo4"1Ctioa II> nco_ til. _ of..,. .... lUll .. pold __ JWOU*, _lOY _ '" __ JhaIl .......... T ....... (I) If .... T_ lrrIpco. ill doe PreoplJeo, _ iBJlalloII, lIId/or paid "" by LaadkmI or T ...... IIIC! _ or DOt aIIiuoI ... die no! JIIOP«Ii''' M'" bauDo a port tIHnof, ... ........, for tell property IIS_ •• -lIJiItc<tIIIll die YII...", .. ..midl-.rd oI'Ii<e ~ III __ in the CompJ01 .... wmod. '. I I· ... r- J I j , :--. . , -----, _ ,.. roo! property ID .. IIld .... __ levied opiD&tLaDdlord 0< "', Complex by .-of ... eIl ex __ _ !boll be _ '" be 1D .. 1eviod IpiDsI pertOIII1 property of T ...... IIld oIWJ be """""" by !he provisloos of 3(C)(iJ(l» lI>ove. If .... -. of .... CouaIy Aaacoso< ore _Ie aod wfficienlly 4«ailad Ie ......... basis for dolllrmiDillc _ aaid T_ iq>mY_ are........, •• bilho: vaJumoo 111m IIIaIldord o!!ia imp'ov ....... in __ ...... Complex. IUd! _ oIWJ be bind'"" OD boll! "'e Landlonlllld Ibe T....... If "'e ,,,,,,,ds of Ibe Counry ""'""" ore IlOl avaiIabl' 0< ooffici<o>lly lIeWIed 10 sa-ve IS • basi> fu;: makin, WeI ~~'on, m, IC!UaI _ of_oZIoD be_. 9, CONDllJONS Of PREMlSES l..anI!looI ho:nf>y -.. Iha "'e Compl .. Is in oompIWIcc ",ill! 011 oppficable ..... ioclud""" Ioc:aI -.Y. baodicappe<l. meo:hmieal IIld life u.f<q eOO ... Tenant ..,kIIo"""", .. "' • .either Landlo,d • DOr my.,... ofLm!1ord bas mod'."y reprCAJtl6o. or WIlTO!lIy witb ,espect Ie lite rr_ DC !he Complex or with t<Speb or &lIibit 'C' beroof. The UkiDc of _ioa ofllle PromiHo by T ...... 011011 """""iyely eoublisillha "'e TmanI" Premises II>! aaid CompI ........ sud. time in ~ 1XMld":tioa subject 10 lb. perfurmanu of Landlord', obliptiolU. ex"", IS ro!IblDecI in _~ 'C' of dIis 1..eMe. 10. ALTERATIONS. T_ IbaI! mat. DO 01_ ... ad<lilia .. or improvemen" m or Ie Ibe rr.aw .. _ LmIIotd'. priot ...--. Il>d Ib .. ooly by <OmI'ICICn 01 m«I>iIIlk:s opp'Oyed by Landlord. T ..... ",,<eo Iha III .... _ be 110 00flItnICti0a OJ' ponitiom or 0Ibet oIJotructions -..bid! oIighl -. _ Lmllonl', free ao=.s to """ChankJ! imUJl.Idons or senrK:e fa;iJitiw of I:be c:.oq,la or interfere with tbe moviDa of Landlord', eq-oIipmeat 10 Dl from 1Iu __ ~ said inI!aJlaloas 01' fIciliti... AJI 5Ud! wort oIIa1l be doll< • ",ell _ IIld in such ....",... IS Lmd10rcI ""'Y from time 10 time daipale, Teoam "",,0IWIfS IIld ""_ m. 011 wort dooe by TOlWJt sIIaIl be perionDocI in fill! """'I'IWIcc will! 0111.,.,., nil ... orden, orollWl«O. dite<tions. ,O('ollations Il>d r<quit_ of all covemmet!llll ~. offi<es. c!q>iIIIDODlS. bur .... IJld oo.rds bovina juris<!irooo. Befor, c:ommeocm, IOJ wort. T ..... sIIaIl Jive LaodIooI. leG live (S) <bys' writt.., DOIiu of Ihe proposed o"'DI"e"u,...." of mel> wort ODd sIIaIl. if requirad by LaDdIord. __ ill T ...... • • ...,,_ IJld OIJ""!"' """'I'letioo IIld lieu indemnity beDel. lillisfaclcry 10 LmIIo<4, lOr """ ~ T ..... _ COY_ aDd .,.._ Iha any mod!anic', r_ filed .,.u.s. .... rr_ ... II""''''' CompIalOr _ claimed 10 have been dooe for. or matmaI. cl;Wued1O baye been furnished Ie. Tewnt, will be IIisdIarIed by T-. by bood or oIb ........ witbia len (10) daY' oft" lIle filin, lha'oof •• Ibe _ ODd 0lIjI<0S0 of TOlWIl AD _. odQItioo& or imp_ upoa :he Promisel mad< by ei1her pany. ilIcIud\ng (_limiting 11>, ,......rtty of lb. ~recoi1l,) 011 .. 011 _ .. ill". buill·in cab .... work, p>ne/m, IIld !he like, >!WI. unless Landlord eJecu oc:he:rwis.e. become ilbe property of Laadlord &Dd sban runaia upon, and' be SWTendered' with. 1he Premises, as I: pan Ihereof, .1IIe .... of die t=rm hen.f. ex"", Iha lan!Ilonl may. by writteo ootiu to Tmam. require Tenant 10 remove all pardlioaa.~. rail in" aDd lIIelite lNUlled by Teoant, IIld T ..... 011011 repair or ... lan!Ilonl·. option. sholl pay '" .... LaDdIor<I 011 txJOIS orisin& from sud! "mo •• !. k is _ that IS • ooodllion of the Loose. T_ will iaotII1 • ill MIle _ IIld _. coaxiII cabr"" IIld <OllIIuit -..bicll sIIaIl rem.aill T ..... •• property. If T __ &iI Ie remove 011 of .. lnIde 1Ix1Ur .. IIld pcnooal propcd} from said Promisel upon lerminaio. ollbis I..eMe lOr Illy """" ...,-..-. LaDdlord may •• itJ optioo. re~>y,Ib.1>me in any _IhaLaDdlord sholl dIooJo. aDd -. said nde 1IxIur .. 1Jld peno!III property without liabDity 10 T ...... for w..lha'ooc. IIld Teoaut "" ... '" pay LaDdIooI upoa _ ooy oDd all _ i1>cutTed in """ raooval. lDc1..r"" court """ ODd 1lIO"'"Y" fees aDd -. -... 00 """ nde _ IIld ponoaaI property for ony lqth of time !hill Ibe same sIIaIl be ill Land1or4'I ptlSMEioD: or Lanalord may •• lis opcjoA, eichout aotice, aen said tr:de fix'tm1s ADd penonaJ propert)'. or my .fllle -. • privm salellld witbout lopl prouss. for .. eII priu IS LaDdlord "'1 obW.o IJld opply Ib, p_ ot """ lIIe upoa my III10UDIS clue _ Ill;' Lcaoe from T_ '" Landlord IIld upoa .... ...,...... in<ideot to Ihe temoVoIIlIlIIlII. of said 1nId. fixIur .. IIld peno!III p:<I\>Ort)'. • I I i • '-." l·!,· .• ·. : ... '.r-.. ' '.' ,'---,:.-">-?-'.:1 ' -L.......:. . .;;. _. -'.:':';' '..;.''';' •• _ .... _ .......... 8!!O",.''''''ki~~·~''";'' '::- " -7- 11. WAmS. EacopI_ prvvided iIll'ai4l. 9. '" -.y ... _ T_ ..... 11>0 1'r<mIoel .. beizla ID p>4. IDiIar) _. 00IIIIlII0II1IId repair. T_ obI!I •• T_', IDle COIIIIIiI __ • k..., die I'nmises ODd IY"Y part ......., 1o .... 1IIIIIIanI ol mojntmanre IIII! repair lllilia soocr ..., ...wr, ..,..r";",, II1II npiT. <rii:lory .. aod _ ... '-" ____ ~ die reoooooiole ...... of T_ .. """",. T ...... obI!I. """"die cqri:oIion 0< _ ... _ oldie torm bonol, _ die .......... LaDdk>nI iu 'die __ .. """" rouiV«!. onIiIIIr} ... II1II_'" ~ __ beyooo! die r ............... of T_ .. <:<pUll!. t.&D<IIonI_ bYe ..,obI\pIiaDII> Iller. r.mdd. ~ RpOir. cIeoonIo orpaiDllhel'relllisa5 or Illy part dleroofllllllhe potti<s"'tID II'/inIIdIat lAoI!Jord loa -. lID """" ....... II> T_ IOIPOC'ioa dI. COIldilioDs of die PremlseI or die ~ .. """"1'1" Ip""ifiaD)' ........ 1ordI. ~ """,iel iu die becom,1\IroifIpI111l die """'"'l' JIOtWitbstmdm"l..andIoil!a, air'<lOD<!itiOaiJII, heciDJ ODd _ .,...... iDIaIIod ... IIlnIiIboI '" die ~. lIDI .... -" __ aod npIirs ~ <&&Oed ill part or wboIiy 1»' die .... ""IIoc:r. flair or _ ol .. , cIoI)' by T-. ill ..-. omployea. Ia wbiell COM T __ pay II> Lmdklrd .... .-. OIJII of "''' __ 0Dd~. Lmlionl _ DIll be liable lOr .. y foil ... IO _ Illy ... eI! 111'1-'" or III paf""" .., m.""_ ""' ........ failure sbaII penis! lOr .. unreosoaab!. lime alia" wriIuo>1>OCite <>f die _ of -" npaitI or molnt __ io pen II> LaodIonI 1»' T_. !.aDeIlon! lIIaII ~ ... <1 npIirs or perform mahten _ .. I _, basil _ 1IOIke. EuopI .. pnMdeIl iu J>anaropII 19 _ "'ere IIWI be lID __ of .... IIIiI IIDIiIbiIiIy oll.ODdloni 1»' reasoa of .., iDjory or ilIIerformce widl TawlC', bwm... wID, from die mat;., of Illy repo;n. __ or Impn,_ iu 0< III Illy portioa of die Complex or die Pr...u... or ill or fD _. ~ II1II ~ __ TOIIIIIt _ die rip II> _. npalls. LoDdIord', __ UDder-" I of_l!l320Dd Sectiom 1941 ODd 1942 oldie Califotni. Civil CocIe or lIIIcIer .. y '-, _ or onIi.oIoc;e DO'" or III:rafter ill __ u. 101Em. T_ IIWI bop die PnmIsa. die Comj>I .. ODd die lI!IiI upo!I wbiell 'die Compl .. is ,iIuoIecI he from Illy IieIIs Irism, Old of die wort ~ -..w. ti&nIisIIo4 ocobliptioas _ by T ....... 13. ENIllX BY lim Q!D. J..m!lord ........ aod l1lall • Illy IIICi all _ Uve die riJht III .. 'die _ IO IDspect die ...... 10 sappIy jaDiIoriaI oorviao ODd III} otber _ to be p<OVicIe pn>IpOCIive per<lIom or -. III posI _ 01 IIDorespomibilily. to alter, improve oc repair 'die Premises OC III} portioIlofdl.CompIex,allwiIhootbem,1leemeI (\lilly oflD evktionofT_IllCi_ IbafmoaI 01 root, aod IIIIJ ..... ICOffolcfm, aod OCher M<tIIIt)' ItrlIctureI .. bcre rASOllabt] required by die cb:ll'l<tet of die wack to be pafonD<>l, provi<led !hal die bus ..... of 11>. T ..... _ be iDterfcred willi IS lillie .. is reosoc.abl} pncdeabIe. T __ , waiv .. Illy dIim fo< cIoma&eo f« ___ III or _ ....... wid! T ...... ', busm.... OIly loa of 0<CIIpIIICJ or quill ~ of die Pr ........ """ III} otber "'" __ yo Ill .......... of In ....... ...., ill WicII die Premises ... affocSed. l.IDdIord IhaII _!lldy _ 'die Puli~ ~ 01 die CB:f Palo AIIo. For ... <A 11>0 oIbrOIai4 _. I..andIMd may .!.aDeIlonl', 4lscretioa reraiD • to, wid! wbido to lIIlIoct all of die ..... ill, IIjIOII ... _ die Premises. adodinC T_', ¥lUI". ute. ad persoaaIl>"lI""1 LmIIord _ ........ r!pIlO .... OIly ODd aD ....... -'IcIl L.IDiIIot4 may deem _ II> _ IIid dooc ill .. _ ia onk< 10 _ ~ III die Premises. """ Illy -.y 111 die Premises obIoinod 1»' LaIIdIord '" III} of IIid _, or OIbcrwise, IhaII .. _ OIly ............... be COIISIruOI1 or _ III be • _ or lIDItwIW -,. iDID. or I deroiuer of. die Pr..u... .. .,I\'faioa of T_ from 'die PremlseI 0< my por6oa dIereof. IIICi Illy cIoma&" <&&Oed ~ __ dIereof _ be poid by LIadIonI. II io uncIentood IIICi aaree<l!hal ao proviIion of dI. Laoe _ be _011 II obrJlllill' ladIonI II> porba Illy npalrI. __ or ___ GCO!JI • 0Ih<rwiIe "'I"'1"IIy ..... bereiu II> be pedOl1llOd byLaadlonl. . ...--~.-... - , •• ---\ I '-" t- .>. , , • t t , J . ' '1 r~~~~, ~. -: ~~~~~?~~:.~~: ~ ,g'd • ~: " , ' " 14. UIll.ITlES ANp SERVICES. LIDcIlurd _ 10 fUmish 10 lb. Premises IIvriDc reaaoDIl>Ie bours of...,....ny ...:cphed t>uslnea dayl.lUbjeL11D lb. to<lIIiOOaJ sod ilI_ wi1h 1h.IUIldJr.u Itt _ ill J;xhibil'B' _ _ II1II 1IIId •• port _. ~J. qullllllti .. DC eledric: curnat Ibc _ IiIJltiolIlDd mctlonal borsepowcr _ mocIIiDto. -..r fi>r IovIIory ODd <IriDtiDc pIUl>OSOO, bear and aiMoDditionio& required ill LIDcIlord', jucIgmaJIlbc the _bIbI. use IIDd """"I'OIioa of the Premi .... IIDd J&nitorW...-. Lo!>dlord Iball DOt be liabi. Ibc. IIDd T ....... .un DOt be eoIiIIecI to. IIaJ _ oc rodu<don o(rem by reason of LIDcIlonf. failurelD fUmish ""y of lb. fi>r...,m,: _ ..... fojJun iI cawed by 1CcicI .... breabce, 'epaln. "" .... Ioctoou or _ W>or disIU_ or W>or disp<!tes of III)' _. oc Ibc III!f _ ....... btyoDd l.arAIord', ,"""""",,Ie c:olllrOlacq>! IS provided ill Exhibit B. Upon l4-bour prior DO!ito to LIDcIlotd. (48 boar prio, DOtice Ibc Sw><Iay.), Tmant a/IaII hov. tht Idditional use of lb. HV AC, the coot of which a!WI be paid by Teom:t ID _ .. '" with 1'.,..,,-.pI> l. of Ibis Loas.. Th. coot Co< soell US2&' ob.n be Ibo I8i"PU of the aauaI ""'" of electricily per tiIowott (IS billed by lb. City of Palo Alto), • proponio .... tb>re of the aauaI npoir IIDd maint"'BDce ..... t!w1b.1fteN>ours ....,.be.in 10 the DUJDber of boon required 10 beprovidod ill ExhilriI "B" ofllliJ Loast. ODd. depreciatioa cII.qe ostlmated by. qualified HV AC c:ontno:lOr to c:ompemat. LmIkmI fi>r the ocIcf1ljooaJ bunI<II IIDd ~ life of Ib, oquipment. Said rosI iI curready _ '" II< Fifteeo ODd 991100 DoIIoro ($1'.99) per boar. 13. INDEMN!FlCAIIONS, TenmllIlaD indemoifJ IIDd bold hacml ... LIDcIlord apin!I and from Illy ODd an causes IIDd .wm. iDc!u<Iin&. buI DOt limilod Ie. _.rum,: from Terumr', use of lb. Premises or lb. rood." of io; buoilltos 0< from IIlJ ac:tivily. work -. pamitIed or IDfferod by Ib, TmanI in or >bout 11>. Prcmiseo. from LIDcIlon!', qU, ...... ODd .un _ .. indemnif)o IIDd hold brmI ... l.arAIon! apin!l0Dd fro", any IIDd an cI&ilm .ruing from my b<u<lI lYE _ ID the ~ of lOy obI "aIloa of T."...·' part '" be performed "od« Ibe terms of 1hi£ Loase. cc lrism,: fr"'" "'Y act 0< omisaion of Ib, Teaant, or of io; agems or employ_. IIDd froID .m >pillS! an roue...,l, <OS1S. 1ftOnleyt' fees ... peuseo IIDd liabUities lncurred ill or obout BUell claim 0< lOy I<Iion or p,O<eOCfmg brougbt 111_ ODd ill .... any _ oc proc:eec!jnjJ be brou&bt opinsI UOOJord by reason of any well claim, Tenaat U(lOD _from LIDcIlord a/IaII defeod Ib, same M Tawn', ~ by c:oumeI reasombly oatWadory '" LIDcIlord. Teaant, os • _ port of III. COIISklonIion 10 LondIord. h<reby ... wnes an risk of d.."." 10 property II< injury '" penon !u. upoa or obouI the Prcmiseo from .. y ...... _ .. excq>! t!w whick is caus<d by lb ...... ect,willful c:ooduc:! or folIun of LaDdIonIIO oboerve aJJy of the terms IIDd coodiIio .. '" Ibis Loast, LondIord Ib;a!J indOlllllify IIDd bold bmDI ... Teomt apiDIIODd from my .m an ....... IIDd _ .ruin, from lb. neglea or willful -." II< inlemiona! failure of LIDcIlord 10 oboerve lI1y of the terms IIDd 001ldlti0lIS of Ibis Loase. 16. pAMAGE TO TENANT'S PRDPE&IY. Nc!witluUndin,th. provisions ofPua&raPb IS In !he ="Y. uellber LIDcIlord ,.,.. D .,_ a/IaII be 1iahI. fi>r any damac' '" propetty lRlIJUSIAOd '" emplor-of lIIe CompIOll. DOC Ibc .... of or "-., ..,y property by d!eft or othtrwiJe, DOl fi>r lOy injury or damac. to _ 0: property resuIti.n& from fire, cxpIooioo. &lim, pIasIer. -. CIS. eloctri<ity. water 0< raiD which may Iak from ."y port of the Coropl .. or from Ihe pipes. awn-or phuobm,: worts Iberein or fro", the roof ....... II< 50_ oc from any ocll ... place 0< resukin&' from dImpDeP or ..,,_ ..... _or. II1II ... lb • ...,. is cawed by lb. ql"ence or willful misconduct of the LaodI<JnI. LaacIlotd or io; .,_ .un 1XlI be lilbl. Ibc ime:f<tOllC< wilh the Ii"" or ocher iru:orpoceal .... «Ii_. T_ Ib;a!J Jive prompt DOCke '" LIDcIlord in cue of me 01 accidents in lb. Premises 0< in the Coropl .. or of __ or in the _ or equipmoar.. 17. 1NSl1l!ANCE $L'BROGt\TjQN. Th. parties rei .... _ ocller. and Ibeir ,espectiv.lUlhorizod ''''_VOl. from III)' claims Ibc damaat ID aJJy ptI10II or In Ill. Premises and to lh. furor". penonal propetty. Teoam', ~. and aItAoraIioaso(o!1horLondlord ocT ...... in or OD lb. Prcmiseo !hit .... c:ousod by 0< _ from risks lDsured apiDII UGdor my IDsurance poIlcleo _ by lb. parti .. IIDd ill force MIb. limo of Illy JOcII dama&e. f iq • '-.--, lB. UAlI1ilD' INSUBANg;. Tawil _. It T_', _. obIaillODd bet> iD foroo duriDc the torm of this 1.-, I policy <Jl """",_Iv. public IiabDity iDsurIDc:a imI>riDII Lm:lonlODd T_ qaiDslaay rllbmty wiDa OIl! <Jltbe........,;p, .... OCQIPIIICY. mo!utmmq. ",!,air 0< Improvemem <Jlthe I'remi<ts IDd • IIppIIfUIWI< _. Sucl> _ ..... _ proykkOlle !.o"illi"d)on ... ($1.000,000.00) _iDa! '"",olimlt for bodily iajllZ)' ODd proper!)' damaae. ne~<JlAid __ 1haII1IOI, howovc<,llmirtbeliabDity of the T_ h"""","" ODd TawIl is r<opoDsiblefu< .....no, dui die __ <JlliJbilily iDIIIraDoe caniod by T_ ;. AfIicieat for Tawil', purpooeI. Tawil may cmy Ilid --. __ • bIaobt policy. 1ItisfatIoc, 10 Ladlonl. If TOIIIIlI II1.1II foil 10 .......,. IDd _ uld __ LmIIord may, but IhaII _ be requirocl 10. ptOC\Ire IDd 0DairIIaiD _. but • the __ <Jl TIIIlDl _~ .... """, ... II1.1II belD CO<JlPII1ies ntedA+ AM or_ iD -_',1muruIce Guide.' T_1haII cIeIiva 10 UodIanI prior 10 ~ of .... ..--"",is of poIieiea <Jl liaI)Dity IasuraDI:e requirocl _ or certIfieaIs evideaciDa die __ ODd -.mil <JlJUdl __ 1IIitb __ IIIiIfae10ry 10 I..lDdIonl of ~ of prcmiuaa. Me policy oIW1 be eaD<:llable or RIljeel to _. of """"'lie .. """ aft..-IIfteeu (IS) days' prior ...-_ 10 Uo4IocII. Tawil octDow1ed,ealDd _ that __ ""' ...... wried by LmIIord wiIJ DOl 00Vt< T .... ·, properly _ tbe l'r1miua or tbe CcaIpI .. ODd IlIal T_ oball be respomible, • T_', lOIe cost ODd -. for ~ insurooco """ .... for T ..... :. _e ~ fl=hbiDa._e finures IDd OCher put<lDII proper1y ill or 1IpOll tbe PP-miJes or .... CompI .. , IDd for my .. _. additions or imp<ovemoms 10 or <Jl th. Promioeo or .. y pat _ mode by T ...... ill tbe ..... of....".,. ex-..... _ from aay ...... wIIaaoeYe<. (A) TC!IIII!" P"",,nal Ptppmy Insyrapcc and WortmlD" Compenu!jgg 1!I1!!!JIl£C. T ...... oIW1 _ • policy or pcIicieo of fino IDd property 6.",... insurooco ill .... risk' form with IIp!iDkI<r leIbIe--1DouriDa die penooaI ptOIIOrt)', iDvOlllOry, !rode finures,lDd _ imp"", ....... 1IIitbiD th. Premiseo for the fvn rtpl_ ....... _, The pn>eeodI from .., of JUdI poIicia oIW1 be _ fu< the repair or ,opIacemear of """ iIemi so iDArod. (B} SboaId T __ cIIoose 10 ~ iDsuraDce, coY ..... wiIJ be provided by either T_', I<!f- imwiD: for the required IIDOaMs or the TooanI -.., • pooIiD, PfOIT'll' with applicable ..,.era,e. eov .... by ACCEL (Asoociotioa for Califomi& Cities LIab.iIily) DlOS be approved by oaid Board of Oir....".. Cily Ill ... iD!ozm l.&DCIIord wiIIUa tb.ir1y (JO) da.,. of lOy dIaq .. RIIliDc 10 IpOOific !iDea of <lOY ....... T_ ...... ...., _ • poii<)' or poIlcloo of _lmo!>', compeautioB iDIIIraDoe ODd .., other employee beoeIiI -...-IUfIic:ieoc ID """'I'IY _ aIIla-tn. 19. DAMAGE OR DESIRlJC'I1ON. (A), III tilt _ .... CcmpIox <Jl wIIicII the _ II< I pat _ is climap! the LIndIonIlIWl: (i) Ja the ... <Jl the __ of ... or more _ IWeZlly-five _ (25") of tbe I\aII iDIunbI. _ of the CAlalpIa. or damap or ___ is "'" """"ed by __ •• LmIIord', opIioD. 1IIitbiD • periooI <Jl oiDoIy ClIO) da)'S tINnafter, ~ "'I'Iir. rOCOllSlnll:tioa aooI ,_nOOn of .... CoI1pIeI &6 ,..,....... .... _ diliaa111y 10 COCIIpIOlioD, ill wllicl> .. "" tIIis l.eaM oIW1 remaiD ill I\aII for<e &6 eIrec:I, tIC _ Aid IIiDIIy ClIO) iii)' period oIeeI ... 10 10 "'Pair. reoomuuct ex-_ Ilid • ;, .. • -to- CoolpI .. In whidI ..... lIIiJ ~ &ball ..... inate. la rilher ....... Landlord shall ,iv. III. TOIWtt _ DDCIco 01 iIs __ ill Wd Din,,>, (')0) c!.ty period. III III. "em LandlO<1I 01 .... DO! 10 -.. Wd CompI'" ooId Leu< shall to deemed '" Iav. termiDatec! II of II>< c!at. of ",ell ICUl "-action. [n) la the event 01. partial_cOOn 01 !he Complex to III .. tent DOl .. .:oed"" Twemy-Five Per""" (25") ot III, run _I ...... 11" ... 01 ODd if Ih. damog< lIIereto is JUdi !hal III. Compl .. may to ropaired. ~ or AOtOrOd _ill • period of niooty (90) da)'! from !he dale of tho "-"" of oudI CIIlWIy ODd LaDdlord will receive lnsurJDCe proceeds sufliclem to cover lbo """ of Rlo:h repaln. Landlord ,I>.n _ III<! pro<ced dUigemJy _ me """" of rtpair. rea",struction III<! , .. ",,,don III<! !he l.eoo< &ball _. iD run force III<! effect. UDder ""y of these eoocfitions. th. Landlord &ball Jive _ DDCIco to Ole TODaDI of its Imeotion _in said niooty (')0) c!.ty period. [Iii) Landlord &ball prov;cse TOIWtt _ evid<n<e 01 _ required 10 to m.im'ined by L.andlord in _ wllhl'arairlPll3(c)(i)(0) of lIIis l.eoo<. (8) IJpoa ""y termination of lIIis ~ lIlIder ony of lb. provisionI of 1IIis l'arairIPIl. the parties &ball be nleued Iherd>y __ fiIrIha: ol>rlptioo to the oilier from !he eIat. possession of III. Premises iJ owrmdered to !he LmdIord 0>«pI fix iUrms .micb have 111_ ota\Ied ODd .... til", ompaid. (C) la 11>< ..... of rtpair. reconstrl«tion I!ld restnnlion IS herein provided. !he reotal provided 10 to pili<! _Ibis r-e shall be abated proponio..ny in !he ntio .micl! 111. T..,.",', use of said Premises is impalre< wbol. or illY port of said Premisco I!ldior any inconv_ or anDO)'&IlC' O<CISioDOd by _ damap. repair, ~ or ttStOntioD. (I» T...". &ball DOl be nleased from ""y of lis obli,ations lIlIder lIIis r-e excq>< '" til. enent and opo, !he CODditiom aprosaly !laUd in this PIrqrapb. NotwithsWldinJ lllyJli.g 10 lb. cclIIrary cooWned in Ibis Par.agr.aph. ohouJd LondlonIbe delayed or prevented from repairinJ or restorq Wd damaged Premises _in liz (6) moollls after issuance of. bulJQ"" pmDit fix III. rOlllon%ion oc...,air by reasons of ICIS of God. ",or. ,,,,",,mm,,,,,", restrictions. inability to procure the -=y laboc or -.rial.s. or odIer CII15<$ beyond tIlo .....,o.aI>le an:ttoI 01 Landlord, !he LmdIord &ball to '-ed 01 its obIiption ., mat. _ repaln oc r..uxatiotl and T_ ohalI to released from its ob!iprions """'" Ill;' l.eoo< IS 01 Ill. III<! of Wd 0lIe (I) year period. teJ k ;. ben:by ondentood !hal If Landlord ;. obUpted 10 or el_ 10 ...,air oc reswre .. herein provided. LmdIord sballbe obIipIed 10 mal. repoirs or r~ODIy 0I1hoie pottie .. 01 Slid C<Jmplex and Slid Premises .micl ...... oriJlMlly provided _Landlord', _; IIrd !he repair I!ld res1Oraliou of iIems in 111. Prani ... !>OI provided _ LwIIord', _ &ball be !he oblipOOa 01 T ....... (F) NotwiUutand""" onyd1ln& to !he oontt.ary CODtlined in Ibis Par~ Landlord shall DOl have any obf ....... -.. to rtpair. _ or """".the Premises ... !",,, 111. damaJe res.utinJ from any casually covered _ d>ls Par .... aph oocun durinJ !he lullWe!ve(12) _ 01 !he leno of Ihis Lease or ony ...-ioa lIIereof. (G) TIle provisions 01 _ 1932. Subdivision 1. Me! Section 1933. Subdivisioa ., 01 m. eivD Code of lbe S-01 CoIifomia are henl>y waived by TOIWIt. I ~ . I . I I I • -11- 20. EM!NEMl DOMAIN· IIl .... 1be 'II'IIoIe 0( 1be 1'> "., .. lid! pm dllftJf. sbaIJ Mlbsuntl&I1y iI!Ierftn wid! .... TODIIII', 1M IIId occ:upoocy d>enof, sbaIJ be _ file ..., public Of ~blic purpooe by." lowful pow .. or ~ • .,. ...... of.1h. rip! oI~ __ or...-domain. or ooIcI '" __ lid! tatm" die T_ ...... LIadIonI, may •• lis q>IioD, _1Ilif Leae elf"';' •• of die dale poueulon;, requn.I IO be .... , f ed 10 Mid 1IIdIoriI)'. TeoJDt sbaIJ lID!, _ of lid! tatm, • ..an ..., dolm ......... I.IDdlord 0< die IKiDC 0IIIb0<ky file I1l'J ......,......v-acepl ttlocaOOtl _ It lWIJded bylll.1IkiDJ -.. of IUd! 1IkiDJ. ODd I..mIJooI sbaIJ be lIItitIed 10 receive .... IIIIire ........ of I1l'J ___ dMuctio!1 (oc I1l'J _ 0< amy _est of T__ III 1he _1be _ of propeIt)" or Ihc type 01_ tabu _ DOC fU-.Ity iDtoIfece with dI. o:m<Iu<l of TODIIII', ....-. LcadlorcIlhall be _0<1 '" Ihc ...... _ 01 .... award ..-doductio!1 file I1l'J _ Of ...... 01 T-. If LcadIonI_ DOC '" Ii .... LcadIonI oIWI promp<Iy proceed 10 ........ !be Premisa 10 .,,"sumi.lly _ ...... _ prior 10 IIIdI paoniaIlIkiDJ. oad • proporti<>I>aU olio","""" Ihall be _. IO T_ roc dI .... COIr"P"""iDil1O 1he time 4urIo& _ Mid rOllOtoDua ;. bema mode IIId 10 dI. pan 01 die 1'>cmiseo oI .... idI T_ Ihall be .. deprivocI oa _ of .... IMine oad __ Nocbille _ in dI .. PIn&n!>I> Ihall be deemed IO ainLmllonlamy ..... ia.., ~ award ...... IOTOIWII roc lIIeLWna ofpenoDai prclIItnyoad fix"" .. belOIIJini lOr-. 21. DEfAt" IS AND BfMFPWS. (A) TIle oocuzrmce of.., oat 01: ""'0 of dI. foIIowiDJ "' .... "'all _. dofllult berewxler by T_ (I) TIle IIi>mlomDealt 01111. 1'>omiseI by T.".... Aboodo,.".". is b ..... cIefiDed 10 iDcIud', but ;. DOt IilIlited 10, .., II>smc.e by TODaiII from !be 1'>_ roc five (5) days or 10", .. "",n. iD cIdauII of Illy ~ 0( dUo Lase. CD) TIle faIIurc by TOIIaIIIlO -. any paymem of .... or aMltioDaI _required 10 be mode by TCIlIDI 1IereuDale<. wirIWl flye <') days after _ DOIi<:c _ from LmIIonl '" Tmam, oed _ !be .... (10) _ days ..-period II provided roc ill PancnaPI> 3(E) of dlio lAH. (Iii) TIle faIIurc by T""", 10 observe oc perform .., ofdl. express or implied arv....,.. '" provisions of dlilLaK 10 be oINerved 01: poriormed by TOIWII, odI .. dun • op<cifiec! ill (i) oc (ii) ahoY', ....... ",cit faIIurc sbaIJ coodm>e file • period of "'" (10) days after _ DOIi<:c ...... oo{ from LmIIord ID TOIWlI, providoc! _", _ .., .iJd! _ sbaIJ be ill "'" of, IIlII DOl ID od<!ltion 10, Ill)" _ lOIjlIired UDder CalifonUa Code 01 Civij l'ro<odur. Sectio!1 1J61; provided, funber. !hal if .... 1lIIUr. of TODIIII'. d_ iI .... !hal ""'" ......... (10) days Ir' iUIOIIIbIy required file III cur., dlOD T""", IbolI DOt be deemed 10 be ill _ if T ...... oIWI _ .... cu'e withiD Mid .... (10) day period """ 1IIcreoft« cIiIipIdy ............... eII CUR 10 compIlIloIL (iv) (IJTbc makiDJ by TODIIII oIay ,men! lISipar;eoI for .... -. of crealiton; (2) .... i1pPO_ 0(. _ 01: _10 lib poIIOISioa of _y all of T....".· ....... loaIed .. 111. PrcmiHs or 01 T_', IDtenoI ia dlis Leae, ....... po .... ';,., Is ... restored 10 TCIIIIt with;" IhIny (0) days; or (l) 1he "''''''MId, _ IX Gdlet judicial ..m.r. al ... _alI, olI of TOZWll', ...... loaIed _ .... PremiICI .. 0( T_'. __ fa IIlif Leae ....... '"'" 1Oizur. io ... dbcbvJed .,.jlbin Ibiny (30) ..,.. (8) I11he ... 01_ dofauI1 '" T ....... iD odI1itioa to ... y""'" _os 1VIiI1bl. to LandlonI II I.w or la equiIy, LamdIord __ die jm __ " opioa IO _ dill lAH ODd all ripJa 01 TODIIII ~ .. _er. Ia die __ LIDIIIo<d oIIoIl <Hct IO .. .....u.. IIlif lAH _ LmIIonI .... y recover from r-: ~~~------.~~---... -.......... _--. __ .. _.----_. --- '. • , (l) Tho -u. It III< limo of _ of .. y :mpaid rOOl whi<:b Us been _ If til. limo oC IlId! unninsrion; phil (iQ The _ II III< limo or ",,-ani of "" _ by whiell til. ""Paid rOIl! whiell wooId br;. been .".., after UirlIIimhoD IIIItiI til. time of award .. ceeds lb. _ of ",ell reataI "'" TOlWIl proves could hive been reaoJIIi>Iy avoided; plus (ili') The won!! It the limo of award or III< _ by whiclllb. oopaid rent Co< til. boIanc:e of "" "'"" after the _ of award exceeds lb. IIDOUDI of lUeII rental k>ss Tecant prov .. could hove been reasonably wvoidtd; plus (IV) A"'J other _ ......." to oompeGSIIe lbel.adlO<d for 011 til. delrimem "!'Proximately cawed by TOIWII', fail ... to perform iIs obli.aIions wid.: tIIis Lease 0< whicb in III< orcIllIary c:oorse of things wooId be likely .. result Ib..-efrom. AI owd '" ~ (iJ aDC! (D) m.w •. the ·worlb It lb. limo of awud' is c<Jmputed by allowing ilIIorest It lila prOYlilli>& cI!scowIt!lle of til. Foden! IleoeNe Bank of SaD Francisco It til. time of the award plus five pet<enl (5!1i). ballIOt ___ III< muimwD,.,. permissibl. by IIlW. AI used in su!>ParaenPb (iii) abov •• Ill.''''''''' 81h. time or award' is """I"""d by di5cowttin& IlId! IImOOD! II Ill. 0_ m. of Ih. Fedora! Restrv. Bank of S." Frm:is<o .. !he limo of award plus """ petC<lII (I !Ii). (C) Inlh._ohny IlId! <lehu1.byTenam, Landlord sIWI .... hav.1Ila rigbl. with or witbou:tenninuing !his Lease, III rHtIlOr lila PromUes aod rouxr,. 011 _ and prop<rty from the Premises; ",ell propett} may be """"""" aod _ '" • ]NbIie _ or elsewhere It Ibe ""'" of and fur me OCCOUIII of T...."t No re-<IlttY or utmcpoosmioaoflll< PremiseI by LmIIordpunualllto tbis .. bparqrapll sIWI be construed IS an dectionto_. Ibis Lease lIDless a _ oocice or lIIeII iuIouIio. be Jlven to TOIWII or onI ... the terminarlon Ibereaf be deaeod by a coan of ~ jarir4i<licIl. 22. ASS!GNMENI AND SJJBLETI]NG. Tenant shail DOl vclWllarily or by opention DC law assign. transfer. lIIOrtpJo ... othcrwi.se CIIOUmb« 011 oc any part of T.""" ... iN ..... '" Ihis u... Cl '" Ih. Premi>es and sholl DOIlUblet 011 or my part of III< Premis<s. wi!bout III< prior .mtteo ""'"'" oC Landlord. whiell conseot sholl "'" be unre:JSOnably .. ithhel4. MJy "'eM ,,;Jed assipmem.. trDsf'er, lDC>lt&age, encumbrance (l( &ublmin&: without.such COllSeOt shaJ1~ at the cpIloIl of LandIocd. COtIStituI. JfOIIIIds for I«mi .. ",jon of Ihis u.... No sublOIIina Of ... ipment. ..... _die COn>eDI of LmIIord. sIWI wiev. TONI!! or iIs obligation to pay reD! aod 10 perform 011 or lila 0Cb ... obIiptioao .. be pufocmed by 1' ..... bu_. The occeptanoe of .... by Landlord from my 0Cb0r _ IIIWI DO( be _ .. be a waiv..-by Landlord of my provisloo of Ihis Lea.w or to be I consent of l1li)' _ipmoat or subloum,. EacI! lIIhIettiDc or .. ; ........ to wh;dI Landlord bos COllSetIIed sholl be by an instnImert in writin, In ronn "I'i<fanwJ 10 LIIIdlonI aDC! IIIWI be .. 0QIted by die ... bl"""" or ass;rnor Il1d by lb. 1\IbI ..... or ossigr ... In _~ -.. Mill< .... may be. Il1d oacII '""I ..... or ... i ..... sholl.,,,. in writi", for m. benefit oflb,l.adlord herein to -. 10 be bound by ODe! to porform lb ........ covenants. Il1d condltiono of mil Lea.w to be done. kepi aod peafixmed by die T_. One OQCUIOI! copy of ",oil wriUeo \11Stnm>Ott sholl be delivered 10 lb. Landlord. Taw>! _ to"'-" Landloc4 for LandlonI', reasoubI. aItomey,' f_ and IlId! 0Cb0r reasonabl. dw", whiell LIDdIord iD<un .. .,..,... 10 be lJ>curred '" coojunaloa _ III< pro<essiDa li>d docwneotatioa of any ... eII 'equeotod ",blettior • .-. -13- .. IUia of IIliI x-.. T ..... ·, _ III II1II .. die Premioa_ UadIonI IDI)' JeI{Irire ... CODditioD 10 l.aDdIord', _10 lD wlsn-01' aobIoum"lM:OIy-livt 1'«'"'" (25") oflD)''''''' 01' _ 0C0II0II>il; CODIid«arioG ~ .,. T_ II • ~ of _ aobIoum, or .. Isn-(OCher daD 1I1e _ 01' 0Ch_ paymea!S roo;eIYod which oro JIIribucaI>IOIO Ibe ..,.1haIoo oflbe "'* of hUrior Imp_ fa "cell of Ibe bulIcIu., otaDIbordlaD<!1Ilowm<e 10 Ibe .......... Ibe _ .. portIoa of Ibe PrtmlJeo ... 1he "'* of TOIIlIlI), -.. ........ 1.""" natal • ....,.,. III)' .. b1_ 01' -..w. -..bicb OK"'" II> Ibe ICI"'PU die IO!aI ""'" wbicll T_ io OOliptod 10 pi)' LmIIord_1IliI Uue {j>nlr1IIII1O lCftecl 0011, __ e 10 1hII po<tioa of die PremiJ". ",~je<t 10 1Il1 IUd! IUbl .... ) _ be pI)'IbIe 10 I.aodlo<d .. Idd ___ IIliI Uue ...-oft"...m, at reclucm, ""} _ OOliJatioo of T ...... ~emmdor. ProvIded, __ .1hII T ..... _ lint be _"" 10 rocov .. Ill} COIla orasslpmem at IUbloum, iDc:urral .,. T-. iIIc/udi.Di. _I_iDa. naI _ COIIIII!IuIom II1II adYertisio& --=. 23. $l1l!O!!!?!NA]]QN. lbio 1.-.111a11 be oubjecIaD<! __ .. IIIIimoo 10 III JfOUIld and """<rl)'iDa _ _ .... alii at IDI)' beteotta: be ozocuted Iflec:tilllIbe C<>mp1 .. or tho land IIJIOI!. wbicb Ibe Compl .. io .-or _. BIO die Iioo. of lDl' """'PI" Of _ of !nISI in ID)' """""" or IImOUDIi wb __ ..... at bereafter pi_ on Of apiJISt die land II>d CompI .. or _ mereof .... 00 LmIIord·. _ ... Of Emu mer .... or portioD _. 01' COl or apiDIIt l1l)I pCUDd .. IIDIIerl)'iDa ~ -. Ibe -it} of 1he .. _ lD<I delivery of 1111 _ __ oadle part of T_IO eIJ~ ..... -1llO!ioe; pnMcIed, 1IoweY ... _ Ie roo, • T_ II IlOIlo defIuIt. die rem. ollbe 1.-.111a11 DOl be aIf....., .,. _ procoedm,s 10 respect 10 ",ell """"" oc """..t)'iDa ~ or i>ncIooo!o or OCher 1>"""""'" __ ..... _os oc ~ ollnlSl. r ..... bereb]< acr ... II die _ requaI ol1he l.oDdIonI """or _ pOWId OI'lIDIIerlyu., I<tse 01 Ibe purtbastr ollbe C<>mp1 .. iD .. ell forecIoouR or _ ,..,....r ..... 10 lii0<1i10 .. ell UadIonI or 10"'" purollasec 0<. lit ouch LmIIor4', or _ pun:I>....-., opdoD, III ..... moo .... ~ filr die ballIlCe 01 dI. 111m beroot IIJIOI!. Ibe ...". lama aD<! provlslom as are _ in dlis I.aK. ~ die ~. T_ will _ aD<! deliver GpOo 1_ ..... l'unl:er iDstrumeoI oc ___ ..-ma ..... oubord"lDIIioD oldie 1.-. 10 111. tieD of .. } ",ell mor1i'C. or mcrtp{0I or _ of InIIt .. IN)' be requir"" .,. LmIkmI. 24. §TOP!'EI. CEBllBCATE. T __ ... .., limo aD<! &om limo III limo apoo DDt lea dllD lOll (10) days' prior ....-_ &om LmIkmI. ,,_. -edi. and ddiver 10 LmIIord • _ in wriIiIIJ 0) ~ 1hII1I1io 1.-. II IIlIIIIOd"Ified mI ID tun filreo and elf ... (or. if modif"':. IUIin& die II8fUre ol",cII modi_ mI certifyu., _1IliI1.-. • 00 modified, II ill fuD filreo and elf ... ) II>d 1I1e 1Iloo 10 wbiell 1he ,....; IIId _ cbq .. .. paid in lIIv-. if 111)'. aD<! Cd} aomowlodp1hll mer. is lID!. .. T_', -""a., any unau"" d.r.ur" ,",die part of die LaocIIord _ ... IpOCifyiI:c ... eIl -'111, if IDY. 11>11 .... dolmed. ""1 sud! .... ement may be re!iod IIJIOI!. .,. a prospOCIi~ purchosu or 0IICUmbtm<0 of an or lI1y portioD 01' lb. roal property of "hicll1l>. Premises ore • par!. T_', faihn .. deliv ................. _ sud! limo ohaI1 be co:oc:I .. iYo apoo Tenant (i) dill 1IliI ....... is ill fuD .... and elf .... __ modir_ a ... IIII} be ropr-..l by l.ODdlon!. (h) tha more .... DO """""" ddauJu ID LMdlonI', .. erf""I1ID«, aD<! (Iii) _ DOt ..... _ oae _', rem! ha ~ paid iD advance. 25. <:ONf1.!CI OF l.AW$. lbll 1.-. _ be peroed by mI 00IIIIrU0d pur1UIIIIlO die lows of Ibe 5 .... of CIIifIlnIIa. Z6. 00My0N ARMS, T __ ILwe 111. _duslyo rljId. fa """""'" wIdl OChers. II> die use of CIlIII1DDD _ lobbies. oIevators. .-.-. drives, IWrs mI'imB., ...... IIId ...-vice WlYS and COIIIIIIOl! 1f ... 1D and od"jICOIlI III Ibe Cooopl .. of wbldl Ibe rr-IIoo on • port IIIl>j ... III .. ell DOOcIis<:rimiutor} lUIs mI rqullIions u IN)' be oda!*>d .,. LadIord. • \ ~,'. .. - '1 , ,,,!-. • , , j , i • I , ' I . ·14- 17. "VNF'SQBS AND 4SSJGNS. Thil Leas. shall be bindinz upon and shan iDure 10 Ibe bonef. of lb. pani" herem ODd _ reopecIive -. penoaal r<p<eSaIUtiv ... IUCCOQOrI and ... i&ns. 18. wUIjNDEJ! Of PREM!S'iS. Tho YOiUllUry or alb .. l1I1TOD<ler 0( IIlis L-. by T ...... or • mutu.II taD<OIIlIIioG IIl ..... f. sball DOt work ........... and shall, II "" option of Un<Iiord. operate .. OIl ... ignmeot to ~ of any or alllUblClSel 01' IUhMn"'<'ies. 29. A]TORNEVS' ms, In "" eva>! IIJII eit!l .. part)' should brln, "'it oc COlDIIIellU libitnlOOn under Ibit Leas. or beeause of the _ 0( any provision ofdllJ Lease, """ III COSls and ""_. IDcludine f...""",,I, aIIorney>' f .... iDcurrod by "" _aiIinz part)' _ shall be poi4 by Ill' aIb..-party. 1O!lidl oblieaDo' 0' Ill. part of dI. <>!her pany sball be _ to ave ocavocI DO lb. Ute of Ill. 00_ of sud! ldio. and shan be mforoeaI>l. wbellJ .. or DOIIhe _ is pros-..! 10 juI!pn<:at. 30. PEBFORMANCIj BY TENANT. All ""' ...... IIId qreOm"'" 10 be per1O<mtd by TSWJt under II>Y of <he ...,.. of d>is u.. sball be performed by T_ II TOIWlI', lIO!e C06IODd expense IIId wilhou! Illy _ ... of rem, If,.....", sball flillIl pay IDJ IUID of mollO)'. <>!her IhlD rem required 10 be paid by it b""""'" or shall fIiI to perform III)' -... OIl ill pan 10 be performed be<eund .... ODd IUd! fIiIure sball oolKiml. for tell (10) days ofter DOtice <hereof by Landlord, LandIon! may • ..-waiviD: or releasing TIIWlt from .. y obligatio,", at TOIWIl, bul ohall DO( be obIlI-10 mat .. mot. IDJ IUd! ~ or perform lOy OIber ",ell ldion on T ..... •• pan ", be IlllIde or performed .. ill Ibis Loose provided. Ar.y _ due from T ..... III Landlord b..-eunder wbiclo is DOl poid 1011 .. due shall bear _ II .. IDDU.II .... of live per.-(S") per IIlDUJD pI .. <h' IDDU.II pe<~ ..... eoublilbed by til. Federal -. _ of Sm Fran<isc:o "" _ 10 __ banks UDder SoctioDS 13 IDd l3(a} of Ihe Federal Reserv, ... ct prevailinz on ",.lS1h day of "" monIh pn.eedinz either Ibe Q) dal. on 1O!licb Ibis Leas. is executed; or (2) <h. doI,lIl. IIDOUDt bcc.ame due-. whiclu;yer' is las (but DOt IDOJ"e 1h1n 1hc. muiDwm rue permissible b)' law). until pald+ unless och<nrise opecificaIly ptOVided herein. but "" paymem of I\lclo _ sball DOl excuse or QIn "Y dmwl by T ..... _ <his Loose. 31. RULES AND REGUI.AIJQNS AND COMMON AREA. Subject 10 "" tmns IIId CODdiooDl of Ibls Leas. ODd IUd! lWesand ~_ IS LIl1dIord may from lime III time prt>CrI1>e. Tenanoand T","",', employees. invileeolDd -..non sball, in oommon wiIIJ _ ocoup_ of II,. Compl .. in which Ill. Premis<o .... !ocaIod. and <heir rOS]>e.'live employees. invitees md custometS~ aDd othen ectitI~ 10 lhe use mereo(, have lhe-DQD-acli1.5ive right zo use. !he access roods. partiJIi ....... IDd r..:Diu.. provided and desi,.,atod by UndIord for III. g, ....... ! use and CODY"';""" althe <>Cal' pms of !he Coo>p! .. in whidl III. Premiaeo an _. wbic!t ...... and faciliti .. are referred III be<ein .. 'Common Area", This ri8hl1IWI -. IIpoIlIhe _ of Ibis Leas.. Landlord reseneslh. rilb< from time 10 time 10 :mt. c:IIanees in !he sIlJpe. Iize, -. amount IDd .. , .... of Common Area. Landlord funber r ........ th, rii/!11Il promuJpre _ reasonable ruIto ODd reaulatioao rdatinz 10 !he .... althe Cummo.o Area. and Illy pan al pans Ill .... '. as LmcIlord _y d .... 1IJ>:IroI'riaI. for til, belt inter .... of lb. ocoup .... of !he Comp!... Thellul .. and RegulaDons _ be I>JodiDi lI]>DD TOIWlI upon deUvery of. "'I'Y of diem 10 TtniDI, IDd T ..... , shan ai>id, by <hem, and 1:OOI'<ra%' in _~. Sod! IW .. IDd ~_ may be amended by LondIord from lime III lime. with 01' willJQUI ad ...... DOIiu. and 111 amend""",,> shil1 be effecliv, opon deliyery of • copy 10 T....... Landlord shil1 DOl be respoesible", TODarII fuc Ihe oon-peafOUlWiCe by any alb .. _ or oc<upant of lb. Complea of."y ofllaUl Rul .. ODd ReJI,IRiom. LondIord IIWI operate, _, and aWnUin 111. Common Ar .. , Tho IlWlIlef in wbi<1lb. Common Area aha!l be m"""!ned and the oxpondilm .. fuc JU'" maiJ>tenanu allall be .. lb. discretion of londlord, I Lc . I -15- 32. DEF!!mlON CF 1h1ID! OlIn. TIle _ "LIIIcIlotIl" • DJed ID 1hiI Lcae ... fir. ""'_ or obIip1ioas "" ... port 01 ~ .. 00GCerD0d, obaI! be IimlIed to _ ...s IDcIuck OIIIy ............ or ......... me lime in fjUIIIoa 01 ... t.o oImel'nmio<a. ODd ID 1tle .. "" of 10)' _ ... ipIm<:at or _ ...... )1D<e or transf ... 0{ 1IIl) lid tIde. .. LIDdIonI ___ (milD me .... 0{ lIlY "'bsequ"" tnufon or """'or-......... .....,.,..11lWl be MOl .' '"y fi'eod ODd relieved from ...s III« !be lIMe 01_ transfer, ... icnmeU or """"_ of all lillbilily in reopoc:t 10 ... pedDnIWICC of ID)' ""'_ or oI>lipIlom .. !he part of Landlord _ ID llli' Lcae __ OJ be Jldfoll"od ODd. wlIbout _or ou-. Ill. trIDSf .... of SI1dl titl. sbaII be d_ to have ISSUIIIOd ...s "'"'" .. _l0III perform ID)' II1II111 obIipIloDI of ... UodIonI b......s .. , iIur\I>J ill cwoenbip of !be ~. LoodIord may tnufer lis _ in ... Premises -.111. "'_ of T_ ...s such trlDSfer or .. ~ _ oIiaI1l101 be "-"" • >'iobIioD 011 LIDI!IonI', part 01 .. ) 01 ... _ II1II c:<>Ddillonl of IbiI Lcae. J3. WAIVElL The waiv .. by ciIb .. PIft)' 01.., bceac1 olIO)' _ .... 0IW1t, or CXlOditioG _ ccaWDed IIWI DOC be 01-..1 .. be • waiver of on) suhsequooa _ of ... same or lOy _ term. covOlWll Ol' cc,,"hieD hereiJ> amWDod,.,. oIWI 01>1 ......,." or pndi<o _ may an.. betw...,1I\e patti .. ill 1iI,lIIminislntio" of Ill' tenlllhereof be Iieemed • _ of. or ill ID)' WI) sffOCl, ... riabt of !.IDdkmI to moist upoa 111. performaJIu by T_ ID IIricI IC<OIdoII<e wid> oaid 1efmI. The ... bsequ"".....,ruoe 01,,,,, ber_er by UDeIIord obaI!,.,. be deemed '" be._ of ID)' preoodiJIJ _ by T_ of III) _ .... _ or oood'ttioo of !his Lase. OIlIer "'"" 1I\e failur. of T_ 10 pay ... poni<:uIor.-1O ooap<ed. rqonll ... of LaDdlord', bowled,. of _ p,ec:ed'"" breocll II'" lime of ICcopIIIlc. of_ ftIIL 34. Pt.WNG. Tmmt oIWI baY, ... ript ..... wIIh <IChor ......... '" 0<aJp1IIIS of Ill. Campla1l parkina I!l"""" ill ... OOIII!IIOII porkin& .... oC1tle Complex. T __ • thai TOIWlt, TCIInI', IIIIPloyeoo. II ..... ropreoeollliv .. """,or 1IrviI ... oIuIIlIOI_ Portilla _ In G_ of oaid 11 spacos aIlocalOd .. T_ bereunder. UDeIIord shall _ me r;pt. .l.mdIonr, 10k cIis<:n6oD, lit opecifiQ/Iy deoipae 1tle IocodoD of T ..... •• part.lq _ wilhiD 111. COIIIiDOIl partiDJ .... of me Compl .. ill !be ....,. of. cIispvIe IIDOIIJ'" ...,..". """"I')'iDJ me bul!dinc mellor CampI .. refO<re!I .. bonia. iD _ ... T __ dIM TOIWlt, T....".·, ompIoyeoo,lIects. ropreIOIItIIiv .. mellor iDv!teos IIWI DOt -ID)' partilIa spacos ___ Portilla _ specifically deli",","" by Landlord Co< TODIDI', .... Said porliq IjIO<OS, Il ~y ",";P.ed by Laadlord lit TOIWlt, .... y be rdo<:aud by LIDdlo<d .. m) time. mel from time 10 time. LaDcIIord ............. rield to dosipae 4 0{ III. partin, spacos 10 be ill 111. prqe .. 400 Hamiltoo A ....... PlIo Alto. Califonlio. LondIord.....vco me riP!. • LIDdlord', 1Ol. disaotioD. 10 roscind any speci.'lc delipatioo. of partilIa spaces, _) returnio&: TODIllt', partinJ spacos 10 !he CCDllllOll parkinJ area. LaDdlord shall Iiv' T __ DOIic:e of."y dIan&. ill TOIWlI', parllnj _. TOIWII shill""" .. any time. park. DC permit 10 be parked. ID)' 1nI<b 0< vohit:les adjlCGll1D die loadlna ........ II 1D _ere ill "") .... y _ me 1m 0{ I!ICIJ areas. _ ...... r-.. ID) lime part, 0< permit die partiDa of T..-·, I1UCb or _ vdlid .. or 1II.1nIOlIIII>On .... DOt deoipMed by Laadlord for SI1dl use by T_. TODIllt shill DOl pod DO< permit to be poded, ID) iDoperalive vehid .. or oqu~ 011 ony portio. of !he commoD partm, ... or o!IJer OOIII!IIOII ar_ 01 ... CompIa. T __ lit ......... ~~'ny for compliaDce by irs ~ .-IdI1bo partilIa provisioD CO!IIaiDod IMroia. If T_ or ill employ ... pod In oIh .. IhlD sud! dosiJnlu<! partm, _ ...... LoncIIord ""Y c:b ..... TOIWlt, • ID od<frtional ........ and T_ 'IfOOI1O pay. Teo Don ... ($10.00) pO< day for .. day 0< partial day _ """" veblde " ported ill lOy area _ "'"" dIM deoiplled. TtIIIDl horeby ....... LIIIdIor" ... T....,·, 101. _; ID _ ...., from !he CompI .. ID) ~ebicle bel ... ;", ID T_ or T_·. ~ parted III YioIaIioA of _ paMaiooa, 0< ....... vioIllioa Itkten 0< _ to SI1dl ~ehicl ... T_ ...... _lho partIq ... for wIIIcle partilIa OIII}, mel shill"'" .... III. porIdna __ lex -.ae. IS. mMS AND HEAllINGS. TIle --.10 "ladIord" mel "T_-II "'"" hereiD _ iD<:Iude 111. pIunI .. well • !be1iDplar. Wonlo "'"" lD ID) ...... IDducIe o!IJer peden. H tbon be more IhlD ..... TOIIlDI !be oI>lipllom .... -~----- '. • • \ ·16- ...-impoIecIlIpOII TOIIIIlI _ be jo""lDCl _. The JWIirIPb bOld"", of 1I>iJ Lase are "'" • pan of !his Lase 0IlII tIW! """" lID o/I'ec:t 1lpOII1l>e _ 0< _PI.ulon of III, part -.or. 36. EXAMINADON Of LEASE. SliIImis<km of 1I>iJ in&ttumeIII to. '''miJIII/M 0< .I_e by TenaIII does I>Jt _ ......... idon of or op6oa for • 1 ..... IDCl iI is "'" d'fOCliv. IS • 1 ..... or oth..-..ioe _ exocutioD by IDCl 4divery 1<> both LIIIdJor;! mI T_. 37. :Jll!IE. T!mo is of II>e eouoce _ rapecllO the perfornw!u of evrry provlsjon of dlis Lase io .. biell time or~Is._. 38. nKll!. ,t,flRfJi)IENT$ ,t,MENDMENTS· This Leas< coataioJ oil of Ibe .greemenIS of die parties bereln wilh respect 10 my matter c:ovtI'td or mentiouecll iD Chis lase. and 110 prior I&ftemtat or uodencandiq pert.Jining to Illy such ....... _ be -.. for .. , pu>pOSO. N<> provisioo of 1I>is Leas< may be uneDIlod 0< added \0 "«PI I>y m .".-ill wriIiD& IIgi>ed b, the paItia b""" or Ibeir respective !UC(es5On iii "" ....... 39. SEP}lMlIUm. My provision <>flbis l.a<e wblcl! _ P""'o", be invalid, void or m.gal in 110 WIY offecu, Impoirs or izIval_ 1111 _ proviJio. hereof. aocI suell _ provisions IIwl remoin iii fuji force 0IlII effect. 40. 'fQ1BTh~. :Heidler Laodlocc! DO( Teoaot shan rocord this Lease or aMort forn1 memorandum 1hereofwi1hout die ........ of die oIhe<. 41. EXBlBI!'S. All &hibits thJt or. te!=ed II> illdlls Leas< 1DCl_ b....." Ol. incorpor>ted hef • ., by Ihi5 rdtrei>co IDCl mado • part of dI. Lase. 42. LIMITAllON Of WBU.ITY. Ia CODSider.aUoD of the benefits ~io& hereunder, Teaanc and an successors 0IlII IIIip __ mI .,.... 1hat, in the evetll <>f my :o:tual IX all.ged foil .. e, \modi Of dd1ult h.""",ol .. I>y LIPiIlord: (i) Ibe I<lIe ODd .,.eluslvo remedy sIt"l be aeaiJlst Landlord mI Landlord', ...... ; (II) DO pIIIDef of Landlord oltall be ",ed or DIltIed ... party iii any suit or actio. ("cop! as may be ~ 10 ..."te joris4iotio. of Ibe parmefsltip) (\il) DO _ofpw ..... hallbemade apiDst any p-..ofLandlonl ("'up< os maybe...,.,.,;ary 10 secure jurisd'ICIioo of !be pot1IIenh.ip) (iv) DO pm. of UndIorcI _ be required 10 _ ...... or otherwise plead 10 lOy service of process; (v) ., judpmr will be IIhn ,,&ins! any pIIIDef of UndIord; (vi) any jrtd,.-bk ... opiost uy partae< of Landlord NY be vacated aocI HI ISid. It my lime without ~; (v\l) 110 writ of ..-lcu will _ be l..n.d ._dIe ...... of "Y P"'-<>f UndIord; (vfu) _ .....,..... mllF-as • ..rorcabl. _ b) l.a:>4IolII and aloo by my plnne, or Landlord. . " ". o ·17· ,... II1II"-IbIt -* of !be forea<>IoI 00' IDII .. _ obo!1 be lpIIIicII>I. '" l1l)I __ D< II> m .... --'>' __ iIIlhio lAMe orlmpcoed by _ Of."""'" Jaw. 43. 1KiBS.. No ...... ..-. p/l:IIn. ..rv--. ..... or _ obo!1 be iIIoaIbocI, ~.yed oc prIJIIed or -..£ .. or "'..., put of II>e 0UIIid0 of !bel'nmlMlor '" ..., _ ...-.. of IIl.o Pr-.. wilhou! 1I>e"' ...... oflAndlord ftnIlIaII aD/I oI>IoiIIecIlDII LIDIIIordJlWl hive ... riIht co.....,... III)' _ Ii,., plaoord, pic!ure, lII .... 1 J I, _ or IIDIke ...-_ CO IIId • II>e _ of T_. If T_ Is _ to pcilll or Iffu. or ill...,...,. place _lip ill, ... or abOOIl !bePt ... , _ .MioIl or _ 100 ___ of1l>is lAoM, T_ • T_',1CIe 00II ODd "'P'flIC JIWl __ ..... lip ODd ....,aIr aD 4amq, in ",:II • _ • to nIIIIlre aD ....-ofll>e _""'* of!bel'nmlMlco IIl.o COI>flitioa prior to !he pr_ of IIid ,Ign. AI ~ Ii,.. or ItUerina: 011 0UISlde doon JIWl be priDIecI, paintod, Iffu.ed or iDIaibecI. rII, "'P'flIC of ,... by • _ opp<oved of by LmIlonl. T __ DOl pla<:e l11)'li>"" or IDo'II 0D)'Ih"" 10 be placed I>t&< rII' JI ... of"l window, door panltioa or waD _ may appear lDISiJhtly from 0UISlde !be _. 44. AtmJORlD'. no IIDder5ipod pam., hereby _ IllllII>ey have prop« "'!boriI)' IIld ore empowered 10 .. _ dlIs lAou OIIl>rhaIf of IIl.o LaD/Ilord IDII T-. reorpoctiYe/y. 45. ADDENDUM m J EASE. F'II,*'aplJ.I4.~. SO IDd &bibiil-A·. ~." ·C· ucf -D" are tdde4 hen:to aDd """" _ pori of IIW lAou. -IIi. GENERAL. III all .... booela _ LIIxIloTcrI <OIISaII • ~ is -=y, LaodIonI', ......". or apprOYII .... DOl be WIl........t.ly wiIhJu:Id. 47. MEMOJANJ){TMOP [ EeSE, Upcm e:JOecutioa hereof. TeaaDt &haJl hive recorded iatberecords :JfSlDtaOara Coomty. __ aDdCUD of lAaso ~ 1bIs lAaso. -1l- IN wrI'NESS WHEREOF. !!1e portia ...... a_oil 1hIo Lase!!1e clay IIId y_ finllI>ove Mitt .... TENANr: gnr or,,\,O g.ro. • .. mlcipaI-... -' 0I!!1e _ 01 CIII_ ~:,~--------------------Mayur 0.:, ____________________ ___ ~:,--,----------------- CiIy CIert APPIlO\lED AS TO FOIW By' ·C~~-~~--~-,---------------- APPIlOVED AS TO CONTElIt, B1:_-",,,-::-:-_________ __ UtiJiIieo IlU.- RECOMMENDED FOR Al'P1I.OV AL By:,....-_...."...-,, _______ _ Maaap. RaJ "-'>' ................. APPAOVALS LANDLORD: 1lIREE IlUNpBm HAMILlPN j,S5!lQA.TES . • CIIIiforoia runilod ~ By: ____________ _ ~:------------------------ 8y: ____________________ _ ~:=-----,:-::-----------(Corponto Seal) lliIe: ___________ __ • APIlf?iP!lM TO J'MOO .. 4. 1!1!'1!:" oC! we ThIo of6ce loMe _ OIl!)' be oC fWI f" .. HDhn.,. p<II\'IoIi"I "'"' W.,. .to Freldeuridl _ .... -.Ma,1. 1991 .. 1h!<nlllDalloaoClbeir_.,.,m_ .m.qm(6.096)oquar' f ... oath. _ (4dl) Sao< Ioaido!be C<JqIIa eft'ocdve FoIInlary IS. 1991. 0Dd1hTeo _ forty"", (3.048) square r... 011 !be MIl (5cl) Sao< _lbe~ .. _,'''''' I. 1990. 49. Of'DON TO EJm!N!). (A) Oprlpp Perigd. I'ro¥Idod lII&t T_ io "'" ill dofault _. either _ lb. _ of .. eros. 0< _the _1110 _011 linn _. Teaa _ hIv.1be opIioa ,., _ th. !IlltiaJ teo (10) yar linn of this I .... for .. _II period oClMo (S) ,.... ("CIpDoa PcriocI"). 0111110 same _. __ ODd ooocIllfoao provided hcrllUDder • ... "", apor. _ rmewaJ. 1110 -1 mil <toe 10..-_ be ~ purI1WK'" ""'"'""" 47(8). T ...... IbID DOIify l.IDIlIcmI ill wrIIIDI "'" hu IlIaD """ _ oisJdr (180) cloys. prlor 10 the apinlioa of lb. !IlltiaJ term oC dIiI u.e ""'11_ 10 .. ..-clse ill _icm opIioa ("Optioa Nocico"). (B) Qpjgp Perigd MqpOJly icgt. Tbe iDItiaJ _y _ for the Optioa PcriocI _ be 4<termiDed IS follows; (I) Tbe par1ieo IbID ...... _ (IS) cIIys liter La!Iord receives !be Optioa Notice wilhin ... hick 10 ., .. OIl dI.1DItial Bau Root for the 0pti0A PcriocI ~ IIpOIIIWIoty liv. per<eot (95'1') ot th.1beo fair _ .-.. vol", of the Premises • deIiDe4 ill I'IrI&ni>h 49(B)(ib). If dI. par1ieo ...... "" Ill. ioidaI __ for 1110 Optioa PcriocI _ill _ (IS) cloys. dIey _ immo<Ilatdy aecu:ed II: __ 10 dIiI Lease IIIIiD& die iIIitial Bau _ for 1110 0pti0A PcriocI. (iJ) If 1110 p&rtieo ... _0'" _ 00 1110 InitW Bau _ for lb. Optioa PcriocI _ill fift .... (IS) cloys, _ die iDItiaJ Bau _ for the 0pti0D PeriocI _ be DIDety live _ (95'1') of Ill. thea CUmDI fair _ """" _ of 1110 Premises .. __ 10 __ hn&nI>lI49(B)(JV}. Cd!) Tho ._ fair _ """" vo!~ of lb. Premises" _ maD die fair markel mombly teDUl vo!oo of die PIemitos IS of 1110 __ of die 0pti0A PeriocI. utiaa iDIo <ODSideration the uses permitIeII """'" dIiI Lease. 1110 qu&!ity. Iize. desip ODd _ of lb. Premises. IDd COOIpaI'IbI. buDcf_located 10 Palo AlIo. Ja DO """" _ the dI'" fair martel = .. Idy"", voIu. of the Premius for 1110 0pti0D PeriocI be Iai Ilwlthe &.0 Root IoSI payJbl. UZlder the Lease. (iv) WIIhm ...... (7) cIIys liter dle expirItioa of die _ (IS) day period lei fonb in PananPh 49(8)(1). _ port)' •• ill _ ODd by cMnI DOOCe .. dI. other port)'. _ appoilll • reo! 1IIIt. Ipp<aiIer _ • least Ii •• (S) yarJ' fu.~ lime OOlIIIIIOrcill oppraisaI aperieD<e 10 dlo ...... in .... ick die PromiHI .... -.cJ 10 o:>P<abe ODd eel dI. _ fair mar ... rearaI voIu. ofdle Pram... for lb. Option PcriocI. If. port)' _ IlOl lppOilII .. oppnisor wilbiD lAID (10) cloys liter lb. ""'or port)' ... aiYeo wedce of die _ of ill 1ppRiso<. 1b.1in&Io Ipp<aiIer oppoinIocIohaIJ be "" ooI.oppniser IDd shall set !be _ fair ___ of tho Prcmises. If the two oppnis<n .... oppoiJJIed by die pani<s .. -.I 10 lIIiI J'IninpIl. IIIey _ ..... promptly 0Dd1ll1lllpl1C ... die _ !air martel teDUl YIi .. ot dle Prcmises. It IIIey ... 1IIIIbI. 10 ., .. willlia 1hirIy (30) cIIys liter die _ oppniser Us beeo 'I'(IOiJMI • ....,. _ ......... 10 Ilia .lbitd """;-1DOOIiq lb. ~ifiooIioao .... ed ia lIIis poroJnpb ___ (10) cloys otter !be "'day the twoll>PJaileR aro pm,., lei dle _ !air _ ..mil vIIu. OC1be ........ JlIIIey _ lIIIIbIo 10 .... OIl dle 1hird __ • eidIor of Ihe par1ieo ,., dIiI r.-.. by &fYIIa teo (10) cloys ootice 10 .... _ port)' ..... oppIy III die Coumy .eaI EsIarc Board. or dle thea ... ' ...... \. \ t • f , i II I • -2- I'reoidllIa 1"",. of !he Sam Cim C<luI:ty Superior Court. for 1Il0 selectio1I of • third IIpptOiIer .. ho _ !he ,.wilic:alioal RIled in dIiJ I'arair>rh. EadI of Ill. p.m.. WII bear .... half (112) of 11>. """ of ~ !he 1hird __ ood of p2]'inJ !he lIlird apprais«', t... The 1I>inI opprWe:, ho,,"er odeeud, Ib>Jl be. _ Uo !lao DOt pr_y I<!ed in lilY copaciI} fo< ei!her party. W"dbin Ihiny (30) daY' aft« !he selection of1l>. dlit<! "I'PfIlser, , !IIIjoriIy oldl • .oppnis<n WII ... !he1l>OII fair __ orvalu. of1l>.!'r:mi&eo. If' majorily oflll.~ are omabI.1O ",Ill. _ fair mart .. re!>lal value of Ill. _ wilhin 1Il.lIipuliled ptriod of time, !he _ appraisal WII be added IDCocb .. I2Id !heir IOta! oIividod by JIIree; !he multiDg QlIOIi"" Ib>Jl bo !he 11> .. fair ...rut '"""" value ol!he_. If. howeY ... !he 10 .. __ mdlor!he biJjl apprais.r oodI" .. more dwI tell perceaI (1011)_ 1DdIOI: lliaf!er dian !he middle oppraisII. iI1e low appraisllllldfo< Ill. hi&!> appralsaI obaIl be cfarepn!<d. If 001, .... _o.iIII ;, 4~od, !he romalnin& _ appniWs shall be added fDCocber I2Id Iheir _ divided by twO; !he reouItiDg Ij\>OIieDI obaII be !he Ibcl fair maReI _ value 10 Ill. Premiseo. If_ !he loW appraisal &Dd !he hiJjI appniuI are 4isrocuded os stated ill dIiJ l'ir>&nl>h, 11>. middle appraisal obal1 be !he _ Wr market ,_ vaIu. of Ill. Premlseo. Att.. !he !ben fair maR .. _ value of !he Premises has bmI .... tho appraioers WII multiply aaid fair _,ent val .. b] niDeIy liv,petteDt (9511) ood immecfatdy DOIify!he partl .. of1l>.prodll<l. (v) 1fT ....... objocts 10 !heBN1I.",,1hath .. _ 4_ pumallIlOlh.Paragrapb 49(B)(i.). Tomnt JhaIIIJave tho ri&hl-10 hav. this Lease "'Pile II lb. sid of th. iDitiaI Term provided IhOI Tenant pays fo< ail costs _ b] LaodIord ill conoecIioo with Ill. appnisoI prOC<dur •. TOIWlI', elecUoo to allow dIiJ Lease 10 "'Pile. 11>. eod of Ill. injtial Tena IIIIISt be .. ercised by de!iverillC wrilt .. DOti<e 10 ..... cise 10 LIDdIord within tal (JO) days aft« !he "'" d"""';llIIioa pro«dure HI forlll ill Paragrapb <49{B)("IV) !lao _ compIetedl2ld T ...... has received DOti<o of !he BN Rem IS deIermil1Cd byappnisol. If Teoaot _ "'" so .... cise .. oIedio. 10 _. dIiJ Lease WII be _04 IS provided in lIlis patIil'Ip/l. (e) Rcg!I! M_ Durige 0W00 Psrjod. Th. Base Rmt for Ill. Option Period !hall be IIIbjOCl to adj_ .. !he ............... ol Ill. second (2ndJ year of th. Oprio. Period. Th. compllUtioo of th.ldj_ shall he th ....... IS asod in !he iDitiaI term IS provided in I'aroinpb ) (11) of Ill. Lease. (d) &erqf A4111itDlCnt.1I:' 'nctm= in Opmting EaPS'1§ and rues During Pnjop Period. The ROllt3I A4i-obaII he !he ..... IS asod ill iI1e iDiIi4I ram IS provided in Pm lIC'apb 3(0) of this Lease. aeep! Ill" coleodar !'OIt 2IlO11ba11 he IUhsDwtecIwbu. caItodor year 1991 awean· (0) Icl\ubjshmeoc t.I\gwa!jee: In dle ..... IhOI TOlWIt .. ercisel .. Optioa to _ itt l<COtdoncc "ith 1Iris ParII"¢ 49. UadIord WII pay 10 T_ II! _ oquaI !O 55.00 ptr Ia>a!>Io _. fuot ("Refurt>isbrn<nt AJlowaDoe°) " dle <ommea'_ ol tho Option Period. SO. "'d!nrosJ.!!!Kl!!al. UndIotIOI mol th. Pr ....... II Us DO ICIUa! tnowlod,.1hOI !he Premiseo 0< !he CompIOl Us any flUbl. -.,. 0< asbeotos-coouini,' -..ial, ("!he -.. 1DII<ri.aI&") wl>1dI WOIlId pol< .. immecf..,. "".. of bodily harm .. injury 10 T ..... •• oq>Ioyeeo. Irany of !he -.. _iaI&;' d_IO .. ist, LmlIonI5balI (I) __ , _ty T_ in writing of !he eaistoDce of any aucIo -.. _ iA order IIlOI T __ y comply wilh lb. pro.-of Cbap!er 10.4 of DiviUoIl2ll oI!he Clrlfomia HoaIlh and Sat..,. C<!de, mol (2) immecf!.liOly remov. or ceruiD any IUCb _10< lDII<rials • • 3- 01 LIDdlord'.IOIe .. :IIIII a,-... 60 _.1".-iI..."nI .., UDdIanI "' ..... OB I ~ wiley ponioD 0160 ~ ft!cII Us die __ -. t.Ilord .......... "'-of =t for Ibo period 01_ • ,... _ l1li)' pordoa of .... ~ OB • 1eIIIpOi_)1oodI milD "' ...... doD .. die _ of _ III die ~_Ih_ byT-. 1fT_II NqUInd II> _ ... t.emponry -.7 pomoa ofdl. ___ wIIIdo .......... IDIItriaIIIIId dJIt pcctioa II"""" _ 33.3 peROIIl of die _. oquare rootac. of die ___ • mI .... podoll of em..., _ ,...,.".10 NqUInd '" _ die pomoa oldie Prcmlloo CODIIiDiDa die __ is toaaer _ 110...,.. T_ ...., 01001 .. IOnDloare die x.e.. opoa 30 ...,. prior _ ~ II> LancIlord. Cl/06i91 ---- ·.E; 0; ~ e ~ ~I~ i'i C> ~ °!ljlE ; .. ";;Iz • zoe "':z;z :;; "z'" • ;;1-'-ni~ • z z ~ !;.~o i· .. ; .. 6 ':: T i .I'.' 4 3 S.' I • "." .• J (4-'\ . , ( ~) , i~ u. _____ ---; -----~--~[ ~ . ' I it \ , ' " I ...... --...... ~--- • .......... -i.' ......... ·• .. ·I'f' ·c ......... " ........ ·-·Ir;'3,= ...... _li~ " .. _ ..... , .. , . FF'I'K F\.OOA ." • . . iii ~¥S))'2h W>;.,.. STANDARD FOR UTn.ITIES AND SERVICES Tho 1oDowin: SI!nC!arm Ix Utililia aod Sorvl"" It. iD elfoct, mel LandIonl .......... III. right '" lOOp' IIO!I<ftmiminalor}' modIfications ud od<IIbom hcroCo. A& Ioac • T_ is DOt in clefauI. and .. my ofille _, c;oveoants, <o,.I"Idono. provisio". oc lin.ment> of Illis Lease, LIIIiIIor4 _: (I) 011 Moodly thrOOl'" Friday, Rcq>t holIdays, from ':00 A.M. to 6:00 P.M. (ud II other tim .. foe • ,eosooab!. odditioDaI dare' to be fixed by l.IDdIord). vmriIate IIIe Premis« ud furnish air-<ondi~oning 0' hea!iDf on sud! cloy. and bomt, wn.. ill lb. judJl=l' of UDdIord it may be required for the romfort.l>le oooupane, ofille Pr_. n. air-<cO<fniooin& .)'SIeaildli .... max_ oooIinI ""'''' III. drapes or blinds "'" c:Iosod. UDdIord shall DOt be responsible for room 1emp<rIIur .. if TOIW!! _ DOt keep all dr>pes in tho l'tanisu clooed wh""", .. !he $)'Stem is in operation. T ..... .,.._ '" _ lie fully" alI_ with l.IDdIon!. and 10 abide by 1/1 reauJ""Il5 IIIId requimnen!s which LoOOlord may prescribe foe lb. proper funaioniDg IIIId protection of said aIr-<otlJfniDniDl .ysu:m. TtIWll.,.. ... l><A '" _ lin} opparatus. device, eood.It or pipe '" lb. Comp! .. air-<OOditioniD, supply U-. T_ further ",ees ..... oeilller Tenant oar its &<tV3JlI5. e:mployees. Ileus, visiron, ]i~ or cotl1r3CtOn shall It 10)' time enter medlmic:al' msta11ation5 or facilities ollhe Complex or .tdjust. tamper with~ rouch C1t othe:wise in any maru:te(' affect said instanations Of hell tties. ~) Tho LmIIcmI_ furnis!o to me Premises during !he usu>I businm bomt on business cloy •• e1e<ttic =rent IS required .y !be Complex" lWldard o!lice lien"", aod _ hon<po_ o!lice Hghling mel fraotiooai bonepower o!lice busineas macbines in th. _."" of "",roximJlely thr .. (3) ....... p..-SQUare fOOl Th. Tenant _. a!JouId its e1e<tri<:a1 insUlIllion or 01_ <OlISUmpCioo be In ex"" of lb. afo,esaid quantity or ... .end beyond norma! busineas hours, to roimburse UDdIord lDOIlIhIy for lb. measured COtl$UII1pIlon • lb. terms, dassifi_ mel ...... clw&ed similar co.........,.. by said public otility ocrvlDi Ib, MienbotbOO<l in which m. Complex is located. If. sepMIk _er i> IlOl insUlIed ... Ten.am', .",... .. ch ex __ "'" will be esubhsloed by on -. ",oed npon by l.aadlord mel Teaan!, IIIId if Ibe p~ WI to .,..eo. u esublislled by an lndepeoclent licensed en,inecr. Tenant agrees Il(I( to list any IppaI'ItUS or device in,. Of 1ipOQ. 01' abut tbe Premise$ ,itic:h IlUY In any 1IIay incr .... tho amount of such ._ .....ny furnished or mppfied to said Premises. IIIId Tenant _ .. _ IlOl to ~ my apparatus or device with wlreo, eondults or pipes. or othe< means by wlIich such servkcs are supplied, for the purpose of usiu&: adcfttionaJ or wnauaI amounts of &Uch services without tile written COnses:'lt of Landlon1. Shocld Teoant use me same to u.cess. me IdusaI 0» lbe pm. of Tenan1l.O pay 'Upon cIemand of UOOlord, the _ esublislled by l.IDdI01d foe Sllclt tx"" char,. 5IWI <oostiblte • brEa<:~ of !h. obflplioo to pay r .... lIDdez thi> l.oa6e and _I emiOe l.aadlord to the r\ahts therem. lfODIed for ."cIt brooch. II!. aD times Teoant'. use of electric current _ ..... nxceed !he topICity of III. foeders to lb. Compl .. or the tiocn or Wing instoIIaIioo and Tenant _ IlOl insuIl or use or penni! dI. insWlIIio. or use of any computer or "octronic cIo!& _"', equip ..... in the rr...-.... wilhwt lb. prior wriltoD consent of Landlord. (e) W_ will be 1V3J1abl.1n public.,. ... Co< drintin8 mel IIVIIOry _ ooIy. btJt if Tenant requires, .... or ............ ..,.,. Ix any purposo In odditioD to onfmary drintin, and .... aory _-<Jf ... bich fact Tenant rormjn;,. Landlorl! 10 be me IOle~,~Landtord may install. WJter meier mel cherd>y measure Tenanfswater CONutIIption foe aD purposes. T __ pay UDdIonl Co< th' <001 of Ib, _ .. ud the <OS! of the imtaIIaIo. _rot and tIJrou&b<M die doration of Teoant'. 0«Up1DC) TOI!IIlI oIWI b.p said meter IIIId _ ..... equip""'" in 100<1 """tinI ordor ud repair II T ....... •• 0 .... ..,.. aod expnnoe. ill default of wbicll LaodIord may ...... _ ...... ud .... ipmeat to be ,,,,Iac:ed Of repaUed and collect !be _ thereof fto .. T-. T_ IF'" to pay Ix ........ co_ •• shown on salcImec ..... and .,bOIl bHIs are ,and",,,,,. mel OG _ .. making_ pa~, landi""' ... , pay """ <har, .. 1IIId collect th ....... from Ttmnt. Any.uch <0lIl Of __ in<:utted, or paymeotI mad<: by Landlord for ony of lb ......... or _ bereinabove .Wed oIWI be _ 10 be aM"rtioaaJ ..... payobl. by T_ and coIlectibl. by Landlord IS .. ch. 1 , I i I I \ ........ / -2- (41) Provlde jaDiIDriaI_ "" die PremiIeI. provided die lImO an _ .. d .. I\"OIy • offu:eo """ ore kepi Ii. I., ID on!« by T-. IDI It 10 "" bpi clem by T-. .., ____ """""eel by IMIoIIaId "'"" "" pczmiIIe4 10 _ tLo haDIHo !Dr _ pwpcoeo. II die ,.-.. ore DOC usa! ac!lulvdy • GIIIca, !bey IbaI! "" bpi clem IIId III order by T-. .. T .... '• _ """ 10 die flriofac;tion of IroIIdkri, IIId b)' penoao opprovaIby LaudIonI. T_ oIWI ply to ~ ~ ... of romoY1l of aD)' of ".. ..... IIIIIlIIbbiIII , 10 die ..-tIIa die lImO a-. die refUse l1l/I nIIIIriob _, ...-upo1I .. _ of die PremiHo • _. LIIIIIIcrd __ die rfaIlt III Itop 0<n'I<e of die .... IIOr, plambiDa, _~otion.lIr~ """ elOCIrio.,-. _ r • II by .....,.. of acdcIaII .,. _ .,. !Dr tepain. __ or improY_. III III. Jod_ of LmIIonI _ ... --r 10 "" IDIIk, IllllilHid tepain. oIundo111 .. Improo_ oIWI boy. _ ...... ded IIId 6aII fon!oc ....... nopoaoI\>lItty .,. liability ~ failure to III!'I'Iy 01 ...... _, ~. ~. -itIoaIItc or 0Iectt1: servke, _ prow ....... from 10 cIoiq 1» _ or oo:Idml c:c b)' lIlY awe lJo)'OIId LmIIonI'. ~ -, .. .., Jawo ..... a. _. 1lIIIl2laDceo, cr_, ...... _ or requlnmalos of lIlY -, -. 00IIJ!Iy .. Dlmq,oJ outI>orIIy or failure of PO. 00 or _ sWtabl. W 1IIppI, or ID.MitJ by ... ,cisc of..-N. dDlpDce 10 _ 1If. oll, or oilier _.lUd. /I ilOlpr .... y -'_II1II."..., tIIa lIlY __ Ill! 1.MdIor('. port .. ftlmIsb lIlY servi« ....-'" aD)' of die _. __ • <oDdiIioas. provisioas or ...-. of dlilLase, .,. .. paform lIlY 101 or IfIiDa ~ die booefit of dI. T-, oIWI DOl be 4eemocI bnoacII<d if Ludlord is _ ... -..-or penorm die lImO 1>, _ of I _ or labor _Ie 0< aD)' 0lIl« awe wbmoever boytmd LmIIonI·. 0DIIIl'0I. 03l06I91 , . WORK AGBfB!fEItO' AND It 1 J OW ANCES This &hibiI C is auacbed In Illd mad. J part ofthJI ceNiD Office lase doted .19_. (th. 'Lease». between llIItEE HUNDRED HAMILTON ASSOCIATES. J Ca!ifornialimiltd partnenhip, iUndJord') and CITY OF PALO ALTO. ('T-'). Tho terms UHd in this &hib~ C tIw "'" defined ;" the Lease sIWJ 11av. the WIl. meoniDP .. ~mtheI.-.. The _ alibis &bibil CislO set _ the riJ!us Illd oIlli,l!kms of Laodlord Illd T ...... _ rcspe<t 10 lb. ccnsttuc!ioJ> Illd _"moo of dI. baDer"" Ihe/J and lb. _ Improv_ In be iDsUlIod ;" tho premises. I. Foe _ allbiJ Exhibit C Illd lb. Lease, dI. term 'Suite lmprovemalIs' JhaII refer 10 all of lb. _ ImprovemenIs =<eIIIJy -. oc to be _Clod Illd _led ;" dI. Premises. but ",ell ...", shall IlOl include any of tho ~ compris.., part of tho baUer"" shell !bat oro provided by Laodlord. Th. Suite Improvem<nU 1haIl include. but DOl be Ilmltod to, tho roDo",",,: (I) Sprinklers -odcfllioos 10 0< _ of WotinJ hads 0lI "'e W<I spriI1I:ler system. (II) HV.lt.C -KYAC "'De diffusen.IhenDostoIs, ........ ",'II all OIlIer HVAC """'!lOt directly rol",ed OJ !be shafts and tnmt rilles. (e) Ceil ..... -2' 12' esposec! 'PI;'" <Oilint rrid &)'Rem. 2' 12' _cal ceil.., iii .. and 1nsUI1.lioo of <Oil.., til ... (.) Blinds -Ib;" slM bfmds 00 all onerioc wiDdow>. (I) hrtitioning. Cal Paintin,. (II) FIooc <:<>Vering. (ij Suite amy do01&. (j) IDIerior do01&. • : o o 2. (I) LoodIcrd JIII!I .,.",. md pay .,.. die ~ of • 'P""" plan md final ~ clrtwiDp for dle Suitllqii04 ". lb) All JIleoIllllIllJll --.q tInrwIop lor !he _l1li4 ooq>IlIIioa of !he s.s.Imptov_ dJalJ be .... joci IO~' prioc"'---'-_ 'I'PftMI oIIIIl ... be _Iy _ .. delayeel. Any c:Iwoaeo 10 .. ___ of _ pIaDs .. wort!oc tInrwIop IlIaD be JU!>jecllO T ...... ', .., Lmdlord', prior _&1. LoooIIonI ...-.. III _al IlIaD DOt be _,", ~1 ..-... doIaJed. (e) T __ 10 4e1iv« 10 LaadIord • rasoDObIy _eel or-~an ollile pr..ms.. 0. or before MmII IS 1991, (!be or ...... ~ Plan DoIlvery Dale'). 3. (a) Ptt.mpd, i>IIowiq !he ~ by LoadIOtd and T_ of IIle !iDa! workiog dn....mc. for th& Suite Ju .. o._, L&DI!1ord ,bJ!l __ workiog clrtwiDp for bids byli<:ensecl co""...",. and ... bcootracIors Mlea04 by lADIIIord. AJI bids noc:eivecI by Lmdlord oIW1 be oubjoct Ie TOIWII".-and approval. No wort 00 aDy ~ of th& $aile r..prov.-oIIIIl be pedbcmecl ..... iI is iD --. _ • bid previously opprovod ill wri1iDI by T_. (1)) Subject 10 dle provisio .. oll'lncrll>lls 3(1), l .. dlord lIIall QUSt ill «>t>ll><IOn to CODIIrUct ODd """1'1," Ibe SuiIe lmpIo .. ",.., iD!he Premises ilIlCCOldaoco _1IIe final wortiJl& cIrawIDp approveel by Teoant an4 Laodlord. lmIIord obaJI pay all ...... and 0IpeDS0S iDcumd in lIIe performaDce of ouch wort Abject, _ever, 10 To."n oI>IipOOc '" _ LIDdIord • provided ill I'IninPI> 4(1)) ed. 4. Ca} Load1ord IIIaII provide • TOIWII lmproY_ AJlo .. -ance ill Ibe _ of Eiab'Y FiYe lbouJaDd ODd "",100 DoIWs ($85,000.110) (" ~.). wbidl oIW1 iDdud. die COlI ollbe 'P""" plao ref........, ill PorqrIpb 2(.) of 1I:iI _ 'C'. ill __ wid! Ibe __ 4«ai1ee1 ill &bil>it 'D' ollilis lase. b. .dd .. tio., Laodlor4 ...... _ DOW carp« 0II1be 4Ih ~, _ may be illdodod in Ibe AI1o;wance, ... if tho COlI a""",,, Ibe AIIowaIn. obaJI be paid by LnIIord. (II) lfTOIWII requests impr..-s _ COlI in ....... ofth. AJlo ....... TOIWII _ reimb-JtSO l.aDdIord b die _ of IUd! oxcas, provided, _ ... Teomr IllallIIOI be liable for the cost of"1 wort lIDless Ibe bid b .... __ 1IjJIKU\'OIII by T_IDII, III ... , T_"IiII>~ity b 1IIc11 wort _ be limited 10 die amount """roved by T_. Lmd1ord"",,"" it will ... cbrp II< rotdve aDJ fees Of 0Iher compenutioa ill COIlDoctioa _ Ibe _ or iDstalllDoD of die Sun. lmprov_. The .. _ amount owed by"""" 10 Lan4lord pun...", 10 dI .. ~ 4(1)) IIIaII be paid by T_ 10 Laadlord IlOl _ IbJa ~ (30) doy. after lIIe completion of !he Suite Ju.-ov-. providecI thJI (0) all aucII wort ODd _erial, h&vt _ complCled ill • JOOd ODd _kmanli<e manner and iJl_ wIth 1110 final -..ortiJI& dn.willp approved by TrmDl, and (n) TOIWII IIWI be octl~od 10 withbolli from _ ,.,..... 110~ of th& ,..;m.'" ..... of ooq>Ietiaa Of "",miD& aDJ won: thJI "'Incomplm Dr deioctl ... of th& -of -PI)'IDOIII. ·., .. \. .. . ' : -3- $, AD qoeodom IS 10 (i) wIIedter !he SuiIe 1q>roY_ <DDform to die fiDII M>rkinI clnwinp II'PrOYed by T-. (ill """""" 1111)' pan of die Suire Imjl' 0'_ ue defective. or (di) dI' d ..... to wbid! die S"H' ~ ..... _ COIIIpIete<!. IhaIl be ~ iDiIilllly by CImI .. H_ Arc:b!tocU. of Palo Alto. c.Jifomi.t. If eidtu I..-D«d or r ..... dlsIUOO willi !he decision of CImI .. Hoi",.", lb ... 1Uc:b '1"_ or dlIpute II>a11 be resolvod by !he joiDt ....... of ID arc:bitocl 0< enli ..... sele<tod by LmdIoni mI an arc:b~e<:t or ooginoer-leIe<tod by r ...... 6. If LmdIonI aball be ddl)'od ill compldinJ dI. Suite Improvements ilI1b. Premises ... muIt of: (i) T_', failure to fumish to LmdIoni I Ipace pi .. of th. premisea on or before Temnr Spau PI"" Delivery D ... ; or (al T .... C. nquest fnr c:bq.. ill or modificaiioDs III th. fiDII ""'tin: drawings Iftt:r 1Uc:b dnwiDp"'" been appro,od by both LmdIonI mI Tenant; or (rit')dellJl ill obtaining custmner_1IWe<w.. finish .. or _Olio" roqueoIod by Tenant, oot ODIy if T_ does DOt ClUl<d its teljlioot fnr II1dl "'"""" kom "POI! beiD& IIOIifiod of th. aoticipated delay; or (IV) !he perfDrllllD<O of any....m. by 1111)' penon. firm or oorponti<>a employed or retaillod byTenam; _. ill 1111)' II1dl "OIl!, for _ of detonnillillg !he Leao C_ Date ill Paragrapb 2 of die Lease. !he Premis<s IboII be deemed III ..... been COIIIpIete<! on !he Ute tIla the Premises _.tld ..... been .. _jlllly r::Jmplete<! ih,d deiay or delays had DOt occurrod, S.cIo deteaniIIaIlou s!Wl be made lnitillllyby CImIes Holmao, 001 if elIIler LmdIoni or T ...... disqrue willi th. determil!Jtioo IUd_ by Owl .. Hoi ...... !hen ",:II <Ieto!miDatio. sbaII be made JoiIIIiy by ao ucbiIe<t 0< ooginoer-sele<tod by Landlord milD arc:b~e<t or ..,giII ... &ele<:tod by Tenant. 7. Wilhio 1hirty (30) da)'l after -c 0C<UpIDCy of !he Premises. T __ ~ DDIify LmdIord ill writlna of 1111)' cIdoca or iDcomplete wort wbid! T_ bas If_. LmdIord shall promptly correct mI complete all _ _ mllDcompl ... ir ..... B. If LmdIord', ooll!r><Umi construCl &Dd install dI. Sube Improv........ LmdIord agTees lh .. all Suit, Improvemenu will be complete<! in I good &Dd -'manlike manner mI thOl .n material. mI 0Cj1l ipm"" illrorporalod iDIO Ihe Suilelmprov_ (i) will be ..... mI free of 4cfeCIs. (01 will conform to all II'Plicable codes. mI Oi,) wiIJ ocmform to 1I>e fiDII wort.., _gs opprovod by T-. indud'mg all c:blllles or modifiatiollS thereof owrovod by T........ LmdIonI ....... 1D con ... prompdy mI remedy my wort or material. ib .. ls COlISidered 10 be defective. • 90 If 1.oIodIoaI', __ , _1lIII imWI die SuIre ~ iD. doe _, _ I..aDdlotd _1>6 '.. ,. for at 0 0" oil ... '} permiII (iDcho<!ilIJ doe l>ulIdiDC IlIII oc<upIII<)' peraa) ODd llIher ..,..~ ,t ~ -..s III' 0' .. willi ...... __ 'l'IIe"" or 011 ""'" potmilIohIIIl>6 ~ .. pan 0( 1110 ...... or ... AIle " crrY OF PALO ALTO ~I 415J6920e2 IEXHIBIT 0 MEMORANDUM DATE: February 27, 1991 SUBJECT: 300 Hamilton, Palo Alto TO: 4th 8< 5th Floors -City of Palo Alto Joyce FROM: Doug Ross Enclosed Ind • revised COJI breakdown whlcI1 Is lIUe'j upon Ihto r.btld plon I receNed from !lie Cfty 01 Pale Alto. The ""sts 10< ..,;0,,0 line llama h .... cfI~ 10 _ ou, meeling with lhe City repreNftlalive. as well IS \he upd81ed I>lan. The bI)ow;ng dari!ica:lonl apply 10 "'e 006' bfNI<down; I have ircIII<Ied II1e COJI lor Charlie Holman '" produce • eel ~ plana '" order 10 ,..,.., •• btJlldlng permiI. The _icaI outlelS and cembination leIophone/dala 0UIIeIs .. Included. The combinalion oUllel Is • Single piece 01 314" conc!un with • Pli s17Ing from Ihe wen be. 10 1Ile cemng cavlly. Clbla cost and routing 01 cable III by _. I na.e Ih<CIuded 1Ile IoIIowIng hems: cos! c! recep!Ion ccun ..... or any OII1ar furnishings. anc! window coYerings. Thl 5111 IIoor will ...:eive new level loop carpellng oYe' .... !1ng pad. The ,lit IIoor ";1 have !he e .. lllng C&JpOt removed prio' '" demo&lion anc! then reins'aIIed prior 10 comple!icn 011111 iob. I have not inCluded !he cosl 01 doanlng Ihe exisllng carpeL ffoiman "'". clarified willt 1Ile building d&pai1menl that n,a dampe .. are not ''''lUlled. r hall. assumed Ina! !he ceramic lile lIooring on fl. 41h IIoor and carpel In fl. elevllor lobby are. are 10 remal!l. Acovs1lc celing 111ft will be ~ IS required. The ... rarlllg tile will be Ins1ded i1 the otrlCe ..... Md new tie will be NloJ1ed i1 corridor .... ,. I /lave Inc:Nded bon'owed sldont •• on h Slit IIoor "'1' wII be ilsta.lled in clrywllJ! limilar 10 11>8 'Kisling IIIn8llt impto¥.menIs. I /lave In.:Iudtd painting of fI_ linin! arNt on lilt 4111 UIC! 5th 1IDora. I have IUUIII8d .. of! while color IIIat will COYo' lito uis11ng wdI '" 0lIl ooaI. I have not 1nctuded paiIIIinO of , .. ,room.. _II. or ",UIIy ..... IS. The Iltls!inO door)emba wi! ,eoe/Yo one COli 01 painl Ind ... doors will 'emain IS II ..... pt lor new wood doorI will be fIrlia.'led 10 _ aJdsllng. (1 of 2) • . 1,,' ,. , (,' . ~ .~!t$92e82 IIC$S CXlNSTRUCT1~ • ~ iill····: ... • ..... _U;u r:U::.:::t;IU 229 P03 1'02B '9' 11,,9 lUll ! ~!I; Ilifilf'{lil~II!1 :ilji ~ II 'II, I!,' '1' If 1§ I ( ~If if i i.i • if! JI f ~ ~~ ~~ ~~~~ ~ ~ ~ !·f·: ~ ~l ~ ....... ~Nw *v ••• ~ 1 ==E= ~5:1~~=.~~t::!=D I I ~ t .s ~.~.MM. _ ~ N <~ § N.~ ••• ~.NO. ~m •• ~M~ ~f p .w.~ •• ~~~ ~~~UON ~ ~.~~ .DI.~.:.:_._ao~. • I I§ ... -.. ~ -~f i .~.~ .wu~.~~ ... -.-N < 02 06 ~~NN~V •• ~ .~~~~N &l;~;~ ::8::;::'°;&=8 0 0 ~ f J 'II -r f I r 1&1' il~ll f '{ : I ! 1 J " rj I I Jr. 'Ii J I. -I r ~ 111 : I i I f • , I In !$U M i[2 ! I ';'''' \,-:.' '-." " " ,', .. 'M'" "\' :\ 'I,; ,-', • " ~' ',J .. ,/ . ' • r .-'>'--'--~----'---~ -_. CORNISH ... CAllEY COMMEilCIAL IlEAL ESTATE March 21. 1991 Ma"" Jack SutoriUl! and Membere of the City ('<>Unci! 250 Hamilto!l A"""ue P.O. Box 10250 Palo Alto. California 9~O 1 Dear Mayor and City Counci! MembertI: On behalf" ofOon and Carol Mullen, and Meyer Scber. the 209 Hamilton Avenue building Owners. we wish to submit a revised Ie_ propoeal accordmg to the lease do<"UD>eDt reooDlllleD.decI by City otaff u presented I'Or the 300 Hamilton Avenue. Palo Alto build;ng at the March 11. 1991 City Counci1 meeting. II was Dot until receipt of the otatrreport Friday. March 8.1991. that we were aware th.t the pass-througli of in.creuea in ~a t.ing expeDBeS is one of the attepl.able eriteria I« • ~""" document for the City •• a Tenant. With first know1edge oftlU • ....... criteria the morning of March 8, 1991, the Owner'. then eotim.oted the renLal rate they could then pI">"",,, to the City tbat would include the pua-through ofincreaBe in operatmg~. The Owneno proposed rent .... then the $2.75.ISQ.. Ft./Full Service as CKrtIinedOt1 the data .heet preoented at the Council Meeting. Mareli 11, 1991 (copy delivered to your offi<>e Monday, March 18, 1991). The Owners h.ve now reviewed all economic (actors relatmg to tts.~!r.'. lea .. requirements. particularly the 1eaae criteria .. alated in the 300 . ton Jt.ase. AsoumiDg the City'a acceptance of .1_ cl<>cument oimilar to the 300 Hamilton I ..... "hich includeo p_throUgh ofinereaoe in operating _ u alated therein, we wish toOlUbmit at this tUne. revision to our Febrn"'l" 14,1991 and January 29. 1991 1eaae propoeaIs as toJJows: A renLal rate of$2.68ISq. Ft.lFull Service with 5% annual iJ>crea.-thereafter fO!" the ten (10) year lease term I>ued on 9,400 aquare reet or 8,726 eqnare reet, both of ... hich c .... accommodate the 35 membere for the Utilities Department Staff. If the Ienns and eonditiono u alated are a"""l'Lable, we wish to ~ with a lease qne_nt .. IIOOIl •• is possible. PIeaBe reel &ee to contact no ohould 10U have any queRoos. 5409B.03-20-91 \ , It iI doer!t Wldentood that t.hia pro_I ia Dot biDding upon either party hereto, and Chat om, ..,., fully eDa!ted 1_ ohAIllegaJIy biDd the parties. Sincerely. CORNlSH" CAREY COMMERCIAL ACKNOWLEDGED AND AGREED: TENANT: CITY OF PALO ALTO B7: _________ _ Dated: _________ " 1991 NOTICE TO LANDLORD AND TENANT: CORNISH" CAREY COMMERCIAL, BROKER, IS NOT AUTHORIZED TO GIVE LEGAL OR TAX ADVICE: NO REPRESENTATION OR RECOMMENDATION IS MADE BY CORNISH" CAREY COMMERCIAL, OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL EFFECT OR TAX CONSEQUENCES OF THIS DOCUMENT OR ANY TRANSACTION RElATED 'l'HERE'1'O, SINCE THESE ARE MATTERS wmCH SHOULD BE DISCUSSED WITH YOUll. ATTORNEY. .0 . -...... .--." ComperieoD of Leue for 2011 HamUton Ave and Leue lor 800 Btunllton Ave Identical lee. Term' tp 900 Hamilton Au 1 "&vt.ed a ofJlarclllO, 1991 C • .. Jlewf1fon -~ nML-6 9.tOO Square Feet Do 9,144 SqWOft Foet K &:uuraaI iDcnoue 6" annnusl .......... Prieo MOlIIhIy Prie. Monthly Almaal Dl:tBli3lL lIWaI m:z:Sa il lIWaI IiIbIAA (hi! Servicel (Full Sr.vice) 'fearl: .. $2.68 $25,192 Year 1: 13.10 t28.348 ea70NS Year 2: $2.81 126._ Year 2: 13.26 t29,7B4 ,",745 Y .... S: $2.96 tr'I.774 YearS: t3.42 t3l,2l52 "1,733 Year 4: $3.10 t29,163 Yeu04: $3.159 $32,815 $43,819 Year 5: $3.26 $30.621 Year 5: $3.77 $34,455 f46.010 y..,. 8: $3.42 $32.152 Y ..... S: $3.96 $36,178 f48,3U y..,. 7: $3.9 133,760 Y .... 7: $4.1& $37,987 1SO,'1J6 Y .... S: $3.77 $35,448 Y..,S: .4.36 $39,888 $S3,288 Y .... 9: $3.96 $37,:120 y .... s, $4.M $41,881 1S5,826 V ... 10: $4.16 $39.081 Y_IO: $481 $43,975 $58,722 Total RoDt: $3,802.347 Total Rent: $4,278.456 ,,78,108 Elfeetive aD Yd!late: $3.3'1 Eft'ectiv. 00 Yr.) !late: $3.90 • P\uo __ ofOpenw..bpen ... .P!uLx:z lofOpenw..EKpe.... .. B • ......,. Il00_ Optigpll 8,7211 Square Feet Do 9,144 Square F .. , Bill an:rmual iDCr'8Ue 5" aMnual incTuse Prie. Monthly Prieo MDnthly Almaal RllEig n BoIII&I ~ BoIII&I &mila (hI!Semee) (hI!Servi<e' Y.,.l: -$2.68 $23,383 Year 1: $3.10 126.346 ND,Hl Year:!: $181 $24.552 Year 2: $3.26 t29.764 t82,83t Year a: $2.96 $25.780 Yoar 3: $3.-12 t3l,2l52 t8S.- Year 4: $3.10 $2'1.069 Yur-4: $3.9 $32,815 t88,949 Yoorl: $3.26 t28.422 Year 5: $3.77 $34,455 $71,387 Y_S: $3.42 t29.8'3 Year&: $3.96 $38,178 $78,018 Year 7: $3.59 t3l.335 Year 7: $4.15 $37,987 1711,817 Y_S: $3.77 $32,902 Y .... 8: $4.31i $39,888 t8S,808 Y..,.9: $3.96 $34,647 Year 9: $4.M $41,881 t87,998 Y .... IO: $4.18 $38,275 YurlO: $4.81 $43,976 tH,3t8 Total Root: $3,529,306 Total Root: $4,278,456 $749,148 Etreetive (10 YrJ Rate: $3.3'! ElFective 00 Yr.' Rate: $3.90 • PlulDc:: _of~Eq . PIwI_ of 0pen1iD&' Ewpen_