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Title: |
Sublease |
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Entities: |
Ariba, Inc.; Interwoven, Inc.; Lockheed Martin Corp.; Nomura Asset Capital Corp.; Silicon Valley Bank; TOTAL SA; Wells Fargo Bank, NA; Keybank NA; Interwoven Inc |
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Date: |
2001 |
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Size: |
Preview shows 26KB of 934KB total |
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Price: |
$99 |
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ID: |
#121967 |
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Start of Preview |
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ARIBA PLAZA
-----------
SUBLEASE
Between
ARIBA, INC.
a Delaware corporation
as
SUBLANDLORD
and
INTERWOVEN, INC.
a Delaware corporation
as
SUBTENANT
for
PREMISES
at
803 and 809 Eleventh Avenue
Sunnyvale, California 94089
{PAGE}
BASIC SUBLEASE INFORMATION
--------------------------
1. Sublease Date: June 28, 2001.
2. Sublandlord: Ariba, Inc., a Delaware corporation.
3. Subtenant: Interwoven Inc., a Delaware corporation.
4. Master Landlord: Moffett Park Drive LLC, a California limited liability
company.
5. Project: Ariba Plaza, 1111 Lockheed Martin Way, Sunnyvale, California.
6. Rentable Area of Project: Approximately 715,988 square feet.
7. Premises: All four floors of Building One and the 3rd and 4th floors of
Building Four.
8. Rentable Area of the Premises (in square feet): 263,823 square feet
(total), comprised of:
43,020.50 square feet (1st floor of Building One; B1F1)
43,320.50 square feet (2nd floor of Building One; B1F2)
45,020.50 square feet (3rd floor of Building One; B1F3)
43,720.50 square feet (4th floor of Building One; B1F4)
45,020.50 square feet (3rd floor of Building Four; B4F3)
43,720.50 square feet (4th floor of Building Four; B4F4)
9. Commencement Dates: 2nd and 3rd floors of Building One: August 1, 2001
1st floor of Building One: October 1, 2001
4th floor of Building One: October 1, 2001
3rd and 4th floors of Building Four: August 1, 2003
10. Term: 2nd and 3rd floors of Building One: 72 months
1st floor of Building One: 70 months
4th floor of Building One: 70 months
3rd and 4th floors of Building Four: 48 months
11. Base Rent:
{TABLE}
{CAPTION}
------------------------------------------------ ----------------- -------------- ------------------ --------------------
Period Bldg/Floors Square Feet Monthly Base Monthly Base Rent
(SF) (Total) Rent (Per SF) (Total)
------------------------------------------------ ----------------- -------------- ------------------ --------------------
{S} {C} {C} {C} {C}
August 1, 2001 - September 30, 2001 B1: F2,3 88,341 $1.04 $ 91,874.64
------------------------------------------------ ----------------- -------------- ------------------ --------------------
October 1, 2001 - July 31, 2002 B1: F1,2,3,4 175,082 $1.28 $224,104.96
------------------------------------------------ ----------------- -------------- ------------------ --------------------
August 1, 2002 - July 31, 2003 B1: F1,2,3,4 175,082 $3.51 $614,537.82
------------------------------------------------ ----------------- -------------- ------------------ --------------------
{/TABLE}
{PAGE}
{TABLE}
{CAPTION}
{S} {C} {C} {C} {C}
------------------------------------------------ ----------------- -------------- ------------------ --------------------
August 1, 2003-July 31, 2004 B1: F1,2,3,4 263,823 $3.79 $999,889.17
B4: F3,4
------------------------------------------------ ----------------- -------------- ------------------ --------------------
August 1, 2004-July 31, 2005 B1: F1,2,3,4 263,823 $3.94 $1,039,462.62
B4: F3,4
------------------------------------------------ ----------------- -------------- ------------------ --------------------
August 1, 2005-July 31, 2006 B1: F1,2,3,4 263,823 $4.09 $1,079,036.07
B4: F3,4
------------------------------------------------ ----------------- -------------- ------------------ --------------------
August 1, 2006-July 31, 2007 B1: F1,2,3,4 263,823 $4.26 $1,123.885.98
B4: F3,4
------------------------------------------------ ----------------- -------------- ------------------ --------------------
{/TABLE}
12. Subtenant's Share: 36.85% (total),
comprised of: 6.00 % (1st floor of Building One)
6.05 % (2nd floor of Building One)
6.29 % (3rd floor of Building One)
6.11 % (4th floor of Building One)
6.29 % (3rd floor of Building Four)
6.11 % (4th floor of Building Four)
{TABLE}
{S} {C} {C}
------------------------------------ ---------------- --------------------------------
Period Bldg/Floors Subtenant's Share (Total)
------------------------------------ ---------------- --------------------------------
August 1, 2001-September 30, 2001 B1: F2,3 12.34%
------------------------------------ ---------------- --------------------------------
October 1, 2001-July 31, 2003 B1: F1,2,3,4 24.46%
------------------------------------ ---------------- --------------------------------
August 1, 2003-July 31, 2007 B1: F1,2,3,4 36.85%
B4: F3,4
------------------------------------ ---------------- --------------------------------
{/TABLE}
13. Security Deposit: $12,100,000 (letter of credit or cash), in accordance
with the provisions of Paragraph 4.
14. Lobby Hours: Mondays through Fridays from 8 a.m. through 5 p.m., excluding
Holidays, with 24 hours/day, 7 days/week access to the Premises, in
accordance with Paragraph 7.
15. HVAC Hours: Mondays through Fridays from 7 a.m. through 6 p.m., excluding
Holidays, in accordance with Paragraph 7.
16. Address for Notices:
Master Landlord: c/o Jay Paul Company
350 California Street, Suite 1905
San Francisco, CA 94111
Sublandlord: For Payment of Rent:
807 Eleventh Avenue
Sunnyvale, California 94089
Attn: Real Estate Manager
For Notices:
807 Eleventh Avenue
{PAGE}
Sunnyvale, California 94089
Attn: General Counsel
(650) 390-1377 Facsimile
807 Eleventh Avenue
Sunnyvale, California 94089
Attn: Real Estate Manager
(650) 390-1315 Facsimile
Subtenant: 1195 West Fremont Avenue
Sunnyvale, California 94087
Attn: Tom Smith
(408) 220-7558 Facsimile
17. Brokers: Cushman & Wakefield (Sublandlord's Broker) and CB Richard Ellis
(Subtenant's Broker).
18. Exhibits:
Exhibit A: Master Lease (exclusive of Exhibit I which shall be
provided separately to the parties as described below in the note to
Exhibit M)
Exhibit B: Premises
Exhibit C: Sublandlord's Rules and Regulations
Exhibit D: Commencement Date Memorandum
Exhibit E: Ravendale Lease
Exhibit F: Letter of Credit
Exhibit G: Consent to Sublease
Exhibit H: Estoppel Certificate
Exhibit I: Work Letter Agreement (including Attachment 1 (Conceptual
Plan) and Attachment 2 (B1F1 Shell Work: Bldg 1 1st Floor Only
Addendum 5 Revised April 13, 2001 and Supplemental Instruction N)
thereto)
Exhibit J: Cafeteria Access Agreement
Exhibit K: Fitness Center Access Agreement
Exhibit L: Janitorial Services Description
Exhibit M: Additional Environmental Report and Materials (For
convenience, Exhibit M shall be provided along with Exhibit I of the
Master Lease in a separate "environmental" binder)
Exhibit N: Brokers' Letter
Exhibit O: Site Signage Plan
The Basic Sublease Information set forth above is made a part of the Sublease.
In the event of conflict between the Basic Sublease Information and any of the
provisions contained in the remainder of the Sublease, the provisions contained
in the remainder of the Sublease shall control.
{PAGE}
TABLE OF CONTENTS
-----------------
Paragraph Page
--------- ----
1. Sublease of Premises.............................. 1
1.1. Sublease....................................... 1
1.2. Common Areas - Definition...................... 1
1.3. Amenity Areas.................................. 2
1.4. Common Areas - Subtenant's Rights.............. 2
1.5. Rules and Regulations.......................... 2
1.6. Common Areas - Changes......................... 2
1.7. Parking........................................ 3
2. Term.............................................. 4
2.1. Term........................................... 4
2.2. Delay In Possession; Fixturing Period.......... 4
2.3. Subtenant Compliance........................... 5
3. Rent.............................................. 5
3.1. Base Rent...................................... 5
3.2. Shared Expenses................................ 6
3.3. Abatement Reimbursement Rent................... 10
3.4. Generally...................................... 11
3.5. Late Payment................................... 11
4. Security Deposit.................................. 11
5. Use............................................... 13
5.1. Use............................................ 13
5.2. Hazardous Materials............................ 13
5.3. Subtenant's Compliance with Applicable
Requirements.................................. 15
5.4. Inspection; Compliance......................... 15
6. Delivery of Possession............................ 15
6.1. Condition...................................... 15
6.2. Compliance..................................... 16
6.3. Acknowledgements............................... 17
7. Utilities and Services............................ 17
7.1. Standard Subtenant Utilities and Services...... 17
7.2. Heating and Air-Conditioning; Lobby Access;
Subtenant Access.............................. 17
7.3. Electricity and Gas............................ 17
7.4. Water; Trash Disposal.......................... 18
{PAGE}
7.5. Janitorial Services............................ 18
7.6. Elevator....................................... 18
7.7. Overstandard Subtenant Use..................... 18
7.8. Interruption of Utilities...................... 19
7.9. Utility Providers.............................. 19
7.10. Telecommunications............................. 20
7.11. Utility Additions.............................. 21
7.12. Security....................................... 21
8. Maintenance and Repairs; Utility Installations,
Trade Fixtures and Alterations................... 22
8.1. Sublandlord's Obligations...................... 22
8.2. Subtenant's Obligations........................ 22
8.3. Utility Installations; Trade Fixtures;
Alterations................................... 22
8.4. Ownership; Removal; Surrender; and Restoration. 23
9. Insurance; Waiver; Subrogation.................... 24
9.1. Cost of Sublandlord's Insurance................ 24
9.2. Subtenant's Insurance.......................... 24
9.3. Insurance Policies............................. 25
9.4. Failure of Subtenant to Purchase and Maintain
Insurance..................................... 25
9.5. Additional Insureds and Coverage............... 25
9.6. Waiver of Subrogation.......................... 25
9.7. No Representation of Adequate Coverage......... 26
10. Limitation of Liability and Indemnity............. 26
11. Property Taxes.................................... 26
11.1. Payment of Taxes............................... 26
11.2. Additional Improvements........................ 27
11.3. Personal Property Taxes........................ 27
12. Assignment and Subletting......................... 27
12.1. Generally...................................... 27
12.2. Notice......................................... 27
12.3. Sublandlord's Election; Recapture.............. 28
12.4. Sublandlord's Discretion; Factors.............. 28
12.5. Bonus Rent..................................... 29
12.6. Options Personal............................... 30
12.7. Encumbrances................................... 30
12.8. Merger; Attornment............................. 30
12.9. Sublandlord's Costs............................ 30
{PAGE}
12.10. Affiliates..................................... 31
13. Default; Breach; Remedies......................... 32
13.1. Default; Breach................................ 32
13.2. Remedies....................................... 33
13.3. Inducement Recapture........................... 34
13.4. Breach by Sublandlord.......................... 34
14. Damage or Destruction; Condemnation............... 34
15. Brokerage Fees.................................... 35
16. Estoppel Certificates............................. 35
17. Definition of Sublandlord......................... 35
18. Severability...................................... 36
19. Days.............................................. 36
20. Limitation on Liability........................... 36
21. Time of Essence................................... 36
22. No Prior or Other Agreements...................... 36
23. Notices........................................... 36
23.1. Notice Requirements............................ 36
23.2. Date of Notice................................. 36
23.3. Notices from Master Landlord................... 36
24. Waivers........................................... 37
25. No Right To Holdover.............................. 37
26. Cumulative Remedies............................... 37
27. Covenants and Conditions; Construction of
Agreement........................................ 37
28. Binding Effect; Choice of Law..................... 37
29. Subordination; Attornment; Non-Disturbance........ 37
29.1. Subordination.................................. 37
29.2. Attornment..................................... 37
29.3. Self-Executing................................. 38
29.4. Nondisturbance Agreement....................... 38
30. Master Lease Provisions........................... 38
30.1. Sublease Subordinate........................... 38
30.2. Cooperation With Subtenant..................... 40
30.3. Sublandlord Representations.................... 40
30.4. Modification................................... 40
30.5. Consent To This Sublease....................... 40
{PAGE}
30.6. Defined Terms.................................. 40
30.7. Multiple New Master Leases..................... 40
30.8. Conflict....................................... 40
31. Attorneys' Fees................................... 40
32. Sublandlord's Access to Premises.................. 40
32.1. Generally...................................... 41
32.2. Subtenant's Waiver............................. 41
32.3. Method of Entry................................ 41
33. Auctions.......................................... 41
34. Signs............................................. 41
35. Termination; Merger............................... 41
36. Consents.......................................... 42
37. Quiet Possession.................................. 42
38. Options........................................... 42
38.1. Definition..................................... 42
38.2. Options Personal To Original Subtenant......... 42
38.3. Multiple Options............................... 42
38.4. Master Lease Options........................... 42
38.5. Effect of Default on Options................... 42
39. Option to Extend Term............................. 43
40. Substitution of Other Premises.................... 44
41. Reservations...................................... 44
42. Performance Under Protest......................... 44
43. Authority......................................... 44
44. Amendments........................................ 45
45. Exhibits.......................................... 45
{PAGE}
SUBLEASE
--------
This Sublease is made and entered into as of the 28th day of June, 2001
("Effective Date"), by and between Ariba, Inc., a Delaware corporation ("Ariba"
or "Sublandlord"), and Interwoven, Inc., a Delaware corporation ("Subtenant").
RECITALS
A. Ariba, as tenant, and Moffett Park Drive LLC, a California limited
liability company ("Master Landlord"), as landlord, previously entered into the
Technology Corners Triple Net Multiple Building Lease dated March 15, 2000 (the
"Master Lease"), a copy of which is attached hereto as Exhibit A and
incorporated herein by this reference. Under the Master Lease, Master Landlord
leases to Sublandlord certain premises located at 1111 Lockheed Martin Way in
Sunnyvale, California, including four (4) free standing, four-story office and
research and development buildings and one (1) Amenity Building (collectively,
the "Buildings") and appurtenances described in the Master Lease, the Property
and all other improvements built on the Property, including a parking structure
(the "Project"). The four office and research development buildings are commonly
known as: 803 11th Avenue ("Building One"), 807 11th Avenue ("Building Two"),
805 11th Avenue ("Building Three"), and 809 11th Avenue ("Building Four").
B. Sublandlord now desires to sublease to Subtenant, and Subtenant now
desires to sublease from Sublandlord, the building described in the Master Lease
as Building One and the third and fourth floors of the building described in the
Master Lease as Building Four (the "Premises"), on the terms and conditions set
forth herein. Capitalized terms used herein without definition shall have the
same meaning as in the Master Lease.
C. As of the Effective Date, Sublandlord is one of the tenants of the
Project.
NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Sublandlord and Subtenant agree as follows:
AGREEMENT
1. Sublease of Premises
1.1. Sublease. Sublandlord hereby subleases and demises to Subtenant, and
Subtenant hereby accepts from Sublandlord, on the terms and conditions
hereinafter set forth, the Premises. The Premises are depicted on Exhibit B,
which is attached hereto and incorporated herein by this reference. Sublandlord
and Subtenant conclusively agree, for purposes of this Sublease, that the six
floors comprising the Premises and the Premises as a whole each contain the
number of square feet in the Rentable Area of the Premises shown in the Basic
Sublease Information above. "Rentable Area of the Premises" as defined herein,
shall be the square foot measurement of the Premises (on a per floor basis) as
set forth in the Basic Sublease Information above.
1.2. Common Areas - Definition. The term "Common Areas" is defined as all
areas and facilities outside the Buildings and within the exterior boundary line
of the Project, including parking areas, passenger and other loading and
unloading areas, trash areas, roadways, walkways, driveways and landscaped areas
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