EXHIBIT 10.15
SUBLEASE AGREEMENT
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THIS SUBLEASE AGREEMENT (this "Sublease") is entered into as of the 2nd day
of November, 1998, by and between Pete's Brewing Company, a California
Corporation ("Sublessor") and Jutvision, a Delaware Corporation ("Sublessee").
R E C I T A L S:
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A. On the 24th day of January, 0000, Xxxxxxx XxXxxxxxxx, ("Xxxxxxxx"), as
landlord, entered into that certain Lease Agreement which was amended by the
Lease Addendum, Second Addendum, Third Addendum and Fourth Addendum (the
"Primary Lease")with Sublessor, as tenant, whereby certain premises (the
"Premises") containing approximately 8579 rentable square feet located on the
2nd and 3rd floor of the building commonly known as ----- and located at
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000 Xxxxxxxxxx Xxxxxx, Xxxx Xxxx, Ca_ (the "Building"), were leased to
Sublessor. A copy of the Primary Lease is attached hereto as Exhibit B and
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incorporated herein by reference for all purposes.
B. Sublessor desires to sublease a portion of the Premises to Sublessee,
and Sublessee wishes to sublease a portion of the Premises from Sublessor.
NOW, THEREFORE, for and in consideration of the mutual covenants and
agreements contained herein, Sublessor and Sublessee agree as follows:
1. Sublease. Sublessor hereby subleases to Sublessee, and Sublessee
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hereby subleases from Sublessor, upon the terms and conditions set forth herein,
a portion of the Premises consisting of approximately 2434 rentable square feet
as shown on the drawing attached hereto as Exhibit A, Suite 202 consisting of
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2000 square feet and Suite 205 consisting of 434 square feet and incorporated
herein by reference for all purposes (the "Subleased Premises").
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2. Term. The term of the Sublease shall be for a period of thirty nine
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(39) months commencing on December 1, 1998, and ending on February 28, 2002 (the
"Expiration Date"), provided, however, that this Sublease shall terminate
earlier in the event of a termination, for any cause whatsoever, as allowed
under the Primary Lease as of the effective date of the Sublease herein. Not
withstanding the foregoing, if the Primary Lease is terminated prior to the
Expiration Date due to Sublessor's default under the Primary Lease without
Sublessee's consent, Sublessor shall be liable to Sublessee for all reasonable
costs and expenses of Sublessee's relocation expenses.
If the Sublease is executed by all parties prior to December 1, 1998 and
the Premises have been cleaned as defined herein, Sublessor grants Sublessee
occupancy of the Premises and the Commencement date shall be adjusted
accordingly.
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3. Rent. (a) Sublessee agrees to pay Sublessor for the use of the
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Subleased Premises the monthly sum of $9005.80 ("Base Rent"). The Base Rent
shall be paid in advance on or before the first day of each calendar month
without notice or demand. Base Rent for any partial month shall be prorated.
Commencing December 1, 1999 the Base Rent will increase to $9275.97. Commencing
December 1, 2000 the Base Rent will increase to $9554.25 Commencing December 1,
2001 the Base rent will increase to $9840.88.
(b) Sublessee further agrees to pay its pro rata share of the [Direct
Expenses-Operating Expenses] (as defined in Paragraph 4.2 of the Primary Lease
and Article 8 of the Fourth Addendum). For the purposes hereof, Sublessee's pro
rata share shall be determined by multiplying (i) the fraction having as its
numerator the number of rentable square feet in the Subleased Premises and
having as its denominator the number of rentable square feet in the Premises,
times (ii) the amount of [Direct Expenses-Operating Expenses] owed by Sublessor
to Landlord under the Primary Lease. Sublessee agrees to make all such payments
to Sublessor at least five (5) days prior to the date on which Sublessor is
required to make such payments to Landlord pursuant to the Primary Lease. Base
Year is defined as 1999
4. Primary Lease. (a) Except as otherwise expressly provided herein, the
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terms and conditions of the Primary Lease are hereby incorporated herein by
reference for all purposes, and Sublessee, by Sublessee's execution hereof,
acknowledges that Sublessor has furnished Sublessee with a copy of the Primary
Lease and that Sublessee has examined the Primary Lease and is familiar with the
terms thereof. Except as otherwise expressly provided in this Sublease,
Sublessee hereby agrees to comply in all respects with the terms and conditions
of the Primary Lease insofar as the same are applicable to the Subleased
Premises.
(b) As between Sublessor and Sublessee, Sublessor shall be entitled
to all of the rights and remedies reserved by and granted to the landlord in the
Primary Lease as if Sublessor was the "landlord" under the Primary Lease and
Sublessee was the "tenant" under the Primary Lease, and such rights and remedies
are hereby incorporated herein by reference for all purposes.
(c) This Sublease is subject and subordinate to all of the terms,
covenants and conditions of the Primary Lease and to all of the rights of
Landlord under the Primary Lease except the following paragraphs of the Primary
Lease which shall be solely the obligation and right of the Sublessor:
Paragraphs 4.1, 4.3, Article 5, and Article 6 of the Primary Lease; First
Addendum; Second Addendum paragraphs 1b, 1c, 1d, and 1e; Third Addendum
paragraphs 1b, 1c, 1d, and 1e; and Fourth Addendum paragraphs 5,6,7, and 11.
(d) In the event the Primary Lease terminates for any reason prior to
the expiration or termination of this Sublease, Sublessee shall not have any
claim whatsoever against
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Sublessor arising or resulting from such termination of the Primary Lease except
as set forth in Paragraph 2 of this Sublease.
5. Limitation of Liability and Indemnity. Notwithstanding any provision
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of the Primary Lease to the contrary, the Sublessor shall not be liable to
Sublessee, or any of its agents, employees, servants or invitees, for any damage
to persons or property due to the condition or design or any defect in the
Building or its mechanical systems which may exist or subsequently occur, and
Sublessee with respect to itself and its agents, employees, servants and
invitees hereby assumes all risks and damage to persons and property, either
proximate or remote by reason of the present or future condition of the
Subleases Premises or the building. All indemnification, hold harmless and
release provisions contained in the Primary Lease running to the benefit of
Landlord are incorporated herein by reference for the benefit of Sublessor as if
Sublessor was the "landlord" and Sublessee was the "tenant" under the Primary
Lease. Except as otherwise expressly provided in this Sublease, all
indemnification, hold harmless and release provisions contained in the Primary
Lease running to the benefit of the Sublessor are incorporated herein by
reference for the benefit of Sublessee as if Sublessee was the "tenant" under
the Primary Lease and Sublessor was the "landlord" under the Primary Lease. This
paragraph is for the benefit of the Sublessee, Sublessor and Landlord only, and
no right of action shall accrue hereunder to any third party by way of
subrogation or otherwise.
Sublessee, Sublessor and Master Lessor each hereby waives any and all rights of
recovery against the other parties, or against the officers, employees, agents
and representatives of the other parties, for loss of or damage to the property
of the waiving party or the property of others under the waiving party's
control, to the extent such loss or damage is covered by proceeds received under
any insurance policy carried by the waiving party an in force at the time of
such loss or damage.
6. Furniture. Except as provided in the following sentence, all furniture
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and equipment placed in the Subleased Premises by Sublessee shall remain the
property of Sublessee, subject to the rights of Sublessor therein as provided by
law. The Sublessee may, at the expiration of the term hereof, remove all
furniture and equipment if such removal is done so as not to damage the
Subleased Premises.
7. Alterations, Improvements and Additions. Sublessee may not make any
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alterations, improvements or additions to the Subleased Premises (collectively,
"Improvements") without the express prior written consent of Landlord and
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Sublessor, which shall not be unreasonably withheld. Any Improvements to which
Landlord and Sublessor consents must be constructed and installed in accordance
with (i) all requirements contained in the Primary Lease and (ii) any reasonable
requirements imposed by Sublessor to protect Sublessor's interest in the Primary
Lease and/or in the Subleased Premises. Further, upon termination of this
Sublease, any Improvements to the Subleased
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Premises shall remain in the Subleased Premises, and Sublessee shall not have
the right to remove such Improvements.
8. Damage and Destruction (a) If the Subleased Premises, or any portion
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thereof, are damaged or destroyed by any cause whatsoever, such that the Primary
Lease is terminated as defined in the Primary Lease, this Sublease shall
terminate immediately upon termination of the Primary Lease. Rent and any other
payments for which Sublessee is liable shall be apportioned and paid to the date
of such damage or destruction, and Sublessee shall immediately deliver
possession of the Subleased Premises to Sublessor.
(b) If the Subleased Premises, or any portion thereof, are damaged or
destroyed by any cause whatsoever, such damage or destruction not being
significant enough to cause a termination of the Primary Lease, Sublessor
agrees, subject to Article XII of the Primary Lease, to cause Landlord to repair
such damage.
9. Condemnation. In the event of the taking by condemnation or other
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eminent domain proceeding of all or a portion of the Premises which results in
the termination of the Primary Lease, this Sublease shall terminate concurrently
with the Primary Lease. As between Sublessor and Sublessee, all awards or
damages, if any, paid or payable as a result of such taking by condemnation or
other eminent domain proceeding shall be the sole property of Sublessor, and
Sublessee shall have no claim to any part thereof.
10. Certificates. Sublessee agrees to furnish to Sublessor or to Landlord
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certificates as required under Article XXIV of the Primary Lease.
11. Condition of Subleased Premises and Surrender of the Subleased
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Premises. Sublessee acknowledges that (i) Sublessee has fully inspected the
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Subleased Premises and accepts the same in their present condition, "as is,
where is", with all faults and with all furniture and fixtures removed, and (ii)
Sublessor has made no warranties or representations to Sublessee whatsoever with
respect to the condition of the Subleased Premises. Upon the expiration or
termination of this Sublease, Sublessee agrees to return the Subleased Premises
to Sublessor in the condition existing as of the commencement of the sublease
term.
Sublessor, at Sublessor's cost, shall provide clean carpets and generally
clean conditions prior to the Sublease Commencement date.
12. Certificates, Licenses and/or Permits. Sublessee shall obtain at
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Sublessee's sole cost and expense, all necessary certificates, licenses or
permits to do business in the Subleased Premises, which may be required by any
governmental authorities.
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13. Attorneys' Fees and Costs of Enforcement. In the event that either
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party hereof commences an action to enforce any of the provisions of this
Sublease, the prevailing party in such action shall be entitled to collect all
of the costs of such action (including, without limitation, attorneys' fees and
court costs) from the other party.
14. Cumulative Rights and Remedies. No right or remedy contained herein,
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in the Primary Lease or provided by law is intended to be exclusive of any other
right or remedy, but shall be cumulative and in addition to every other right or
remedy.
15. Security Deposit: In addition to the Rent specified above, Sublessee
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shall pay to Sublessor a security deposit equivalent to two (2) months rent of
$18,011.60 to be held in a non-interest beating account. In the event Sublessee
has performed all of the terms and conditions of this Sublease during the term
hereof, Sublessor shall return to Sublessee, within ten days after Sublessee has
vacated the Subleased Premises, the Security Deposit less any sums due and owing
to Sublessor.
16. Broker Fee: Commission shall be paid according to a separate agreement
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between BT Commercial and Sublessor for which the commission shall be split
50/50 between BT Commercial, listing broker, representing Sublessor and Cornish
& Xxxxx Commercial, procuring broker, representing Sublessee.
17. Inability to Deliver Possession: In the event Sublessor is unable to
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deliver possession of the Premises at the commencement of the term, Sublessor
shall not be liable for any damage caused thereby, nor shall this Sublease be
void or voidable but Sublessee shall not be liable for rent until such time as
Sublessor delivers possession. If Sublessee with Sublessor's permission takes
possession of the premises prior to the commencement date, Sublessee shall do so
subject to all of the covenants and conditions hereof. In the event Sublessor
has been unable to deliver possession of the Subleased premises within 30 days
from the commencement date, Sublessee, at Sublessee's option, may terminate this
Sublease.
18. Notices: All notices, demands, consents and approvals which are
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required to be given by either party shall be given in a manner provided in the
Primary Lease at the address shown on the signature page. Sublessor shall notify
Sublessee in event of default under the Primary Lease or in any other event
which will impair Sublessee's ability to conduct its normal business. If
Sublessor elects to terminate the Primary Lease, Sublessor shall so notify
Sublessee by giving at least 30 days prior notice of such termination. However,
Sublessor's failure to give such notice shall not constitute an event of
default.
19. Complete Agreement and Amendment. This Sublease sets forth the
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complete agreement between Sublessor and Sublessee with respect to the subject
matter hereof, and this
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Sublease may not be terminated, amended or modified in any respect except by
agreement in writing executed by both Sublessor and Sublessee except as
otherwise indicated herein.
20. Survival. All duties and obligations of Sublessee under this Sublease
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that are unperformed shall survive the termination or expiration of this
Sublease.
21. Binding Effect. This Sublease and all the terms and conditions hereof
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shall be binding upon and inure to the benefit of both Sublessor and Sublessee
and their respective successors, legal representatives and assigns.
EXECUTED as of the day, month and year first above written.
SUBLESSOR: Pete's Brewing Company
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By:/s/ Xxxxx X. Xxxx
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Name: Xxxxx X. Xxxx
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Title: Vice President
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Address: 00000 Xxx Xxxxx
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Xxx Xxxxxxx, XX 00000
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SUBLESSEE: Jutvision., a Delaware Company
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By:/s/ Xxxxx X. XxXxxxx
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Name: Xxxxx X. XxXxxxx
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Title: CEO
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Address: ----------------
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By consenting to the Sublease, Landlord agrees that the waiver set forth in
Paragraph 5 of the Sublease shall be deemed a three party agreement binding
among and inuring to the benefit of Sublessor, Sublessee and Landlord.
LANDLORD
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By: ______________________
Name:_________________
Title:________________
Address______________
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C O N S E N T
Xxxxxxx X. XxXxxxxxxx, Xx., as Landlord under the Lease to Pete's Brewing
Company, a California corporation, for premises located at 000 Xxxxxxxxxx
Xxxxxx, Xxxx Xxxx, Xxxxxxxxxx, hereby agrees to a sublease of a portion of those
premises by Pete's Brewing Company to Jutvision, a Delaware corporation.
By giving his consent, the Landlord does not release the Lessee from any of
its obligations under the Lease. By consenting to this Sublease, the Landlord
does not consent to any other subletting or assignment.
The Landlord does not agree to the second paragraph of Paragraph 5 of the
Sublease, although the Landlord has no objection to the Sublessee and the
Sublessor agreeing to that provision as between themselves.
Dated: November __, 1998
/s/ Xxxxxxx X. XxXxxxxxxx, Xx.
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Xxxxxxx X. XxXxxxxxxx, Xx.
Landlord
EXHIBIT A
Subleased Premises
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[Not Available]
EXHIBIT B
Primary Lease
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[To Be Attached]
[LETTERHEAD OF CORNISH & XXXXX COMMERCIAL APPEARS HERE]
November 24, 1998
Xx. Xxxxx XxXxxxx
Xx. Xxxxxx Field
Ms. Xxxxx Xxxxx
Jutvision
000 Xxxxxxxxxx Xxxxxx, Xxxxx 000
Xxxx Xxxx, XX 00000
Re: 000 Xxxxxxxxxx Xxxxxx Lease
Dear Xxxxx, Xxxxxx and Xxxxx,
It has been a pleasure working with you for the 124 University Sublease.
Thank you again!
I'm sorry for the delay in getting you the lease. I wanted to ensure you
had all the pertinent names and numbers for this building. Listed below are all
of the contact names I have. Xxxxx Xxxx is the best bet for any property
management issues. If she redirects you to Pete's contact as you are a subtenant
of the building, they will in turn contact Xxxxx to get any issues resolved. I
have also provided the Landlord name in case there is a change in property
managers.
Names:
1. Xxx Xxxxx, Director of Finance
Gambrina's (Pete's is a subsidiary of Ganbrina's)
0000 Xxx Xxxxx, 0/xx /Xxxxx, Xxx Xxxxxxx, Xxxxx, 00000
000-000-0000
2. Xxxx Xxxxx, Real Estate Consultant in Texas for Gambrina's
000-000-0000
3. Xxxxx Xxxx, Property Manager for the Owner
She is located in the building next door at Xxxxxxx Architect Office
000-000-0000
fax: 000-000-0000
4. Xxxxxxx XxXxxxxxxx, Owner
Assistant: Xxxxxx Xxxxxxx
000-000-00000
fax: 000-000-0000
I look forward to hearing about all your success in the future. Once the
Landlord begins his construction for the small add on space for the second
floor, let's discuss at that time if you think you will need more space. The new
space will be in the 420 square foot range. The third floor is available again
as the last deal fell through. The one back space is about 850 square feet.
Xx. Xxxxx XxXxxxx
November 24, 1998
Page 2
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Let's keep in touch. Please feel free to call should you need anything or
have any questions.
Thank you again.
Sincerely,
/s/ Xxxxxx Xxxxxx
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Xxxxxx Xxxxxx
Vice President
Note: @Xxxx.xxx has a lease out for space in Menlo Park with a January
commencement. I'll keep you posted.
