BUILD-TO-SUIT LEASE AGREEMENT
[RadiSys Phase 2 Facility, Hillsboro, OR]
THIS LEASE AGREEMENT is made this 21 day of March, 1997, between
CarrAmerica Realty Corporation, a Maryland corporation ("Landlord"), and RadiSys
Corporation, an Oregon corporation ("Tenant").
1. Basic Terms
Land: The land described in Exhibit A attached hereto.
Premises: The office building ("Building") containing
approximately 45,655 rentable square feet and the paved
areas, landscaping and other related improvements now or
hereafter located on the Land.
Initial Improvements: The Building and other improvements to be constructed by
Landlord pursuant to the Addendum to Lease.
Commencement Date: As determined by the Addendum to Lease.
Base Rent: Base annual rental, as determined by the Addendum to
Lease.
Courtyard Restoration
Amount: $50,000
Broker: ▇▇▇▇ ▇▇▇▇▇ Tenant Counsel and Forum Properties, Inc.
Landlord shall be responsible for payment of Brokers'
commission.
Addenda: Addendum to Lease (relating to construction); Tenant's
Right of First Offer; Non-disturbance, Attornment and
Subordination Form; Landlord's Right of First
Negotiation.
2. Granting Clause. In consideration of the obligation of Tenant to pay
rent as herein provided and in consideration of the other terms, covenants, and
conditions hereof, Landlord leases to Tenant, and Tenant takes from Landlord,
the Premises, to have and to hold for the Lease Term, subject to the terms,
covenants and conditions of this Lease.
3. Lease Term
(a) Initial Term. The term of this Lease ("Lease Term") shall begin on
the Commencement Date and end on October 31, 2011.
(b) Extension to Facilitate Transition. Tenant may extend the Lease
Term by an additional period of up to 90 days following the Lease Term if Tenant
desires to extend its occupancy of the Premises briefly to facilitate its
transition to other space. Tenant must exercise this option, if at all, by
giving Landlord written notice of such exercise not later than 1 year prior to
the then scheduled expiration date of the Lease Term. Upon the
giving of such notice, the term of this Lease shall be extended for the period
of time set forth in the notice, up to 90 days, on the same terms and conditions
as contained herein except that (i) there shall be no further right to extend
the term of this Lease beyond such period set forth in the notice (the giving of
such a notice is also a waiver of any right to give an extension notice under
Paragraph 3(c) below), and (ii) Base Rent during the period covered by such
notice shall be 125 percent of the Base Rent scheduled for the month immediately
preceding the period covered by the notice from Tenant. Occupancy during an
extension of the Lease Term pursuant to this Paragraph 3(b) is not hold-over
occupancy of the type governed by Paragraph 24.
(c) Extension Term. Provided that as of the time of the giving of the
Extension Notice and the Commencement Date of the Extension Term (as such terms
are defined below), no Event of Default exists, or would exist but for the
passage of time or the giving of notice, or both; then Tenant shall have the
right to extend the Lease Term for an additional term of 10 years (such
additional term is hereinafter called the "Extension Term") commencing on the
day following the expiration of the Lease Term (hereinafter referred to as the
"Commencement Date of the Extension Term"). Tenant must give Landlord notice
(hereinafter called the "Extension Notice") of its election to extend the term
of the Lease Term at least 12 months prior to the scheduled expiration date of
the Lease Term. If Tenant does not send the Extension Notice within the period
set forth above, Tenant's right to extend the Lease Term shall automatically
terminate. Landlord shall have no obligation to refurbish or otherwise improve
the Premises for the Extension Term. The Premises shall be tendered on the
Commencement Date of the Extension Term in "as-is" condition. If the Lease is
extended for the Extension Term, then Landlord shall prepare and Tenant shall
execute an amendment to the Lease confirming the extension of the Lease Term and
the other provisions applicable thereto.
(i) The Base Rent payable by Tenant to Landlord during the Extension
Term shall be the greater of: (1) the Base Rent in effect on the expiration
of the Lease Term (if the Base Rent is stated as an annual or other
periodic rate, adjusted for the length of the Lease Term), and (2) if
RadiSys Corporation or an entity controlling, controlled by or under common
control with RadiSys Corporation ("RadiSys Affiliate") is the Tenant at the
commencement of the Extension Term with no present intention of assigning
the Lease, 95 percent of the Fair Market Rent, as defined and determined
pursuant to subparagraphs (ii) and (iii) below, and if the Tenant at the
Commencement of the Extension Term is other than RadiSys Corporation or a
RadiSys Affiliate, 100 percent of the Fair Market Rent.
(ii) The term "Fair Market Rent" shall mean the Base Rent, expressed
as an annual rental for the Extension Term, with a market escalation at the
end of the fifth year of the Extension Term. Fair Market Rent shall be the
prevailing effective market rate at the time of the commencement of the
Extension Term for renewals in Portland Oregon, taking into consideration
the length of the extended term, the quality and location of the building,
the allocation of operating costs and repair responsibilities under this
Lease, and other comparable factors and taking into consideration
prevailing concessions granted by landlords in renewal lease transactions
provided that Fair Market Rent shall not in any event be less than the Base
Rent for the Premises as of the expiration of the Lease Term. Fair Market
Rent means only the rent component defined as Base Rent and does not
include reimbursements and payments by Tenant to Landlord with respect to
operating expenses and other items payable or reimbursable by Tenant under
the Lease. In addition to its obligation to pay Base Rent (as determined
herein), Tenant shall continue to pay and reimburse Landlord as set forth
in the Lease with respect to such operating expenses and other items with
respect to the Premises during the Extension Term. The arbitration process
described below shall be limited to the determination of the Base Rent and
shall not affect or otherwise reduce or modify the Tenant's obligation to
pay or reimburse Landlord for such operating expenses and other
reimbursable items.
(iii) If within 30 days after the Extension Notice the parties cannot
agree on the Fair Market Rent, each acting in good faith but without any
obligation to agree, then the Lease Term shall not be extended and shall
terminate on its scheduled termination date and Tenant shall have no
further right
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hereunder or any remedy by reason of the parties' failure to agree unless
Tenant or Landlord invokes the arbitration procedure provided below to
determine the Fair Market Rent. Arbitration to determine the Fair Market
Rent shall be in accordance with the Real Estate Valuation Arbitration
Rules of the American Arbitration Association. Unless otherwise required by
state law, arbitration shall be conducted in the metropolitan area where
the Premises is located by a single arbitrator unaffiliated with either
party. Either party may elect to arbitrate by sending written notice to the
other party and the Regional Office of the American Arbitration Association
within 5 days after the 30-day negotiating period, invoking the binding
arbitration provisions of this paragraph. Landlord and Tenant shall each
submit to the arbitrator their respective proposal of Fair Market Rent. The
arbitrator must choose between the Landlord's proposal and the Tenant's
proposal and may not compromise between the two or select some other
amount. Notwithstanding any other provision herein, the Fair Market Rent
determined by the arbitrator shall not be less than, and the arbitrator
shall have no authority to determine a Fair Market Rent less than, the Base
Rent in effect as of the scheduled expiration of the Lease Term. The cost
of the arbitration shall be paid by Landlord if the Fair Market Rent is
that proposed by Landlord and by Tenant if the Fair Market Rent is that
proposed by Tenant; and shall be borne equally otherwise. If the arbitrator
has not determined the Fair Market Rent as of the end of the Lease Term,
Tenant shall pay 105 percent of the Base Rent in effect under the Lease as
of the end of the Lease Term until the Fair Market Rent is determined as
provided herein. Upon such determination, Landlord and Tenant shall make
the appropriate adjustments to the payments between them. The parties
consent to the jurisdiction of any appropriate court to enforce these
arbitration provisions and to enter judgment upon the decision of the
arbitrator.
4. Base Rent; Net LeaseBase Rent; Net Lease.
(a) Base Rent. Tenant shall pay Base Rent in the amount set forth
above, in equal monthly installments. The first month's Base Rent shall be due
and payable on the Rent Commencement Date (as defined in the Addenda pertaining
to construction), and Tenant promises to pay to Landlord in advance, without
demand, deduction or set-off, monthly installments of Base Rent on or before the
first day of each calendar month succeeding the Rent Commencement Date. Payments
of Base Rent for any fractional calendar month shall be prorated. All payments
required to be made by Tenant to Landlord hereunder shall be payable at such
address as Landlord may specify from time to time by written notice delivered in
accordance herewith. The obligation of Tenant to pay Base Rent and other sums to
Landlord and the obligations of Landlord under this Lease are independent
obligations. Tenant shall have no right at any time to ▇▇▇▇▇, reduce, or set-off
any rent due hereunder except where expressly provided in this Lease. Tenant
waives and releases all statutory liens and offset rights as to rent. If Tenant
is delinquent in any monthly installment of Base Rent, Tenant shall pay to
Landlord on demand a late charge equal to 5 percent of such delinquent sum;
provided that with respect to each of the first two such delinquencies in any 12
month period, such late charge shall be payable only if such delinquency
continues for a period of 10 days. The provision for such late charge shall be
in addition to all of Landlord's other rights and remedies hereunder or at law
and shall not be construed as a penalty.
(b) Amortization Rent. "Amortization Rent" is additional rental
payable pursuant to Paragraph 7(c), 13(c), the Breezeway Amortization, and the
amortization of a portion of Base Project Cost as described in the Addendum
pertaining to construction. Amortization Rental is payable in equal monthly
installments over the applicable amortization period due each month on the same
day as monthly Base Rent. Amortization Rent shall continue to be payable during
any Extension Term for the remaining amortization period. Amortization shall not
be added to Base Rent when the calculation for Base Rent is made for the
Extension Term (but shall continue to be payable during the Extension Term as
provided above).
(c) Net Lease. Except as provided herein, this Lease is an absolutely
net lease, and except as provided herein Tenant shall pay all costs incurred by
Landlord in connection with the ownership of the Land or the Premises except
debt service under mortgages or rent under ground leases secured by Landlord's
interest in the Premises or the Land. Tenant shall not be entitled to any
abatement, reduction, set-off, counterclaim, defense or
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deduction with respect to any Base Rent, Taxes or other sum payable hereunder,
nor shall the obligations of Tenant hereunder be affected other than as
expressly provided for herein, for any reason.
5. Acceptance of Premises.
(a) Tenant's Acceptance. Tenant shall accept the Premises in its
condition as of the Commencement Date, subject to punchlist items (correction of
minor construction defects, necessary adjustments and final completion of
non-material items of construction) and all provisions of the Addendum to Lease
all applicable covenants or restrictions of record, applicable zoning and other
laws regulating the use of the Premises. Except as expressly otherwise provided
herein, Tenant acknowledges that Landlord has made no representation or warranty
as to the suitability of the Premises for the conduct of Tenant's business or
the physical condition of the Premises. Except as expressly otherwise provided
herein, the risk of any defect or deficiency in the Premises, or any portion
thereof, of any nature, whether patent or latent, as between Landlord and
Tenant, is to be borne by Tenant.
(b) Warranty. Landlord shall obtain: a warranty from the general
contractor or contractor(s), if more than one, that the Building have been
constructed substantially in accordance with the Final Plans, in a good and
workmanlike manner, free of material defects for a period of one year from
Substantial Completion; and typical manufacturer's warranties for the roof (2
years), HVAC (5 years) and other building systems. Such warranties shall be in
favor of both Landlord and Tenant and shall be enforceable by each.
6. Use. The Premises shall be used only for general office purposes,
including electronic testing laboratories for computer equipment and light
assembly of components consistent with office/research development offices in
the business computer or semi-conductor business in Hillsboro, Oregon and for
such other lawful purposes as may be incidental thereto. Tenant shall not
conduct or give notice of any auction, liquidation, or going out of business
sale on the Premises. Tenant will use the Premises in a careful, safe and proper
manner and shall not commit waste, overload the floors or structure of the
Premises, or subject the Premises to any use that would damage the Premises.
Tenant shall not permit any objectionable or unpleasant odors, smoke, dust, gas,
noise, or vibrations to emanate from the Premises, or take any other action that
would constitute a nuisance. Tenant shall comply with any restrictive covenants
applicable to the Premises or the Land and any reasonable rules and regulations
with respect to the Premises that are not inconsistent with this Lease
promulgated by Landlord after reasonable notice to Tenant. Outside storage,
including without limitation, storage of trucks and other vehicles, is
prohibited without Landlord's prior written consent. Any occupation of the
Premises by Tenant before the Commencement Date shall be subject to all
obligations of Tenant under this Lease.
7. Compliance with Laws.
(a) Landlord's Obligation. Landlord shall cause the Initial
Improvements to comply, as of the Commencement Date, with the Americans with
Disabilities Act of 1990, all regulations issued thereunder and the
Accessibility Guidelines for Buildings and Facilities issued pursuant thereto,
and in all material respects with applicable building codes and other laws
applicable to the Premises, and at its expense, shall make any modifications
required to make the Initial Improvements so comply.
(b) Tenant's Obligation. Subject to Paragraph 7(c), Tenant, at its
sole expense, shall comply with and make necessary (i) modifications,
alterations, or additions, whether substantial or insubstantial required by: all
municipal, county, state and federal statutes, laws, ordinances, and regulations
applicable to the Premises or Tenant's use thereof (collectively, "Legal
Requirements"); and (ii) nonstructural modifications, alterations or additions
required by all material terms of any insurance policy covering or applicable to
the Premises, all material requirements of the issuer of any such policy, and
all material orders, rules, regulations, and any other requirements of the
National Board of Fire Underwriters (or any other body exercising similar
functions) binding upon Landlord or Tenant or the Premises or any use or
condition of the Premises (collectively, "Insurance Requirements"). An
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order or directive by a building official or other appropriate authority is not
a prerequisite for Tenant's obligations under this Paragraph 7. Tenant, at its
sole expense, shall obtain and maintain all permits, licenses, and other
governmental approvals in a form transferable to Landlord (to the extent
permitted by law) required for the use, occupancy or possession of the Premises
by Tenant and, except as otherwise provided in the Addendum to Lease, any
permits for any construction in or to the Premises. At Tenant's request,
Landlord shall without charge, sign, but without any obligation to incur any
liability or responsibility, applications for all permits and other instruments
that may be necessary or appropriate for the use of the Premises as contemplated
herein.
(c) Certain Legal Requirements Effective After Commencement Date. The
cost of alterations or additions required on the exterior of the Building or to
structural elements of the Building (as defined in Paragraph 13(d)) in order to
comply with Legal Requirements that become effective after the Commencement Date
and that are required for general office use (as opposed to any specific use by
Tenant or any subtenant) shall be paid by Landlord, and for each such alteration
or addition, the Tenant shall pay Amortization Rent in an amount calculated to
amortize the total cost, together with interest at 10.5 percent per year, in
level monthly installments over the expected useful life of the alteration or
addition, but not exceeding 15 years. Landlord shall have no obligation under
this subparagraph (c) with respect to any such alterations or additions required
with respect to the interior of the Building, office and other tenant
improvements and nonstructural elements of the Building, all of which shall be
governed by subparagraph (b), above. Landlord shall either make the alteration
or additions itself or permit Tenant to do so, subject to Landlord's reasonable
approval of the contractor, the scope of alteration or additions and contract
price. To the extent that any new law provides a "grandfather" provision,
Landlord shall not have the right to charge Tenant for any alteration or
additions for which the grandfather provision exempts Landlord from making,
until such time as the exemption is inapplicable and Landlord is required to
make the alteration or additions.
(d) Alteration, Addition and Replacement Exceeding $500,000.
Notwithstanding any other provision herein, if the Landlord determines that more
than $500,000 of the cost of any alteration, addition or replacement pursuant to
Paragraph 7(c) or 13(c) will not be fully amortized during the Lease Term
(without regard to unexercised renewals), then Landlord may elect not to pay for
such cost. Within 20 days after receipt of Landlord's notice to Tenant of such
election, Tenant may elect (by notice to Landlord within such 20 day period) to
(i) make the alteration, addition or replacement itself without any cost or
expense to Landlord, but subject to Landlord's right to reasonably approve the
scope of work and contractor and in a manner consistent with the requirements
for Tenant-Made Alterations pursuant to Paragraph 15(b), or (ii) to terminate
this Lease, effective on a date selected by Tenant not later than 18 months
following such termination notice. If Tenant elects to so terminate this Lease,
then Tenant shall have no further right with respect to any option granted in
this Lease to extend the Lease Term or to exercise the Right of First Offer. To
the extent necessary to prevent deterioration of the Initial Improvements or to
prevent Landlord from being subject to penalty or in violation of law, Tenant
shall, if it exercises its termination right pursuant to this Paragraph 7(d), be
obligated to comply during the remaining Lease Term with applicable Legal
Requirements with respect to any alteration or addition required pursuant to
Paragraph 7(c) and to make any necessary replacement .
8. Acquisition of Premises Contingency. This Lease is entered into in
connection with a Real Estate Purchase and Sale Agreement between Tenant, as
seller and Landlord, as purchaser covering the Land ("Phase 2 Contract") and a
Real Estate Purchase and Sale Agreement between Benaroya Capital, LLC, as
seller, and Landlord, as purchaser, covering Lot 14 and a portion of Lot 10 in
▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇. ▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇▇ ("Phase 1
Contract"). This Lease shall terminate and the parties shall have no further
obligation to each other hereunder if Landlord does not acquire the Land
pursuant to and in accordance with the Phase 2 Contract or the land covered by
the Phase 1 Contract pursuant to and in accordance with the Phase 1 Contract no
later than May 1, 1997. At Landlord's election, the Lease will not terminate if
the reason for Landlord's failure to acquire the Land is the result of Tenant's
default under the Phase 2 Contract.
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9. Utilities. Tenant at its sole cost and expense shall make arrangements
to obtain, and shall pay directly to the utility providers all service charges
for, water, gas, electricity, heat, light, power, telephone, sewer, sprinkler
services, refuse and trash collection, and other utilities and services used on
the Premises. Tenant shall pay all maintenance charges for utilities, and any
storm sewer charges or other similar charges for utilities imposed by any
governmental entity or utility provider, together with any taxes, penalties,
surcharges or the like pertaining to the Premises. No interruption or failure of
utilities shall result in the termination of this Lease or the abatement of
rent.
10. Operating Expense Payments.
(a) Operating Expenses. During each month of the Lease Term, on the
same date that Base Rent is due, Tenant shall pay Landlord an amount equal to
1/12 of the annual cost, as estimated by Landlord from time to time, of Tenant's
Proportionate Share (hereinafter defined) of Operating Expenses. Payments
thereof for any fractional calendar month shall be prorated. The term "Operating
Expenses" means all costs and expenses incurred by Landlord with respect to the
ownership, maintenance, and operation of the Project and not required to be paid
by Landlord pursuant to any express provision of this Lease including, but not
limited to costs of: Taxes (hereinafter defined) and fees payable to tax
consultants and attorneys for consultation and contesting taxes; insurance;
utilities; charges or assessments of any association to which the Premises is
subject; an asset management fee equal to 1 percent of Base Rent payable to
Landlord. Operating Expenses do not include debt service under mortgages or
ground rent under ground leases.
(b) Proportionate Share. If Tenant's total payments for any year are
less than Tenant's Proportionate Share of actual Operating Expenses for such
year, Tenant shall pay the difference to Landlord within 30 days after demand.
If the total payments of Tenant for any year are more than Tenant's
Proportionate Share of actual Operating Expenses for such year, Landlord shall
retain such excess and credit it against Tenant's next payments. For purposes of
calculating Tenant's Proportionate Share of Operating Expenses, a year shall
mean a calendar year except the first year, which shall begin on the
Commencement Date, and the last year, which shall end on the expiration of this
Lease. Tenant's Proportionate Share is 100 percent, except with respect to
Operating Expenses which are expenses incurred by Landlord in common with other
buildings maintained by Landlord, in which case Tenant's "Proportionate Share"
shall be the percentage determined by dividing (i) the floor area of the
Premises by (ii) the aggregate total floor area of the Building and such other
buildings, all as reasonably adjusted by Landlord from time to time for changes
in the physical size of the Premises, the Building or the other buildings,
provided that Landlord may equitably increase Tenant's Proportionate Share for
any Operating Expense shared with other premises that varies with use or
occupancy.
11. Taxes. Tenant shall pay all taxes, assessments and charges of any kind
and nature that accrue or are levied or assessed against the Premises or the
Land during the tax fiscal years or portions thereof that fall within the Lease
Term (collectively, "Taxes") and all taxes and charges on account of Tenant's
use, occupancy, operation of and interest in the Premises including, but not
limited to all personal property, inventory, sales and use taxes, and all
occupation and license fees issued or charged against the Premises or the
contents thereof on account of Tenant's use or occupancy thereof. All capital
levies or other taxes assessed or imposed on Landlord upon the rents payable to
Landlord under this Lease and any franchise tax, any excise, transaction, sales
or privilege tax, assessment, levy or charge measured by or based, in whole or
in part, upon such rents from the Premises or any portion thereof shall be paid
by Tenant to Landlord, but Tenant shall not be liable for any net income taxes
imposed on Landlord unless such net income taxes are in substitution for any tax
or assessment payable hereunder. If any such tax or excise is levied or assessed
directly against Tenant, then Tenant shall be responsible for and shall pay the
same at such times and in such manner as the taxing authority shall require.
Tenant shall promptly furnish Landlord with satisfactory evidence that all such
taxes, assessments and charges have been paid. For the purpose of determining
Taxes for any given tax period, the amount payable by Tenant for such other year
or tax period shall be the amount accrued, assessed or otherwise imposed for
such tax period, and Tenant shall be obligated to pay Taxes only for tax periods
falling within the Lease Term, prorated for partial tax periods. The obligation
of Tenant
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to pay Taxes for periods prior to termination of this Lease shall survive such
termination (whether by expiration or otherwise). To the extent it may make such
election, Landlord will elect to have the installments of special assessments
payable over the longest period permitted by law, and only those installments
payable for tax periods falling within the Lease Terms shall be included within
the meaning of Taxes.
12. Insurance.
(a) Landlord's Insurance. Landlord shall maintain "all-risk" property
insurance covering the replacement cost of the Building; Landlord shall not be
required to insure any trade fixtures or other property of Tenant or any
Tenant-Made Alterations. Landlord may, but is not obligated to, maintain such
other insurance and additional coverages as it may reasonably deem necessary and
is customary for similar properties, including, but not limited to, commercial
liability insurance and rent loss insurance. All such insurance shall be
included as part of the Operating Expenses charged to Tenant hereunder. The
Premises may be included in a blanket policy (in which case the cost of such
insurance allocable to the Premises will be determined by Landlord based upon
the insurer's cost calculations). Tenant shall also reimburse Landlord for any
increased premiums or additional insurance which Landlord reasonably deems
necessary as a result of Tenant's use of the Premises and only those
installments payable for tax periods falling within the Lease Term shall be
included within the meaning of Taxes.
(b) Tenant's Insurance. Tenant, at its expense, shall maintain during
the Lease Term "all-risk" property insurance on a replacement cost basis for the
full insurable value of all property and improvements installed or placed in the
Premises by Tenant and any improvements constructed by Landlord and not required
to be insured by Landlord; worker's compensation insurance with no less than the
minimum limits required by law; employer's liability insurance with such limits
as required by law; and commercial liability insurance, with a minimum limit of
$3 million per occurrence and a total minimum combined general liability and
umbrella limit of $3 million for property damage, personal injuries, or deaths
of persons occurring in or about the Premises. Landlord may from time to time
require reasonable increases in any such limits. The commercial liability
policies shall name Landlord as an additional insured, insure on an occurrence
and not a claims-made basis, be issued by insurance companies which are
reasonably acceptable to Landlord, not be cancelable unless 30 days prior
written notice shall have been given to Landlord, contain a hostile file
endorsement and a contractual liability endorsement and provide primary coverage
to Landlord (any policy issued to Landlord providing duplicate or similar
coverage shall be deemed excess over Tenant's policies). Such policies or
certificates thereof shall be delivered to Landlord by Tenant upon commencement
of the Lease Term and upon each renewal of said insurance.
(c) Property Damage Waiver. The all risk property insurance obtained
by Landlord and Tenant shall include a waiver of subrogation by the insurers
against Landlord or Tenant, their officers, directors, employees, managers,
agents, invitees and contractors, in connection with any loss or damage thereby
insured against. Neither party nor its officers, directors, employees, managers,
agents, invitees or contractors shall be liable to the other for loss or damage
caused by any risk coverable by all risk property insurance, and each party
waives any claims against the other party, and its officers, directors,
employees, managers, agents, invitees and contractors for such loss or damage.
The failure of a party to insure its property shall not void this waiver.
Landlord and its agents, employees and contractors shall not be liable for, and
Tenant hereby waives all claims against such parties for, interruption to
business and losses occasioned thereby sustained by Tenant or any person
claiming through Tenant resulting from any accident or occurrence in or upon the
Premises or in or about the Project from any cause whatsoever, including without
limitation, damage caused in whole or in part, directly or indirectly, by the
negligence of Landlord or its agents, employees or contractors.
13. Maintenance.
(a) Tenant's Obligation. Except as otherwise expressly provided
herein, Tenant, at its sole cost and expense, shall maintain all portions of the
Premises, including without limitation, interior and exterior walls, foundation,
roof, parking and landscape areas, heating, ventilation and air conditioning
systems, lighting,
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electrical systems, plumbing lines and equipment and other mechanical and
building systems, in good repair and condition and in compliance with Legal
Requirements and Insurance Requirements and except as otherwise expressly
provided herein, shall make all necessary modifications, replacements and
renewals to the Premises arising from any cause. Except as expressly otherwise
provided herein, Landlord shall have no obligation to repair, modify, alter, add
to, maintain, or replace the Premises or any portion thereof, whether structural
or nonstructural, foreseen or unforeseen, all of which are intended to be the
obligations of Tenant under this Agreement. Subject to the property damage
waiver in Paragraph 12(c), Tenant shall at its sole cost and expense make any
repair or replacement that is necessary as a result of the negligent act of
Tenant, its agents, contractors or subcontractors.
(b) Repair Schedule. All repairs, modifications and replacements made
by Tenant shall be equal in quality and class to the original work and shall be
performed in compliance with all applicable warranties in effect with respect to
the Premises and, with respect to modifications and replacements, the
requirements for Tenant-Made Alterations. Tenant shall at its sole cost and
expense, enter into regularly scheduled preventive maintenance and service
contracts covering the heating, ventilation and air conditioning systems and
other mechanical and building systems, and landscaping, in form and substance
reasonably acceptable to Landlord with contractors reasonably approved by
Landlord. If Tenant does not so execute and deliver the maintenance contracts,
then Landlord shall have the right to contract for such service without notice
to Tenant, and Tenant shall upon demand reimburse Landlord for the full cost
thereof. Tenant shall have the roof inspected annually by a qualified roofing
contractor and shall undertake any replacements, repairs, or maintenance work
recommended by the inspector. Tenant shall have the Premises exterior repainted
as necessary. Landlord may, but shall not be obligated to, enter the Premises
and perform any obligation of Tenant under this Paragraph 13 or any other
provision of this Lease that Tenant has failed to perform after 10 days' prior
written notice to Tenant, except in the case of an emergency, when no notice
shall be required. The cost of Landlord's performance together with interest as
provided in this Lease, shall be due and payable as additional rental on the
next following due date for Base Rent.
(c) Cost-sharing for Certain Replacements. The cost of necessary
replacement (resulting from ordinary wear and tear and not the result of the
Tenant's breach of any obligation under this Lease) of footings, foundations,
floor slabs, columns, girders, load-bearing interior and exterior walls, base
Building plumbing, HVAC and life safety systems that are a portion of the
Initial Improvements shall be paid by Landlord, and for each such replacement,
Tenant shall pay Amortization Rent in an amount calculated to amortize the total
cost, together with interest at 10.5 percent per year, in level monthly
installments over the expected useful life of the replacement, but not exceeding
15 years. Landlord may install the replacement itself or permit Tenant to do so,
subject to Landlord's reasonable approval of the contractor, scope of work and
contract price.
(d) Latent Defects. Landlord shall, at its sole cost and expense,
repair any latent defect of any structural element of the Building that is
discovered during the initial 10 years of the Lease Term. Structural elements
mean all footings, foundations, floor slabs, columns, girders, load bearing
interior or exterior walls. After such 10 year period, Landlord shall have no
obligation with respect to such defects.
14. Permitted Contests. Tenant shall have the right to diligently contest
in good faith and by appropriate legal proceedings, in the name of Tenant or,
with the consent of Landlord or if required by applicable law, Landlord or both,
without cost or expense to Landlord, the amount, validity or application, in
whole or in part, of any tax assessment or lien therefor, any Legal Requirement
or Insurance Requirement or any liens of mechanics, materialmen, suppliers, or
vendors, provided that: neither the Premises or interest therein would be in any
danger of being sold, forfeited or lost during the pendency of such proceedings
and adequate bond or security, in Landlord's reasonable judgment, has been
provided to Landlord; in the case of a Legal Requirement, neither party would be
in any danger of any criminal liability; in the case of any Insurance
Requirement, no insurance coverage required to be maintained pursuant to this
Lease shall be cancelled or jeopardized; the contest does not adversely affect
the Landlord's or any Mortgagee's interest in the Premises; the contest does not
interfere with the possession, use or occupancy of the Premises or any portion
thereof; the contest does not interfere with the due payment by Tenant of all
amounts owed to Landlord hereunder or with the due payment by Landlord of any
amount payable
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under the Mortgage; the contest is conducted in accordance with all applicable
Legal Requirements, including applicable bonding requirements; and the contest
is made in accordance with the applicable provisions of the Mortgage.
15. Tenant-Made Alterations.
(a) Landlord's Consent. Tenant shall not make any alterations,
additions, or improvements to the Premises ("Tenant-Made Alterations") before or
after the Commencement Date without Landlord's prior written consent. Landlord
shall not unreasonably withhold its consent to Tenant-Made Alterations that do
not materially impair the value of the Premises and that do not ▇▇▇▇▇▇ or
otherwise compromise the roof membrane or roof system, or ▇▇▇▇▇▇, cut or drill
the floor, or otherwise affect the structural components of the Building or the
integrity or operation of any building or mechanical systems. Landlord may
withhold its consent in its sole and absolute discretion to Tenant-Made
Alterations that do not meet the foregoing requirements. Landlord's consent is
not required for Tenant-Made Alterations that meet the foregoing requirements
and do not cost more than $50,000 (but Tenant will notify Landlord before work
on any such Tenant-Made Alteration is begun); and Landlord shall not
unreasonably withhold its consent to Tenant-Made Alterations that meet the
foregoing requirements and cost more than $50,000.
(b) General Requirements. Tenant shall not do, or permit others under
its control to do, any work on the Premises related to Tenant-Made Alterations
unless Tenant shall have first procured and paid, or caused to be procured and
paid, all requisite municipal and other governmental permits and authorizations.
All Tenant-Made Alterations shall comply with Insurance Requirements and with
Legal Requirements and shall be constructed in a good and workmanlike manner
using good grades of materials. All plans and specifications and contracts for
any Tenant-Made Alterations that require Landlord's consent shall be submitted
to Landlord for its reasonable approval. Landlord may monitor construction of
the Tenant-Made Alterations for which its consent is required. Landlord's right
to review plans and specifications and monitor construction shall be solely for
its own benefit, and Landlord shall have no duty to see that such plans and
specifications or construction comply with Legal Requirements or Insurance
Requirements. If Tenant's insurance does not already cover such risks, Tenant
shall furnish to Landlord satisfactory certificates of insurance from an
insurance company satisfactory to Landlord evidencing worker's compensation and
insurance coverage in amounts satisfactory to Landlord and protecting Landlord
against public liability and property damage to any person or property arising
during construction of the Tenant-Made Alterations. For Tenant-Made Alterations
that exceed $50,000 in costs, Tenant shall furnish to Landlord a payment bond or
such other security satisfactory to Landlord to insure payment for the
completion of any work free and clear of liens. Landlord may post or give
notices of non-responsibility in compliance with applicable law. Upon completion
of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn
statements setting forth the names of all contractors and subcontractors who did
work on the Tenant-Made Alterations and unconditional lien waivers from all such
contractors and subcontractors. Tenant at its expense shall provide to Landlord
upon completion complete as-built drawings of the Tenant-Made Alterations.
(c) Removal. Upon termination of the Lease Term or any extension
thereof herein provided for, by lapse of time or otherwise, Tenant shall remove
all Tenant-Made Alterations for which Landlord's consent was not required or for
which such consent was conditioned upon removal upon termination. All
Tenant-Made Alterations not removed shall upon such termination be and become
the property of Landlord without requirement of the payment of any compensation
or consideration. Tenant-Made Alterations do not include movable partitions and
Tenant's trade fixtures and kitchen equipment that were installed and paid for
by Tenant and that are removable without material damage to the Premises, even
though affixed in such manner as, under the law might be considered to be
fixtures and part of the real estate. Tenant may, before termination of the
Lease Term, remove all such moveable partitions and trade fixtures. In all
cases, Tenant shall repair any damage to the Premises occasioned by the removal
of Tenant-Made Alterations and its movable partitions and trade fixtures.
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(d) Courtyard and Breezeway Connection to Phase 1 Facility. Tenant
shall pay to Landlord the reasonable cost of removal of the common courtyard
breezeway between the Premises and the adjoining facility covered by the Phase 1
Contract (known as the Phase 1 facility) and the relocation of the access road
between the Premises and the Phase 1 facility as appropriate in Landlord's
reasonable discretion (utilizing an efficient construction solution) for a
separately maintained and occupied premises. Such payment shall be made to
Landlord at least 30 days before termination or expiration of the Lease or any
assignment of the Lease or change in occupancy by RadiSys a RadiSys Affiliate of
the Premises or the Phase 1 facility which makes appropriate such removal and
relocation, according to Landlord's contractor's estimate of the cost of removal
and restoration, with a final adjusting payment to be made between the parties
within 10 days after completion of such work. Tenant shall deposit on the date
hereof $50,000 ("Courtyard Restoration Amount") in an interest-bearing account
with a national bank acceptable to Landlord and Tenant, which shall be security
for the performance of Tenant's obligations under this Paragraph 15(d). The
Courtyard Restoration Amount is not an advance rental deposit or a measure of
Landlord's damages in case of Tenant's default under this Paragraph 15(d). Upon
each occurrence of Tenant's default under this Paragraph 15(d), Landlord may use
all or part of the Courtyard Restoration Amount to pay the cost of the removal
and relocation described above, without prejudice to any other remedy provided
herein or provided by law. The escrow agent shall be instructed to release
portions of the Courtyard Restoration Amount, plus accrued interest, to Landlord
upon Landlord's affidavit stating that Tenant has defaulted under this Paragraph
15(d) and that Landlord has incurred expenses to perform Tenant's obligation.
The Courtyard Restoration Amount shall be released to Tenant when Tenant's
obligations under this Paragraph 15(d) have been fulfilled. If Landlord has not
claimed the Courtyard Restoration Amount by a date which is 180 days after
expiration of this Lease, then the Courtyard Restoration Amount, plus accrued
interest, shall upon request by Tenant be paid to Tenant and Landlord shall have
no further claim thereto, nor shall Tenant have any remaining obligation under
this Paragraph 15(d).
(e) Connection to Adjoining Phase 4 Facility. Landlord shall not
unreasonably withhold its agreement to permit RadiSys Corporation or a RadiSys
Affiliate, as the Tenant under the Lease, at RadiSys Corporation's or such
RadiSys Affiliate's expense, to construct a breezeway connection to a future
building on the site adjoining the Phase 4 Land (as described in Landlord's
Right of First Negotiation). Such agreement may be subject to conditions
regarding removal and restoration and security therefor consistent with those
provided above for the Phase 2 facility, and Landlord may elect to perform such
construction itself.
16. Restoration.
(a) Insured Risk. If the Premises are damaged during the Lease Term by
a risk covered by Landlord's insurance as required hereunder, Landlord shall
promptly repair and reconstruct the portion of the Premises required to be
insured by Landlord hereunder (but Landlord shall not be required to repair or
restore any Tenant-Made Alterations or any of Tenant's trade fixtures), subject
to delays arising from the collection of insurance proceeds or from Force
Majeure events; and this Lease shall remain in full force and effect. Tenant
shall pay to Landlord the amount of the commercially reasonable deductible under
Landlord's insurance policy within 10 days after presentment of Landlord's
invoice. Tenant at Tenant's expense shall promptly perform, subject to delays
arising from the collection of insurance proceeds, all repairs or restoration
not required to be done by Landlord and shall promptly reenter the Premises and
commence doing business in accordance with this Lease. Notwithstanding the
foregoing, with respect to insured or uninsured damage, Tenant may terminate
this Lease if Landlord reasonably estimates that it will take more than 9 months
to repair the damage and either Tenant or Landlord may terminate this Lease if
the Premises are damaged during the last 12 months of the Lease Term and
Landlord reasonably estimates that it will take more than 3 months to repair
such damage.
(b) Abatement. If the Premises or a portion thereof is not usable as a
result of damage by a risk covered by Landlord's insurance, Base Rent shall be
abated for the period of restoration in the proportion which the area of the
Premises which is not usable by Tenant bears to the total area of the Premises.
Such
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abatement shall be the sole remedy of Tenant, and to the extent permitted by
applicable law, Tenant waives any right to terminate the Lease by reason of
damage or casualty loss, except as expressly provided in this Paragraph 16.
(c) Uninsured Risk. If the Premises are damaged during the Lease Term
by a risk not required to be covered by Landlord's insurance and not caused by
the negligence of Tenant, its agents, employees, or contractors or subtenants,
then subject to Tenant's right to terminate this Lease as provided in
subparagraph (a) above or to continue this Lease as provided in this
subparagraph (c), Landlord may either restore the Premises at Landlord's
expense, in which case this Lease shall continue or terminate this Lease.
Landlord shall make its election no later than 10 days after Tenant's written
request to Landlord. Tenant may continue the Lease despite Landlord's election
to terminate if Tenant notifies Landlord within 10 days after receipt of
Landlord's notice to terminate that Tenant intends to restore the damage at its
expense.
17. Condemnation. If any part of the Premises should be taken for any
public or quasi-public use under governmental law, ordinance, or regulation, or
by right of eminent domain, or by private purchase in lieu thereof (a "Taking"
or "Taken"), and the Taking would prevent or materially interfere with Tenant's
use of the Premises, then upon written notice by Landlord this Lease shall
terminate and Base Rent shall be apportioned as of the date of possession by the
condemning authority. If part of the Premises shall be Taken, and this Lease is
not terminated as provided above, the Base Rent payable hereunder during the
unexpired Lease Term shall be reduced to such extent as may be fair and
reasonable under the circumstances. In the event of any Taking, subject only to
the following sentence, Landlord shall be entitled to receive the entire price
or award from any such Taking without any payment to Tenant, and Tenant hereby
assigns to Landlord Tenant's interest, if any, in such award. Tenant shall have
the right to make a claim for such compensation that is included as a component
of the award for damage to the tenant improvements, partitions and trade
fixtures that Tenant is permitted to remove under this Lease.
18. Assignment and Subletting.
(a) In General. Without Landlord's prior written consent and except as
provided below with respect to Tenant Affiliates, Tenant shall not assign this
Lease or sublease the Premises or any part thereof or mortgage, pledge, or
hypothecate its leasehold interest or grant any concession or license within the
Premises and any attempt to do any of the foregoing shall be void and of no
effect. For purposes of this paragraph, a transfer of the ownership interests
controlling Tenant shall be deemed an assignment of this Lease unless such
ownership interests are publicly traded or such transfer is among Tenant
Affiliates. Provided no default has occurred and is continuing under this Lease,
upon 10 days prior written notice to Landlord, Radisys Corporation may, without
Landlord's prior written consent, assign this Lease to an entity into which it
is merged or consolidated or to an entity to which substantially all of its
assets are transferred, provided such merger, consolidation or transfer of
assets is for a good business purpose and not principally for the purpose of
transferring its leasehold estate and such entity has a net worth (excluding
intangible assets) and other credit factors reasonably acceptable to Landlord.
Tenant may assign or sublet the Premises, or any part thereof, to any entity
controlling Tenant, controlled by Tenant or under common control with Tenant (a
"Tenant Affiliate"), without the prior written consent of Landlord.
(b) Landlord's Consent. Landlord shall not unreasonably withhold its
consent to Tenant's request for permission to assign the Lease or sublease all
or part of the Premises. It shall be reasonable for the Landlord to withhold its
consent to any assignment or sublease in any of the following instances: (i) in
the case of an assignment, the proposed assignee does not have a net worth
(excluding intangible assets) or other credit factors reasonably acceptable to
Landlord; (ii) the intended use of the Premises by the assignee or sublessee is
not consistent with use of comparable office buildings in Portland, Oregon;
(iii) in the case of a sublease, the subtenant has not acknowledged that the
Lease controls over any inconsistent provision in the sublease; or (iv) the
identity or business reputation of the assignee or lessee would in Landlord's
reasonable judgment tend to damage the goodwill or reputation of the Building.
The foregoing criteria shall not exclude any other reasonable basis for Landlord
to refuse its consent to such assignment or sublease. Any permitted or approved
assignment or sublease
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shall be expressly subject to the terms and conditions of this Lease. Tenant
shall provide to Landlord all information concerning the assignee or sublessee
as Landlord may reasonably request. Landlord may revoke its consent if, as of
the effective date of the assignment or sublease, there has occurred and is
continuing any default under the Lease. Tenant shall reimburse Landlord for all
of Landlord's reasonable out-of-pocket expenses in connection with any
assignment or sublease.
(c) Recapture. Upon Landlord's receipt of Tenant's written notice of a
desire to assign this Lease or to sublet (in either case other than to a Tenant
Affiliate) the Premises, or any part thereof, Landlord may, by giving written
notice to Tenant within 30 days after receipt of Tenant's notice, terminate this
Lease with respect to the space described in Tenant's notice, as of the date
specified in Tenant's notice for the commencement of the proposed assignment or
sublease and all obligations thereunder as to such space shall expire except as
to any obligations that expressly survive any termination of this Lease. The
Landlord's recapture rights in this paragraph do not apply to any assignment or
sublet by RadiSys Corporation or a RadiSys Affiliate.
(d) Tenant Remains Liable; Consideration and Rental Under Sublease.
Notwithstanding any assignment or subletting, Tenant shall at all times remain
fully responsible and liable for the payment of the rent and for compliance with
all of Tenant's other obligations under this Lease (regardless of whether
Landlord's approval has been obtained for any such assignments or sublettings).
In the event that the rent due and payable by a sublessee or assignee (or a
combination of the rental payable under such sublease or assignment plus any
bonus or other consideration therefor or incident thereto), after evenly
amortizing over the term of the sublease or assignment the reasonable
out-of-pocket costs incurred by Tenant for leasing commissions and tenant
improvements and any moving expenses for such sublease or assignee, exceeds the
rental payable under this Lease, then Tenant shall be bound and obligated to pay
Landlord as additional rent hereunder 50 percent of all such excess rental and
other excess consideration within 10 days following receipt thereof by Tenant.
The excess sublease rental will be paid monthly, the monthly excess being the
monthly sublease rental paid to Tenant, less the sum of the monthly amortization
of cost as provided above, over the applicable monthly installment of Base Rent.
(e) Collection Directly from Subtenants. If this Lease be assigned or
if the Premises be subleased (whether in whole or in part) or in the event of
the mortgage, pledge, or hypothecation of Tenant's leasehold interest or grant
of any concession or license within the Premises or if the Premises be occupied
in whole or in part by anyone other than Tenant, then upon a default by Tenant
hereunder Landlord may collect rent from the assignee, sublessee, mortgagee,
pledgee, party to whom the leasehold interest was hypothecated, concessionee or
licensee or other occupant and, except to the extent set forth in the preceding
paragraph, apply the amount collected to the next installment of Base Rent
payable hereunder; and all such rentals collected by Tenant shall be held in
trust for Landlord and immediately paid over to Landlord. No such transaction or
collection of rent or application thereof by Landlord, however, shall be deemed
a waiver of these provisions or a release of Tenant from the further performance
by Tenant of its covenants, duties, or obligations hereunder.
19. Indemnification.
(a) Tenant's Indemnity. Except to the extent of the negligence of
Landlord, its agents, employees or contractors, and to the extent permitted by
law, Tenant agrees to indemnify, defend and hold harmless Landlord from and
against claims by third parties for injuries to any person and damage to or
theft or misappropriation or loss of property occurring in the Premises and
arising from the use and occupancy of the Premises or from any activity, work,
or thing done, permitted or suffered by Tenant, its subtenants or assignees, or
the invitees, employees, contractors and agents of any of them, or due to any
negligent act or omission of Tenant, its subtenants, assignees, or the invitees,
employees, contractors and agents of any of them occurring on the grounds
surrounding the Premises. The furnishing of insurance required hereunder shall
not be deemed to limit Tenant's obligations under this Paragraph 19.
-12-
(b) Landlord's Indemnity. Landlord covenants and agrees to indemnify
and save Tenant harmless from and against claims by third parties for injuries
or death to persons or damages to property occurring on the Premises or the
grounds surrounding the Premises resulting from the negligence or willful
misconduct of Landlord or its agents, employees, or contractors, to the extent
not attributable to any negligence of Tenant, any assignee or subtenant of
Tenant, or their respective employees, agents, or contractors.
(c) Procedure. If a claim under an indemnity in this Paragraph 19 is
made against the indemnitee which the indemnitee believes to be covered by an
indemnitor's indemnification obligations hereunder, the indemnitee shall
promptly notify the indemnitor of the claim and, in such notice shall offer to
the indemnitor the opportunity to assume the defense of the claim within 10
business days after receipt of the notice (with counsel reasonably acceptable to
the indemnitee). If the indemnitor timely elects to assume the defense of the
claim, the indemnitor shall have the right to settle the claim on any terms it
considers reasonable and without the indemnitee's prior written consent, as long
as the settlement shall not require the indemnitee to render any performance or
pay any consideration, and the indemnitee shall not have the right to settle any
such claim. If the indemnitor fails timely to elect to assume the defense of the
claim or fails to defend the claim with diligence, then the indemnitee shall
have the right to take over the defense of the claim and to settle the claim on
any terms the indemnitee considers reasonable. Any such settlement shall be
valid as against the indemnitor. If the indemnitor assumes the defense of a
claim, the indemnitee may employ its own counsel but such employment shall be at
the sole expense of the indemnitee. The indemnities in this Paragraph 19 survive
the termination of this Lease. This Paragraph 19 does not cover claims related
to or arising from the presence or release of Hazardous Materials.
20. Inspection and Access. Landlord and its agents, representatives, and
contractors may enter the Premises at any reasonable time (upon 24 hours' prior
notice, except in the case of an emergency) to inspect the Premises and to
exercise its rights under this Lease. Landlord agrees that in exercising any
right to enter the Premises and in exercising any other rights reserved pursuant
to this paragraph, Landlord shall use reasonable efforts to minimize any
interference with Tenant's use of the Premises. Upon one days' notice, Landlord
and Landlord's representatives may enter the Premises during business hours for
the purpose of showing the Premises to prospective purchasers or, during the
last year of the Lease Term, to prospective tenants; in addition, Landlord shall
have the right to erect a suitable sign on the Premises stating the Premises are
available to let or that the Premises is available for sale.
21. Landlord's Reserved Rights. Landlord reserves the right to grant
easements, change any exterior area or access, create or modify restrictions,
and make public dedications on or affecting the Premises that do not materially
interfere with Tenant's use or occupancy of the Premises. At Landlord's request,
Tenant shall execute such instruments as may be necessary for such easements or
dedications. At Tenant's request, Landlord shall consult with Tenant with
respect to the exercise of such rights that may interfere with Tenant's use or
occupancy. Landlord shall in good faith but without sacrifice attempt to
minimize any such interference.
22. Quiet Enjoyment. If Tenant shall perform all of the covenants and
agreements herein required to be performed by Tenant, Tenant shall, subject to
the terms of this Lease, at all times during the Lease Term, have peaceful and
quiet enjoyment of the Premises against any person claiming by, through or under
Landlord.
23. Surrender. Upon termination of the Lease Term or earlier termination of
Tenant's right of possession, Tenant shall surrender the Premises to Landlord in
the same condition as received, broom clean, ordinary wear and tear, alterations
not required to be removed, and results from any condemnation excepted. All
obligations of Tenant and Landlord hereunder not fully performed as of the
termination of the Lease Term shall survive the termination of the Lease Term.
24. Holding Over. If, for any reason, Tenant retains possession of the
Premises after the termination of the Lease Term, unless otherwise agreed in
writing, such possession shall be subject to immediate termination by Landlord
at any time, and all of the other terms and provisions of this Lease (excluding
any expansion or renewal
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option or other similar right or option) shall be applicable during such
holdover period, except that Tenant shall pay Landlord from time to time, upon
demand, as Base Rent for the holdover period, an amount equal to 150 percent of
the Base Rent in effect on the termination date, computed on a monthly basis for
each month or part thereof during such holding over. All other payments shall
continue under the terms of this Lease. In addition, Tenant shall be liable for
all damages incurred by Landlord as a result of such holding over. No holding
over by Tenant, whether with or without consent of Landlord, shall operate to
extend this Lease except as otherwise expressly provided, and this Paragraph 20
shall not be construed as consent for Tenant to retain possession of the
Premises.
25. Events of Default. Each of the following events shall be an event of
default ("Event of Default") by Tenant under this Lease:
(i) Tenant shall fail to pay any installment of Base Rent or any other
payment required herein when due, and such failure shall continue for a
period of 10 days from the date of written notice that such payment was
due.
(ii) Tenant or any guarantor or surety of Tenant's obligations
hereunder shall (A) make a general assignment for the benefit of creditors;
(B) commence any proceeding for relief, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or
its debts or seeking appointment of a receiver, trustee, custodian or other
similar official for it or for all or of any substantial part of its
property; (C) become the subject of any such proceeding which is not
dismissed within 60 days of its filing or entry; or (D) die or suffer a
legal disability (if Tenant, guarantor, or surety is an individual) or be
dissolved or otherwise fail to maintain its legal existence (if Tenant,
guarantor or surety is a corporation, partnership or other entity).
(iii) Any insurance required to be maintained by Tenant pursuant to
this Lease shall be cancelled or terminated and shall not be replaced by
Tenant immediately upon such cancellation, expiration or termination, or
shall expire or shall be reduced or materially changed, except, in each
case, as permitted in this Lease; provided that Landlord may not exercise
any remedy or terminate Tenant's right of possession or the Lease by reason
of such default without giving Tenant 5 days' written notice and
opportunity to cure.
(iv) Tenant shall not occupy or shall vacate the Premises or shall
fail to continuously operate its business at the Premises for the permitted
use set forth herein, whether or not Tenant is in monetary or other default
under this Lease. Tenant's vacating of the Premises shall not constitute an
Event of Default if, prior to vacating the Premises, Tenant has made
arrangements reasonably acceptable to Landlord to (a) insure that Tenant's
insurance for the Premises will not be voided or cancelled with respect to
the Premises as a result of such vacancy, (b) insure that the Premises are
secured and not subject to vandalism, and (c) insure that the Premises will
be properly maintained after such vacation. Tenant shall inspect the
Premises at least once each month and report monthly in writing to Landlord
on the condition of the Premises.
(v) Tenant shall fail to comply with any provision of this Lease other
than those specifically referred to in this Paragraph 25, and except as
otherwise expressly provided therein, such default shall continue for more
than 30 days after Landlord shall have given Tenant written notice of such
default or if such default cannot be reasonably cured within such 30 day
period but is reasonably susceptible of cure, such longer period as may be
necessary so long as Tenant diligently and continuously attempts to cure
such default.
26. Landlord's Remedies.
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(a) Landlord's Election. Upon each occurrence of an Event of Default
and so long as such Event of Default shall be continuing, Landlord may at any
time thereafter at its election: (i) terminate this Lease or Tenant's right of
possession, but Tenant shall remain liable as hereinafter provided; and/or (ii)
pursue any remedies provided for under this Lease or at law or in equity. Upon
the termination of this Lease or termination of Tenant's right of possession, it
shall be lawful for Landlord, without formal demand or notice of any kind, to
re-enter the Premises by summary dispossession proceedings or any other action
or proceeding authorized by law and to remove Tenant and all persons and
property therefrom. If Landlord re-enters the Premises, Landlord shall have the
right to keep in place and use, or remove and store, all of the furniture,
fixtures and equipment at the Premises.
(b) Termination of Lease. If Landlord terminates this Lease, Landlord
may recover from Tenant the sum of: all Base Rent and all other amounts accrued
hereunder to the date of such termination; the cost of reletting the whole or
any part of the Premises, including without limitation brokerage fees and/or
leasing commissions incurred by Landlord, and costs of removing and storing
Tenant's or any other occupant's property, repairing, altering, remodeling, or
otherwise putting the Premises into condition acceptable to a new tenant or
tenants, and all reasonable expenses incurred by Landlord in pursuing its
remedies, including reasonable attorneys' fees and court costs; and the excess
of the then present value of the Base Rent and other amounts payable by Tenant
under this Lease as would otherwise have been required to be paid by Tenant to
Landlord during the period following the termination of this Lease measured from
the date of such termination to the expiration date stated in this Lease, over
the present value of any net amounts which Tenant establishes Landlord can
reasonably expect to recover by reletting the Premises for such period, taking
into consideration the availability of acceptable tenants and other market
conditions affecting leasing. Such present values shall be calculated at a
discount rate equal to the 90-day U.S. Treasury ▇▇▇▇ rate at the date of such
termination.
(c) Termination of Right of Possession. If Landlord terminates
Tenant's right of possession (but not this Lease), Landlord may, but except as
provided below shall be under no obligation to, relet the Premises for the
account of Tenant for such rent and upon such terms as shall be satisfactory to
Landlord without thereby releasing Tenant from any liability hereunder and
without demand or notice of any kind to Tenant. Landlord shall make reasonable
efforts to mitigate any such loss by reletting the Premises upon reasonable
terms as soon as reasonably possible thereafter, provided, however that (i)
Landlord shall not be obligated to accept any tenant proposed by Tenant, (ii)
Landlord shall have the right to lease to such other tenant any other space
controlled by Landlord in the Project first, and (iii) any proposed tenant shall
satisfy all of Landlord's standard leasing criteria. For the purpose of such
reletting Landlord is authorized to make any repairs, changes, alterations, or
additions in or to the Premises as Landlord deems reasonably necessary or
desirable. If the Premises are not relet, then Tenant shall pay to Landlord as
damages a sum equal to the amount of the rental reserved in this Lease for such
period or periods, plus the cost of recovering possession of the Premises
(including attorneys' fees and costs of suit), the unpaid Base Rent and other
amounts accrued hereunder at the time of repossession, and the costs incurred in
any attempt by Landlord to relet the Premises. If the Premises are relet and a
sufficient sum shall not be realized from such reletting [after first deducting
therefrom, for retention by Landlord, the unpaid Base Rent and other amounts
accrued hereunder at the time of reletting, the cost of recovering possession
(including attorneys' fees and costs of suit), all of the costs and expense of
repairs, changes, alterations, and additions, the expense of such reletting
(including without limitation brokerage fees and leasing commissions) and the
cost of collection of the rent accruing therefrom] to satisfy the rent provided
for in this Lease to be paid, then Tenant shall immediately satisfy and pay any
such deficiency. Any such payments due Landlord shall be made upon demand
therefor from time to time and Tenant agrees that Landlord may file suit to
recover any sums falling due from time to time. Notwithstanding any such
reletting without termination, Landlord may at any time thereafter elect in
writing to terminate this Lease for such previous breach.
(d) No Waiver. Exercise by Landlord of any one or more remedies
hereunder granted or otherwise available shall not be deemed to be an acceptance
of surrender of the Premises and/or a termination of this Lease by Landlord,
whether by agreement or by operation of law, it being understood that such
surrender
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and/or termination can be effected only by the written agreement of Landlord and
Tenant. Any law, usage, or custom to the contrary notwithstanding, Landlord
shall have the right at all times to enforce the provisions of this Lease in
strict accordance with the terms hereof; and the failure of Landlord at any time
to enforce its rights under this Lease strictly in accordance with same shall
not be construed as having created a custom in any way or manner contrary to the
specific terms, provisions, and covenants of this Lease or as having modified
the same. Tenant and Landlord further agree that forbearance or waiver by
Landlord to enforce its rights pursuant to this Lease or at law or in equity,
shall not be a waiver of Landlord's right to enforce one or more of its rights
in connection with any subsequent default. A receipt by Landlord of rent or
other payment with knowledge of the breach of any covenant hereof shall not be
deemed a waiver of such breach, and no waiver by Landlord of any provision of
this Lease shall be deemed to have been made unless expressed in writing and
signed by Landlord. Any reletting of the Premises shall be on such terms and
conditions as Landlord in its sole discretion may determine (including without
limitation a term different than the remaining Lease Term, rental concessions,
alterations and repair of the Premises, lease of less than the entire Premises
to any tenant). Landlord shall not be liable, nor shall Tenant's obligations
hereunder be diminished because of, Landlord's failure to relet the Premises
(unless Landlord breaches its obligation to mitigate as provided above) or
collect rent due in respect of such reletting.
27. Tenant's Remedies. Landlord shall not be in default hereunder unless
Landlord fails to perform any of its obligations hereunder within 30 days after
written notice from Tenant specifying such failure (unless such performance
will, due to the nature of the obligation, require a period of time in excess of
30 days, then after such period of time as is reasonably necessary). All
obligations of Landlord hereunder shall be construed as covenants, not
conditions; and, except as may be otherwise expressly provided in this Lease,
Tenant may not terminate, and to the extent permitted by law waives the benefit
of any law now or hereafter in effect which would permit Tenant to terminate,
this Lease for breach of Landlord's obligations hereunder. All obligations of
Landlord under this Lease will be binding upon Landlord only during the period
of its ownership of the Premises and not thereafter. The term "Landlord" in this
Lease shall mean only the owner, for the time being of the Premises, and in the
event of the transfer by such owner of its interest in the Premises, such owner
shall thereupon be released and discharged from all obligations of Landlord
thereafter accruing, but such obligations shall be binding during the Lease Term
upon each new owner for the duration of such owner's ownership. Any liability of
Landlord under this Lease shall be limited solely to its interest in the
Premises, and in no event shall any personal liability be asserted against
Landlord, its officers, directors or employees in connection with this Lease nor
shall any recourse be had to any other property or assets of Landlord. The
Landlord's interest in the Premises shall be deemed to include the net proceeds
received by Landlord from the sale or other disposition of all or any part of
Landlord's right, title and interest in the Premises, or from any condemnation
or conveyance in lieu of condemnation of all or any portion of the Premises, and
the net proceeds of insurance received by Landlord from any casualty loss of all
or any portion of the Premises. Notwithstanding the foregoing, the Landlord
shall be liable to Tenant for its obligations pursuant to the Construction
Addendum up to the date of Substantial Completion regardless of any transfer by
Landlord and without limitation to the value of Landlord's interest in the
Premises.
28. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY
JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN
CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS
LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO.
29. Subordination. Tenant hereby agrees to subordinate this Lease to any
first mortgage covering the Premises ("Mortgage"), provided that, simultaneously
with the execution of such a mortgage, the mortgagee ("Mortgagee") and Landlord
execute a non-disturbance, attornment and subordination agreement substantially
in the form set forth in the addendum attached hereto. The term "mortgage"
whenever used in this Lease shall be deemed to include deeds of trust, security
assignments, ground leases and any other encumbrances, and any reference to the
"Mortgagee" of a mortgage shall be deemed to include the beneficiary under a
deed of trust and the lessor under a ground lease.
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30. Mortgagee Protection. In the event of any default by Landlord under
this Lease, Tenant will give notice by registered mail to, in addition to
Landlord, any Mortgagee whose address shall have been furnished it, and shall
offer such Mortgagee that same period of time as is afforded Landlord to cure
the default (which period of time shall run concurrently with Landlord's cure
period), plus reasonable time to obtain possession of the Premises by judicial
foreclosure, or otherwise if such should prove necessary to effect a cure.
31. Mechanic's Liens. Tenant has no express or implied authority to create
or place any lien or encumbrance of any kind upon, or in any manner to bind the
interest of Landlord or Tenant in, the Premises or the Land or to charge the
rentals payable hereunder for any claim in favor of any person dealing with
Tenant, including those who may furnish materials or perform labor for any
construction or repairs. Tenant covenants and agrees that it will pay or cause
to be paid all sums legally due and payable by it on account of any labor
performed or materials furnished in connection with any work performed by or on
behalf of Tenant on the Premises or the Land and that it will save and hold
Landlord harmless from all loss, cost or expense based on or arising out of such
claims or liens against the leasehold estate or against the interest of Landlord
in the Premises. Tenant shall give Landlord immediate written notice of the
placing of any lien or encumbrance against the Premises or the Land and cause
such lien or encumbrance to be discharged within 30 days of the filing or
recording thereof; provided, however, Tenant may contest such liens or
encumbrances as long as such contest prevents foreclosure of the lien or
encumbrance and Tenant causes such lien or encumbrance to be bonded or insured
over in a manner satisfactory to Landlord within such 30 day period.
32. Estoppel Certificates. Each party hereto shall, upon request from the
other party, at any time and from time to time execute, acknowledge and deliver
to such party a written statement, in the form generally acceptable to
institutional purchasers or lenders certifying as follows: that this Lease is
unmodified and in full force and effect (or if there has been modification
thereof, that the same is in full force and effect as modified and stating the
nature thereof); that to the best of its knowledge there are no uncured defaults
on the part of the other party hereto (or if any such default exists, the
specific nature and extent thereof); the date to which any rents and other
charges have been paid in advance, if any; and such other matters as are
typically contained in such certificates.
33. Environmental Requirements.
(a) Environmental Requirements. The term "Environmental Requirements"
means all applicable present and future statutes, regulations, ordinances,
rules, codes, judgments, orders or other similar enactments of any governmental
authority or agency regulating or relating to health, safety, or environmental
conditions on, under, or about the Premises or the environment, including
without limitation, the following: the Comprehensive Environmental Response,
Compensation and Liability Act; the Resource Conservation and Recovery Act; and
all state and local counterparts thereto, and any regulations or policies
promulgated or issued thereunder. The term "Hazardous Materials" means and
includes any substance, material, waste, pollutant, or contaminant listed or
defined as hazardous or toxic, under any Environmental Requirements and
petroleum, including crude oil or any fraction thereof, natural gas, natural gas
liquids, liquified natural gas or synthetic gas usable for fuel (or mixtures of
such natural gas and synthetic gas).
(b) Compliance With Environmental Requirements. Except for Hazardous
Material contained in products used by Tenant in de minimis quantities for
ordinary cleaning, maintenance and office purposes. Tenant shall not permit or
cause any party to bring any Hazardous Material upon the Premises or the Land or
transport, store, use, generate, manufacture, or release any Hazardous Material
in or about the Premises or the Land without Landlord's prior written consent.
Tenant, at its sole cost and expense, shall operate its business in the Premises
in compliance with all Environmental Requirements and shall immediately
remediate any Hazardous Materials released on or from the Premises or the Land
by Tenant, its agents, employees, contractors, subtenants or invitees. Tenant
shall complete and certify to disclosure statements as requested by Landlord
from time to time relating to Tenant's transportation, storage, handling,
generation, manufacture, use, or release of Hazardous Materials on the Premises
or the Land. If the release of any Hazardous Material on the Premises or the
Land caused or permitted
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by Tenant, its agents, employees, contractors or invitees, with or without
Landlord's consent, results in any contamination, damage or injury to the
Premises or the Land, the environment or human health, Tenant shall promptly
take all actions at its sole expense as are necessary to return the Premises and
the Land to the condition existing prior to the release of any such Hazardous
Material and as may be required by Environmental Requirements, provided that
Landlord's written approval shall first be obtained in cases where the Premises
are to be physically altered. Actual or threatened action or litigation by any
governmental authority is not a condition prerequisite to Tenant's obligations
under this paragraph.
(c) Tenant's Indemnification. Tenant shall indemnify, defend, and hold
Landlord harmless from and against any and all losses (including, without
limitation, diminution in value of the Premises or the Land and loss of rental
income from the Premises), claims, demands, actions, suits, damages (including,
without limitation, punitive damages), expenses (including, without limitation,
remediation, corrective action, or cleanup expenses), and costs (including,
without limitation, actual attorneys' fees, consultant fees or expert fees)
which are brought or recoverable against, or suffered or incurred by Landlord as
a result of release of Hazardous Materials that Tenant is required to remediate
as provided above or any breach of the obligations under this Paragraph 29 by
Tenant, its agents, employees, contractors, subtenants, or invitees, regardless
of whether Tenant had knowledge of such noncompliance. The indemnification and
hold harmless obligations of Tenant shall survive any termination of this Lease.
(d) Landlord Access. Landlord shall have access to, and a right to
perform inspections and tests of, the Premises or the Land as it may require to
determine Tenant's compliance with Environmental Requirements and Tenant's
obligations under this Paragraph 33. Access shall be granted to Landlord upon
Landlord's prior notice to Tenant and at such times so as to minimize, so far as
may be reasonable under the circumstances, any disturbance to Tenant's
operations. Such inspections and tests shall be conducted at Landlord's expense,
unless such inspections or tests reveal that Tenant has not complied with any
Environmental Requirement, in which case Tenant shall reimburse Landlord for the
reasonable cost of such inspection and tests. Landlord's receipt of or
satisfaction with any environmental assessment in no way waives any rights that
Landlord holds against Tenant.
34. Entire Agreement. This Lease constitutes the complete agreement of
Landlord and Tenant with respect to the subject matter hereof. No
representations, inducements, promises or agreements, oral or written, have been
made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant,
which are not contained herein, and any prior agreements, promises,
negotiations, or representations are superseded by this Lease. This Lease may
not be amended except by an instrument in writing signed by both parties hereto.
35. Severability. If any clause or provision of this Lease is illegal,
invalid or unenforceable under present or future laws, then and in that event,
it is the intention of the parties hereto that the remainder of this Lease shall
not be affected thereby. It is also the intention of the parties to this Lease
that in lieu of each clause or provision of this Lease that is illegal, invalid
or unenforceable, there be added, as a part of this Lease, a clause or provision
as similar in terms to such illegal, invalid or unenforceable clause or
provision as may be possible and be legal, valid and enforceable.
36. Brokers. Each party represents and warrants that it has dealt with no
broker, agent or other person in connection with this transaction and that no
broker, agent or other person brought about this transaction, other than the
Brokers set forth on the first page of this Lease, and further agrees to defend,
indemnify and hold the other harmless from and against any claims by any other
broker, agent or other person claiming a commission or other form of
compensation by virtue of having dealt with the indemnitor with regard to this
Lease.
37. Signs. Subject to Landlord's reasonable approval as to size, location,
color and other specifications, Tenant may display a sign or signs on the
Building related to its business that comply with all Legal
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Requirements and any covenants, conditions and restrictions affecting the Land.
Landlord reserves the right to place a monument or other sign on the Premises
subject to Tenant's reasonable approval.
38. Landlord's Lien/Security Interest. [Intentionally deleted]
39. Miscellaneous. (a) Any payments or charges due from Tenant to Landlord
hereunder shall be considered rent for all purposes of this Lease.
(b) All notices required or permitted to be given under this Lease
shall be in writing and shall be sent by registered or certified mail, return
receipt requested, or by a reputable national overnight courier service, postage
prepaid, or by hand delivery addressed to the parties at their addresses below.
Either party may by notice given aforesaid change its address for all subsequent
notices. Except where otherwise expressly provided to the contrary, notice shall
be deemed given upon delivery.
Notices to Landlord: CarrAmerica Realty Corporation
Attn: ▇▇. ▇▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇▇ ▇▇ ▇▇▇▇ ▇▇▇▇▇
▇▇▇▇▇ ▇▇▇
▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇
With a copy to: CarrAmerica Realty Corporation
Attn: Lease Administrator
▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇.▇.
▇▇▇▇▇▇▇▇▇▇, ▇.▇. ▇▇▇▇▇
Notices to Tenant: RadiSys Corporation
Attn: ▇▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇ ▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇
▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇
With a copy to: ▇▇▇▇ ▇▇▇▇▇ Tenant Counsel
Attn: ▇▇▇▇ ▇▇▇▇
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇, #▇▇▇
▇▇▇▇ ▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇
(c) Except as otherwise expressly provided in this Lease or as
otherwise may be required by applicable law, Landlord retains the absolute right
to withhold any consent or approval.
(d) At Landlord's request from time to time Tenant shall furnish
Landlord with true and complete copies of its most recent annual and quarterly
financial statements prepared by Tenant or Tenant's accountants and any other
financial information or summaries that Tenant typically provides to its lenders
or shareholders.
(e) The normal rule of construction to the effect that any ambiguities
are to be resolved against the drafting party shall not be employed in the
interpretation of this Lease or any exhibits or amendments hereto.
(f) Words of any gender used in this Lease shall be held and construed
to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires. The captions inserted
in this Lease are for convenience only and in no way define, limit or otherwise
describe the scope or intent of this Lease, or any provision hereof, or in any
way affect the interpretation of this Lease.
-19-
(g) Any amount not paid by Tenant within 5 days after its due date in
accordance with the terms of this Lease shall bear interest from such due date
until paid in full at the lesser of the highest rate permitted by applicable law
or 15 percent per year. It is expressly the intent of Landlord and Tenant at all
times to comply with applicable law governing the maximum rate or amount of any
interest payable on or in connection with this Lease. If applicable law is ever
judicially interpreted so as to render usurious any interest called for under
this Lease, or contracted for, charged, taken , reserved, or received with
respect to this Lease, then it is Landlord's and Tenant's express intent that
all excess amounts theretofore collected by Landlord be credited on the
applicable obligation (or, if the obligation has been or would thereby be paid
in full, refunded to Tenant), and the provisions of this Lease immediately shall
be deemed reformed and the amounts thereafter collectible hereunder reduced,
without the necessity of the execution of any new document, so as to comply with
the applicable law, but so as to permit the recovery of the fullest amount
otherwise called for hereunder.
(h) Construction and interpretation of this Lease shall be governed by
the laws of the state in which the Premises are located, excluding any
principles of conflicts of laws.
(i) Time is of the essence as to the performance of the parties'
respective obligations under this Lease.
(j) All exhibits and addenda attached hereto are hereby incorporated
into this Lease and made a part hereof. In the event of any conflict between
such exhibits or addenda and the terms of this Lease, such exhibits or addenda
shall control.
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SIGNATURE PAGE
TO
BUILD-TO-SUIT LEASE AGREEMENT
-----------------------------
IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
day and year first above written.
TENANT: LANDLORD:
RADISYS CORPORATION CARRAMERICA REALTY CORPORATION
By: /s/ By: /s/
------------------------------- -------------------------------
Title: CFO Title: Managing Director
--------------------------- ----------------------------
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EXHIBIT A
Legal Description of Property
All of Parcel 2, Partition Plat number 1996-021, a plat of record in the
Northeast quarter of Section 28, township 1 North, Range 2 West, Willamette
Meridian, City of Hillsboro, in the County of Washington and State of Oregon,
together with a portion of Parcel 1 of such Partition Plat number 1996-021
described as follows:
BEGINNING at the Southeast corner of said Parcel 1 and running thence along the
East boundary thereof 80.44 feet along the arc of a 1300.00 foot radius curve to
the left (the long chord of which bears North 00(Degree)55'03" West 80.43 feet);
thence leaving said East boundary North 90(Degree)00'00" West 359.90 feet;
thence South 47(Degree)43'17" West 50.57 feet to a point on the West boundary of
said Parcel 1; thence along the boundary of said Parcel 1 70.68 feet along the
arc of a 104.01 foot radius nontangent curve to the right (the long chord of
which bears South 13(Degree)00'07" East 69.33 feet) and North 86(Degree)50'23"
East 383.59 feet to the point of beginning.
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CONSTRUCTION ADDENDUM
TO
BUILD-TO-SUIT LEASE AGREEMENT
(RadiSys Phase 2 Facility, Hillsboro, Oregon)
Dated March 21, 1997, Between
CarrAmerica Realty Corporation
And
RadiSys Corporation
1. Preliminary and Final Plans.
(a) Initial Improvements. The "Initial Improvements" consist of the
following as so identified and described in Exhibit 1 which is P&C Construction
Company letter dated March 21, 1997 ("Preliminary Plans"):
(i) "Base Building") - the core, site work and shell components of the
office building to be constructed by Landlord on the Land as defined in
Exhibit 2;
(ii) "Breezeway" - the courtyard and building connection and
access-way between Phase 1 and Phase 2 of RadiSys' facilities, including
related modifications to the Phase 1 facility;
(iii) "Offsite Improvements" - off-site road and road-related
improvements required to provide secondary access to the Base Building
which consists of approximately 12.5 foot paved roadway and related
improvements along the east property line of Lot 10, and any other offsite
improvements approved or required by the City of Hillsboro.
(iv) "Tenant Improvements" - the interior office and other
improvements to be constructed in the Base Building. The Tenant
Improvements include any work to the office building interior improvements
not within the scope of Paragraph a(i) above.
(b) Final Plans. Landlord and Tenant will cooperate with each other in
the development of final construction drawings and specifications for the
Initial Improvements (collectively, "Final Plans") consistent with the
Preliminary Plans , with the goal of having Final Plans completed by April 2,
1997. When Landlord requests Tenant to specify details or layouts or approve any
portion of the Final Plans, Tenant shall promptly specify or approve or
disapprove same within 3 business days thereafter so as not to delay completion
of the Final Plans. Landlord shall not be obligated to agree to any refinement,
substitution, change or addition to the Preliminary Plans and any plans
subsequently approved by the parties if in the judgment of Landlord the
requested refinement, change, substitution or addition would have an adverse
effect on the quality, useful life, value, functionality or costs of operating
or maintaining the Initial Improvements or would result in failure to meet a
date in the Schedule (defined in Paragraph 1(c) below) or increase the cost of
the Initial Improvements. Otherwise, Landlord shall not unreasonably disapprove
any refinement, change, substitution or addition to the Final Plans. Tenant's
right to disapprove the proposed Final Plans shall be limited to material
inconsistencies with the Preliminary Plans and noncompliance with or violation
of applicable laws, codes, ordinances or other legal requirements. Landlord may
submit the Final Plans in stages and separately for the Tenant Improvements, and
Building and Sitework, in which case the approval procedure shall apply to each
stage or portion. Any delay in the completion of the Final Plans caused by any
Tenant failure to respond within the required time to Landlord's requests shall
be a Tenant Caused Delay (as hereinafter defined).
(c) Cost Estimate. Landlord will by March 21, 1997 prepare an estimate
of the Total Project Cost (as defined in Paragraph 7(c)) based upon the General
Contractor's (as defined herein) preliminary estimate and the Preliminary Plans
for the Base Building and Breezeway and Offsite Improvements as so approved and
the then most current plans for the Tenant Improvements. Such estimate shall be
made in good faith but shall not be
-23-
binding. Either party may terminate this Lease if by March 24, 1997 written
approval by Tenant of the estimate and the development schedule ("Schedule")
with dates for approval of Final Plans, building permit submittal, building
permit issuance, and issuance of a temporary certificate of occupancy for the
Initial Improvements, and Substantial Completion have not been obtained.
(d) Commencement of Construction Before Final Plans. Landlord may
commence construction prior to finalization of the Final Plans with the consent
of Tenant and Tenant agrees that it shall cooperate with Landlord in reviewing
and approving portions of the Final Plans for different stages or elements of
the work so that construction can proceed on a "fast track" basis. The approval
process for such portions of the Final Plans shall be substantially as set forth
above, provided, however, that any Objection may not be inconsistent with the
previously approved portions of the Final Plans.
(e) Change Orders. The Final Plans define the entire scope of
Landlord's obligation to construct or provide the Initial Improvements. Tenant
shall not be entitled to specify or designate any finishes, grades of materials,
design modifications or other specifications or details of the construction of
the Initial Improvements which are not specifically provided for in or
contemplated by the Final Plans. If Tenant shall desire any such changes, Tenant
shall so advise Landlord in writing (a "Tenant Change Order Request"). Landlord
shall not unreasonably withhold or delay approval of such request, provided that
all reasonable costs incurred by Landlord in having any Tenant Change Order
Request reviewed and evaluated shall be reimbursed by Tenant upon demand. Such
costs shall include, but not be limited to, the reasonable costs of architects,
engineers, and consultants in reviewing and designing any such changes and the
cost of contractors in providing cost estimates and constructability,
functionality and product availability analyses. Landlord shall not be obligated
to accept any Tenant Change Order Request if in the judgment of Landlord the
requested change would have an adverse effect on the quality, useful life,
value, functionality or costs of operating or maintaining the Initial
Improvements. Tenant shall bear all costs and expenses associated with
incorporating into the Final Plans and the Initial Improvements any Tenant
Change Order Request accepted by Landlord. Landlord shall not be obligated to
accept the least expensive method of incorporating the requested change if in
the judgment of Landlord, such method does not incorporate sound construction
practices. Any delays in the completion of the Initial Improvements resulting
from addressing Tenant's Tenant Change Order Request and incorporating any such
change into the Final Plans and Initial Improvements and obtaining permits and
constructing such changes shall constitute an Excusable Delay (as defined
herein). Landlord's response to any Change Order Request shall set forth the
extent of Excusable Delay and additional cost associated with allowing the
Change Order. Upon agreement between Landlord and Tenant on the change that will
be incorporated into the Final Plans and Initial Improvements as a result of a
Tenant Change Order Request, and all costs related to such change (including
without limitation a reasonable allocation of additional general conditions),
and any change to the Schedule, the Tenant shall execute a Tenant Change Order
Authorization to the corresponding change order under the GMP Contract ("Change
Order"). If the Change Order increases the cost of the Initial Improvements,
then as a condition to implementation of such Change Order the Tenant shall pay
the estimated amount of such increase to Landlord when the Tenant Change Order
Authorization is executed, and a final adjusting payment shall be made upon
Substantial Completion.
(f) Long Lead Time Items. The Tenant has caused the Project Architect
to deliver to the General Contractor a set of plans for the building steel
structure, concrete foundation and concrete wall panel reinforcing steel and
imbedded miscellaneous steel, as well as construction document specifications
for other potential long lead delivery items on or before March 21, 1997. The
Tenant shall be responsible for obtaining from the General Contractor a
guaranteed price for these items by March 24, 1997, for the Tenant's approval
and Tenant's purchase of said items pursuant to separate purchase agreement
between the Tenant and the General Contractor by March 24, 1997. Every day
beyond such date that the Tenant has not ordered such items shall be a day of
Tenant Caused Delay.
(g) Payment of Costs and Fees. Until the closing has occurred pursuant
to the Real Estate Purchase and Sale Agreement between Landlord and Tenant
covering the Land ("Real Estate Contract"), Tenant
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shall pay according to the applicable contract terms all costs and fees payable
under the contract between Tenant and the Project Architect in form of A1A
Document B141, as amended (the "Architect Contract") and any necessary permit
application fees. At the closing under the Real Estate Contract, the Architect
Contract and purchase agreements with respect to long lead time items will be
assigned to Landlord and Landlord shall reimburse Tenant for such costs and
fees, and the costs incurred and paid by Tenant to purchase the long lead time
items described in Paragraph 1(f), and any necessary permit application fees for
the Initial Improvements paid by Tenant.
(h) Consultation With Tenant. Landlord shall consult with Tenant's
representative during the bidding and negotiating process and agree upon a
select list of subcontractors from whom to request bids, but Landlord shall
retain control over selection of bidding and negotiation of contracts. All
subcontracts and purchases exceeding $5,000 will be bid competitively to a
minimum of 3 bidders. Landlord will advise Tenant of the reason why Landlord
does not select the lowest bidder. Tenant's representative shall be given full
access to the construction site and all contracts, applications for payment,
payment records and other construction documentation in order to monitor the
construction and to confirm Total Project Cost.
(i) GMP Contract; Firm Estimate of Base Project Cost. Landlord will
enter into a cost plus fee with guaranteed maximum price contract using modified
A1A Documents A111 and A201 ("GMP Contract") with a general contractor selected
by Landlord and approved in writing by Tenant ("General Contractor") for the
Base Building, Breezeway and Offsite Improvements. The parties agree that P&C
Construction is acceptable as General Contractor, provided that if Tenant does
not approve the bid from P&C Construction, Landlord shall obtain other bids and
Tenant shall not unreasonably withhold its consent to the contractors giving
those bids or to the selection of the lowest of the bids. Landlord shall enter
into the GMP Contract and give a firm written estimate based thereon (together
with a projected calculation of Total Project Cost in accordance with its
standard underwriting and cost calculations as employed in the calculation of
the preliminary estimate in Paragraph 1(c)) of Total Project Cost to Tenant on
or about April 28, 1997. As used herein, "Base Project Cost" means Total Project
Cost excluding the costs of the Offsite Improvement Cost and the Breezeway Cost
and the amount of Tenant Improvements Cost that the Tenant is to bear.
Landlord's estimate of Total Project Cost shall separately identify the
estimated Base Project Cost and such estimate of Base Project Cost is referred
to herein as the "Firm Estimate".
2. Substantial Completion.
(a) Determination of Substantial Completion. Landlord shall diligently
proceed with the construction of the Initial Improvements to achieve Substantial
Completion on or before the dates set forth in the Schedule. "Substantial
Completion" shall be deemed to have occurred on the date as of which (1) the
architect who prepared the Final Plans ("Project Architect") certifies that
Substantial Completion has occurred pursuant to the Architect Contract and in
accordance with the GMP Contract and (2) the City of Hillsboro issues a
temporary certificate of occupancy for the Initial Improvements which does not
contain any condition preventing occupancy and use of the Initial Improvements.
As soon as Substantial Completion has been achieved, Landlord shall notify
Tenant in writing.
(b) Punch List. Landlord shall use all reasonable diligent efforts to
promptly complete all Punch List Items as defined in this Lease and as
designated by the Project Architect, subject to delays for long lead time items
and seasonal requirements for exterior or other outside work. Except for
incomplete Punch List Items referred to above and except as otherwise expressly
provided in this Lease upon Substantial Completion, Landlord shall have no
obligation to make any further alterations or improvements of any kind to, in or
about the Initial Improvements or the Land during the Lease Term, or any
extension or renewal thereof.
3. Project Representatives. Landlord hereby designates ▇▇▇▇▇ ▇▇▇▇▇▇ to
serve as Landlord's representative and Tenant hereby designates ▇▇▇▇ ▇▇▇▇▇▇ to
serve as Tenant's representative during the design
-25-
and construction of the Initial Improvements. All communications between
Landlord and Tenant relating to the design and construction of the Initial
Improvements shall be forwarded to or made by such party's representative.
However, no agreement shall be binding upon Landlord unless it is executed by an
officer of Landlord.
4. Tenant's Installations. Tenant shall be allowed to install its
improvements, machinery, equipment, fixtures, or other personal property on the
Premises when, in Landlord's opinion, such installation will not interfere with
Landlord's completion of construction, provided that Tenant does hereby agree to
assume all risk of loss or damage to its machinery, equipment, fixtures, and
other personal property, including any loss or damage resulting from the
negligence of Landlord and to indemnify, defend, and hold Landlord harmless from
any and all liability, loss, or damage arising from any injury to the property
of Landlord, its contractors, subcontractors, or materialmen, and any death or
personal injury to any person or persons arising out of such occupancy or
installation. To the extent Tenant uses any of Landlord's contractors or
subcontractors in connection with the installation of its improvements, Tenant
acknowledges and agrees that Landlord's work shall take priority over that of
the Tenant and that Tenant shall not divert Landlord's contractors or
subcontractors from the performance of their work obligations for Landlord.
Tenant shall provide insurance with respect to such installation in the same
manner as Tenant-Made Alterations.
5. Excusable Delay. The time required in the Schedule to achieve
Substantial Completion shall be extended for such period of time as may be
necessary to compensate for delay in obtaining permits and approvals or in the
construction of the Initial Improvements caused or contributed to by the act or
neglect of Tenant, or those acting for or under Tenant, including without
limitation failure of Tenant to approve Preliminary Plans or Final Plans, or
such portion thereof that would enable Landlord to make a proper submittal for a
building permit under the Schedule by the building permit submittal date in the
Schedule or to agree upon Preliminary Plans or Final Plans that results in a
resubmittal of the application for the building permit, or should there occur
any delay in achieving any of the benchmark dates in the Schedule or in
obtaining any building permits or approvals required for the Initial
Improvements caused by strikes, lockouts, labor disputes, casualties, acts of
God or the public enemy, governmental embargo restrictions, shortages of fuel,
labor or building materials, action or non-action of public utilities or of
applicable governmental authority or building officers affecting the work,
weather conditions resulting in more than 5 cumulative lost work days in the
aggregate, the rebidding of the project according to Paragraph 1(i), or other
causes beyond Landlord's reasonable control ("Excusable Delay").
6. Delay Damages and Termination. If, for any reason other than an
Excusable Delay, Substantial Completion shall not have occurred on or before the
applicable date set forth in the Schedule, then until Substantial Completion is
achieved, Landlord shall pay to Tenant, as liquidated damages and not as a
penalty, one day's Base Rent for each day from and after 30 days after the
applicable date set forth in the Schedule for Substantial Completion up to a
maximum total of 120 days of Base Rent in liquidated damages. Delay damages
shall be paid by a credit in an equal amount against the installments of Base
Rent in the order in which they become due and payable or shall be paid in cash
in the event of a termination because of delay. Landlord and Tenant stipulate
that it would be impracticable under presently known conditions and anticipated
facts and circumstances to ascertain and establish Tenant's damages caused by
such delay, and that the measure of damages provided above is a reasonable
estimation of such damages. If, for any reason other than an Excusable Delay,
Substantial Completion is not achieved within 120 days after the applicable date
set forth in the Schedule, subject to Excusable Delay, then Tenant may, at its
option, terminate this Lease by written notice to Landlord on or before 10 days
after such date, in which case all of Landlord's and Tenant's obligations
hereunder shall terminate except that Landlord shall pay to Tenant the
liquidated damages as provided above to the date of termination, and neither
party shall have any further obligations to the other with respect to this
Lease. Tenant waives all claims for consequential or other damages as a result
of any delay, provided that this waiver shall not apply in the event that
Landlord intentionally and wilfully breaches or repudiates this Lease prior to
completion of construction.
-26-
7. Total Project Cost and Base Rent.
(a) The "Rent Commencement Date" shall mean the 17th day following
Substantial Completion.
(b) "Project close-out" is the date that (1) all permits and approvals
for operation of the Initial Improvements has been obtained; (2) all contractor,
subcontractor, suppliers, architects and others who supplied labor or materials
have been paid in full; (3) the Project Architect has issued a certificate of
final payment pursuant to the GMP Contract; and (4) all Punch List Items have
been completed and a final certificate of occupancy issued. Landlord shall cause
Project close-out to occur as soon as reasonably possible.
(c) Total Project Cost.
(1) "Total Project Cost" shall mean the sum of:
(i) the land cost - the purchase price paid by Landlord to
purchase the Land and all out-of-pocket costs paid to third party
consultants, costs related to due diligence, and the acquisition
and cumulative carrying costs of the Land incurred by Landlord
through the Rent Commencement Date plus any reimbursements paid
by Landlord to Tenant under this Lease or the Real Estate
Contract for due diligence and other costs incurred by Tenant
related to its acquisition of the Land;
(ii) improvement and development costs -- hard costs and
soft costs incurred by Landlord through Project close-out to
prepare the Land and construct the Initial Improvements and
related on-site and off-site paving, landscaping and utility
lines, all as reasonably determined by Landlord according to its
standard underwriting criteria and cost calculations. Such Total
Project Cost shall include but not be limited to environmental
and geotechnical studies, surveys, infrastructure costs, impact
fees, building and permit fees, site preparation costs;
architectural and engineering fees and design fees, including
kitchen consultant and architect; legal fees; title insurance;
testing; labor and materials to construct the Initial
Improvements and related on-site and off-site infrastructure and
improvements; permit fees and fees payable to contractors;
project landscaping, including related design fees and permits;
water, gas and electrical hookup fees and related miscellaneous
costs; builder's risk insurance; property tax and common area
maintenance fees assessed during construction period (beginning
upon acquisition and ending on the Rent Commencement Date);
(iii) a development fee of $266,819; leasing and brokerage
commissions of $250,000 incurred in connection with the Initial
Improvements, Landlord's average cost of coverage for liability
insurance during the period ending on the Rent Commencement Date;
services for verification of compliance with city ordinances and
other laws; and
(iv) imputed interest at 9 percent per year on Total Project
Cost (imputed interest accrues on actual cost as and when
incurred up to the Rent Commencement Date). For purposes of
calculating such imputed interest, any portion of Total Project
Cost advanced by Tenant and evidenced by the Purchase Money Note
made by Landlord, payable to Tenant, as contemplated under the
Real Estate Purchase and Sale Agreement of even date herewith
between Landlord, as Purchaser, and Tenant, as Seller, shall not
be deemed "incurred" by Landlord until paid under such Note.
However, any interest accrued under such Note as of the Rent
Commencement Date shall be included in Total Project Cost.
(2) Costs Not Included. Total Project Cost shall not include:
-27-
(i) appraisal costs; and
(ii) construction interest, taxes, utilities, insurance and
common area maintenance charges during any period of delay during
which Landlord is liable to Tenant for liquidated damages as
described in Paragraph 6 of this Addendum.
(3) Access to Records. Tenant shall have reasonable access to
Landlord's books and records at all reasonable times following
execution of this Lease so as to be able to review the costs being
incurred as part of Total Project Cost.
(d) Breezeway Cost and Breezeway Amortization. The "Breezeway Cost" is
the portion of the Total Project Cost applicable to the construction of the
Breezeway, including all Phase 1, Building and site modifications and related
soft costs. Tenant may, at its option, either pay the Breezeway Cost to Landlord
within five (5) days after Substantial Completion or to pay such cost as
Amortization Rent, fully amortizing such cost at 10.5 percent per year and paid
in level equal monthly installments over the initial lease term ("Breezeway
Amortization").
(e) Tenant Improvement Allowance. Total Project Cost includes a tenant
improvement allowance related to the Tenant Improvements ("Tenant Improvements
Cost") in the amount of $22.00 per rentable square foot of the Base Building
(determined by the Project Architect according to the BOMA office standard in
effect). The allowance will be used to pay only amounts due to the General
Contractor on account of Tenant Improvements, such as for the costs of labor,
materials, $35,500.00 toward general conditions, and the fee or profit of the
general contractor ("general conditions" refers to those costs incurred by the
General Contractor not specifically allocable to any portion of the work, such
as the cost of the job site trailer, toilets and barricades, daily job cleanup
but not janitorial cleanup, construction period temporary utilities,
superintendent expense and supervision expense). If the total of Tenant
Improvements Cost exceeds the allowance of $22.00 per square foot, such costs
shall include all related expenses, and not just the above-identified costs
payable to the general contractor (for example, once the allowance of $22.00 per
square foot figure is exceeded, the Tenant Improvements Cost shall include
expenses related to design, permits, testing and inspection, all risk insurance,
construction period interest, general conditions, and all other impacted line
items). Tenant shall pay to Landlord on the ninetieth (90th) day after project
commencement (and each day of delay in payment is a day of Excusable Delay) 50
percent of the amount, if any, by which Forum Properties, as project manager,
estimates that the Tenant Improvements Cost will exceed the allowance. After
Substantial Completion, Tenant will pay to Landlord the balance of such excess.
In the event the Tenant Improvements Cost exceeds $22.00 per rentable square
foot, the excess portion shall include a reasonable increase on the allocation
of general conditions.
(f) Offsite Improvements. The "Offsite Improvements Cost" is the
portion of the Total Project Cost applicable to the construction of the Offsite
Improvements (which will be bid separately from the work in the Base Building
and Breezeway) and will have a reasonable general condition allocation. Tenant
shall pay for all of the Offsite Improvements Cost, as adjusted for change
orders, in 3 installments, the first installment due on the date actual
construction begins on the Offsite Improvements, and the next two on the same
day of each of the two months immediately following.
(g) Base Rent. Base Rent for each year of the initial five (5) years
of the Lease Term shall equal 10.5 percent multiplied by the actual Base Project
Cost up to a maximum of $6.4 million, provided that the Base Rent shall not be
less than 10.5 percent multiplied by the Firm Estimate, nor more than 10.5
percent multiplied by the Firm Estimate plus $450,000. The amount, if any, by
which actual Base Project Cost exceeds $6.4 million shall be fully amortized at
an interest rate of 10.5 percent per year in equal monthly installments of
Amortization Rent over the initial lease term (ending October 31, 2011),
provided that any Base Project Cost in excess of the lesser of (i) the Firm
Estimate plus $450,000 or (ii) $6.7 million shall be borne by Landlord.
For each succeeding 5-year period or portion thereof during the initial
Lease Term, Base Rent for each year in such 5-year period or portion thereof
shall equal the Base Rent applicable to the immediately preceding 5-year period,
increased by 15 percent.
-28-
8. Amendment. After Substantial Completion, Landlord and Tenant shall
execute and deliver an amendment prepared by Landlord setting forth the date of
Substantial Completion Date, the Rent Commencement Date, the Base Rent
applicable for the Lease Term, and the exact square footage of the Base
Building. Landlord and Tenant shall execute an amended and restated lease
prepared by Landlord on the same terms as contained in this Lease and Addendum
incorporating such calculations and omitting those construction provisions of
this Lease and Addendum which are, at that time, no longer applicable; such
amended and restated Lease shall indicate that construction was satisfactorily
completed and the Initial Improvements accepted by Tenant.
-29-
ADDENDUM TO BUILD-TO-SUIT LEASE AGREEMENT
[RadiSys Phase 2 Facility, Hillsboro, OR]
TENANT'S RIGHT OF FIRST OFFER
1. Grant of Right of First Offer. In the event Landlord intends to sell or
to make the Premises available for purchase to unrelated third parties, Landlord
shall give Tenant written notice of this intention and of the intended offering
sale price of the Premises (the "Price Notice"). In the event Tenant desires to
purchase the Premises at the offering sale price indicated by Landlord, Tenant
shall give to Landlord a written notice of such desire (the "Interest Notice")
within seven days of receipt of the Price Notice. If no Interest Notice is
timely given by Tenant, then Tenant shall have no further rights under this
Paragraph 1 unless Landlord decides to offer the Premises for sale at a price
lower than 95 percent of the price set forth in the Price Notice, in which case
a second Price Notice shall be given to Tenant and seven days afforded for
Tenant to give an Interest Notice stating Tenant's desire to purchase the
Premises at the new price. In the event an Interest Notice is timely given by
Tenant, then Landlord and Tenant shall negotiate during the 10-day period
following the giving of Tenant's Interest Notice in a good faith attempt to
execute a definitive purchase and sale agreement whereby Landlord would sell to
Tenant and Tenant would purchase from Landlord the Premises at the price stated
in the Price Notice. However, neither party shall have any obligation to execute
a purchase and sale agreement not acceptable to such party, in its sole and
absolute discretion. In the event the parties fail to execute a mutually
agreeable purchase and sale agreement within the 10-day period allowed, or in
the event such a purchase and sale agreement is executed but is subsequently
terminated without consummation of the sale, Tenant shall have no further rights
under this Paragraph 1. In no event whatsoever shall Tenant have the right to
assert any right to purchase the Premises once Landlord has executed a contract
for the sale of the Premises to a third party as otherwise permitted under this
Paragraph 1, even if the price under such contract, as the same may be amended,
is less than the price stated in the applicable Price Notice or the price at
which Landlord would otherwise have an obligation to give to Tenant a new Price
Notice. Any price set forth in a Price Notice given to Tenant, and any
transaction whereby the Premises is sold to Tenant, will be on the basis that
Landlord shall pay no real estate commission on account of such sale to any
broker representing Tenant. Landlord may offer the Premises to third parties at
a price equal to or greater than the price set forth in the Price Notice, or at
any price greater than 95 percent of the price set forth in the Price Notice.
2. Limitation of Rights. Except for any second Price Notice under Paragraph
1, (a) the notification and negotiation rights allowed to Tenant pursuant to
Paragraph 1 are allowed on a "one time" basis only, and (b) Landlord shall have
no obligation to re-notify Tenant of any changes in its sales intentions or
offering price, nor to re-notify Tenant of subsequent sales efforts if the
Landlord does not sell the Premises following the first Price Notice.
3. Exclusions. The rights of Tenant under this Right of First Offer are
limited to notification and negotiation in anticipation of Landlord offering the
Premises for purchase by unrelated third parties. There shall be no notification
or negotiation rights of Tenant in any other case whatsoever, including but not
limited to cases of (a) a conveyance by Landlord to an affiliated party and any
conveyance in connection with a merger or other corporate transaction, (b) a
conveyance by Landlord to a lender who then holds a lien on the Premises, (c) a
conveyance in connection with a foreclosure sale, (d) a conveyance or taking in
connection with a condemnation, (e) a conveyance which is part of a financing
transaction (for example, a sale and master lease back), (f) a conveyance by any
subsequent owner of the Premises other than the Landlord originally named
herein, or (g) a sale or offering in which Landlord packages the Premises with
one or more other properties owned by Landlord and/or any affiliate of Landlord
for sale as a group, on the open market or otherwise, to one or more third
parties. No transfer of any or all of the ownership interests in Landlord (for
example, shares of stock) merger or other corporate reorganization shall be
deemed a conveyance or sale of the Premises.
-32-
4. Personal Nature of Rights. The rights granted pursuant to this Right of
First Offer are personal to RadiSys Corporation and any RadiSys Affiliate
succeeding to its interest as Tenant and may be exercised only during the Lease
Term or any Extension Term.
5. Estoppel Certificate. Tenant shall execute and deliver to Landlord,
within ten days of request made from time to time, a certificate stating to the
extent applicable (a) that Tenant has no further rights under this Right of
First Offer and that the Lease is thereby amended by deleting the provisions of
this Right of First Offer, or (b) those rights which Tenant still possesses
under this Right of First Offer. In the event Tenant fails to execute and
deliver such a certificate, then Landlord may issue such a certificate and the
same shall be binding upon Tenant, except only to the extent of specific
objections, if any, made by Tenant in a written notice delivered to Landlord
within five days of delivery to Tenant of such a certificate issued by Landlord.
6. Sale Terms. Once Landlord has delivered a notice to Tenant of an
intended offering of the Premises and Tenant's rights with respect to such
offering have ended (from failure to deliver a notice of interest within seven
days, from failure to execute a purchase and sale agreement within 10 days, or
from failure to consummate a sale on the terms set forth in the purchase and
sale agreement), Landlord shall be free to market the Premises and to sell the
same without challenge by Tenant as to any defect in the notice or negotiations.
It is intended that Landlord and any third party whomsoever shall be
conclusively entitled to rely upon the lapse of the rights granted under this
Right of First Offer and that Tenant shall have no claim or right to assert that
any lower price or different terms than those communicated to Tenant give rise
to an additional right of Tenant to pursue a purchase of the Premises. Landlord
shall have the right to market and sell the Premises on any terms desired, from
time to time, after complying with the notice and negotiation requirements of
Paragraph 1 above.
7. Tenant Default. Tenant shall not be entitled to notification or to
exercise its rights hereunder at any time an Event of Default exists.
-33-
ADDENDUM TO BUILD-TO-SUIT LEASE AGREEMENT
[RadiSys Phase 2 Facility, Hillsboro, OR]
LANDLORD'S RIGHT OF FIRST NEGOTIATION
1. Grant of Right of First Negotiation. In the event Tenant intends to sell
or to make the land described in Exhibit 1 ("Phase 3 Land") or Exhibit 2 ("Phase
4 Land") available for purchase to unrelated third parties, Tenant shall give
Landlord written notice of this intention (the "Notice"). In the event Landlord
desires negotiate for the purchase of either the Phase 3 Land or the Phase 4
Land, as designed in the Notice, Landlord shall give to Tenant a written notice
of such desire (the "Interest Notice") within seven days of receipt of the
Notice. If no Interest Notice is timely given by Landlord, then Landlord shall
have no further rights under this Paragraph 1. In the event an Interest Notice
is timely given by Landlord, then Tenant and Landlord shall negotiate during the
10-day period following the giving of the Interest Notice in a good faith
attempt to execute a definitive purchase and sale agreement whereby Tenant would
sell to Landlord and Landlord would purchase from Tenant the applicable land.
However, neither party shall have any obligation to execute a purchase and sale
agreement, not acceptable to such party, in its sole and absolute discretion. In
the event the parties fail to execute a mutually agreeable purchase and sale
agreement within the 10-day period allowed, or in the event such a purchase and
sale agreement is executed but is subsequently terminated without consummation
of the sale, Landlord shall have no further rights under this Paragraph 1. In no
event whatsoever shall Landlord have the right to assert any right to purchase
the applicable land once Tenant has executed a contract for the sale of the
applicable land to a third party as otherwise permitted under this Paragraph 1.
Any transaction whereby the applicable land is sold to Landlord will be on the
basis that Tenant shall pay no real estate commission on account of such sale to
any broker representing Landlord.
2. Limitation of Rights. (a) The notification and negotiation rights
allowed to Landlord pursuant to Paragraph 1 are allowed on a "one time" basis
only, and (b) Tenant shall have no obligation to re-notify Landlord of any
changes in its sales intentions, nor to re-notify Landlord of subsequent sales
efforts if the Tenant does not sell the applicable land following the Notice;
provided that Tenant in good faith intended to sell the land.
3. Exclusions. The rights of Landlord under this Right of First Negotiation
are limited to notification and negotiation in anticipation of Tenant offering
the applicable land for purchase by unrelated third parties. There shall be no
notification or negotiation rights of Landlord in any other case whatsoever,
including but not limited to cases of (a) a conveyance to any party, including
an unrelated third party, in connection with the development of the applicable
land into a facility to be occupied by Tenant or an affiliate of Tenant, (b) a
conveyance by Tenant to an affiliated party and any conveyance in connection
with a merger or other corporate transaction, (c) a conveyance by Tenant to a
lender who then holds a lien on the applicable Land, (d) a conveyance in
connection with a foreclosure sale, (e) a conveyance or taking in connection
with a condemnation, (f) a conveyance which is part of a financing transaction
(for example, a sale and master lease back), and (g) a conveyance by any
subsequent owner of the applicable Land other than RadiSys Corporation or
RadiSys Affiliate. No transfer of any or all of the ownership interests in
Tenant (for example, shares of stock) merger or other corporate reorganization
shall be deemed a conveyance or sale of the applicable land.
4. Estoppel Certificate. Landlord shall execute and deliver to Tenant,
within ten days of request made from time to time, a certificate stating to the
extent applicable (a) that Landlord has no further rights under this Right of
First Negotiation and that the Lease is thereby amended by deleting the
provisions of this Right of First Negotiation, or (b) those rights which
Landlord still possesses under this Right of First Negotiation. In the event
Landlord fails to execute and deliver such a certificate, then Tenant may issue
such a certificate and the same shall be binding upon Landlord, except only to
the extent of specific objections, if any, made by Landlord in a written notice
delivered to Tenant within five days of delivery to Landlord of such a
certificate issued by Tenant.
-41-
5. Sale Terms. Once Tenant has delivered a notice to Landlord of an
intended offering of the applicable land and Landlord's rights with respect to
such offering have ended (from failure to deliver a notice of interest within
seven days, from failure to execute a purchase and sale agreement within 10
days, or from failure to consummate a sale on the terms set forth in the
purchase and sale agreement), Tenant shall be free to market the applicable land
and to sell the same without challenge by Landlord as to any defect in the
notice or negotiations. It is intended that Tenant and any third party
whomsoever shall be conclusively entitled to rely upon the lapse of the rights
granted under this Right of First Negotiation and that Landlord shall have no
claim or right to pursue a purchase of the applicable land. Tenant shall have
the right to market and sell the applicable Land on any terms desired, from time
to time, after complying with the notice and negotiation requirements of
Paragraph 1 above.
6. Landlord Default. Landlord shall not be entitled to notification or to
exercise its rights hereunder at any time that Landlord is in default under this
Lease after applicable notice and cure, if any, provided in this Lease.
7. Applies to Each Phase. The rights hereunder apply separately to each of
the Phase 3 Land and the Phase 4 Land and to any portion or combination of such
lands that are to be sold or conveyed.
-42-
EXHIBIT 1
Legal Description - RadiSys Phase 3
-----------------------------------
▇▇▇ ▇▇, "▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇. ▇", ▇ ▇▇▇▇ of Record in the Northwest
Quarter of Section 27, and the Northeast Quarter of Section 28, Township 1
North, Range ▇ ▇▇▇▇, ▇.▇., ▇▇▇▇ ▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ County, Oregon, as
adjusted by lot line adjustment recorded as document no. 96009276.
Together with that certain Common Access Drive and Utility Easement for ingress
and egress as set forth in the recorded Plat of ▇▇▇▇▇▇ Creek Corporate Park No.
2, and the Amendments to the Common Access Drive Easement recorded January 31,
1996, Recorder's Fee No. 96009274 and Recorder's Fee No. 96009275, Deed Records
of Washington County, Oregon.
EXHIBIT 2
Legal Description - RadiSys Phase 4
Parcel 1, Partition Plat Number 1996-021, a Plat of Record in the Northeast
Quarter of Section 28, Township 1 North, Range 2 West, Willamette Meridian, City
of Hillsboro, Washington County, Oregon, but excluding the portion of such
Parcel 1 described as follows:
BEGINNING at the Southeast corner of said Parcel 1 and
running thence along the East boundary thereof 80.44 feet
along the arc of a 1300.00 foot radius curve to the left
(the long chord of which bears North 00(Degree)55'03" West
80.43 feet); thence leaving said East boundary North
90(Degree)00'00" West 359.90 feet; thence South
47(Degree)43'17" West 50.57 feet to a point on the West
boundary of said Parcel 1; thence along the boundary of said
Parcel 1 70.68 feet along the arc of a 104.01 foot radius
nontangent curve to the right (the long chord of which bears
South 13(Degree)00'07" East 69.33 feet) and North
86(Degree)50'23" East 383.59 feet to the point of beginning.
Together with that certain Common Access Drive and Utility Easement for ingress
and egress as set forth in the recorded Plat of ▇▇▇▇▇▇ Creek Corporate Park No.
2, and the Amendments to the Common Access Drive Easement recorded January 31,
1996, Recorder's Fee No. 96009274 and Recorder's Fee No. 96009275, Deed Records
of Washington County, Oregon.
