Exhibit 10.14
AMENDMENT NO. 4
TO LEASE
THIS AMENDMENT
NO. 4 is made and entered into this 18th day of July, 2001, by and
between JOHN ARRILLAGA, Trustee, or his Successor Trustee UTA dated
7/20/77 (JOHN ARRILLAGA SURVIVOR'S TRUST) (previously known as the
"Arrillaga Family Trust" and the "John Arrillaga Separate Property
Trust") as amended, and RICHARD T. PEERY, Trustee, or his Successor
Trustee UTA dated 7/20/77 (RICHARD T. PEERY SEPARATE PROPERTY
TRUST) as amended, collectively as LANDLORD, and
SYNOPSYS, INC., a Delaware corporation, as TENANT.
RECITALS
A. WHEREAS, by
Lease Agreement dated June 16, 1992 Landlord leased to Tenant
all of that certain 104,170+/- square foot building located at 700B
E. Middlefield Road, Mountain View, California, the details of
which are more particularly set forth in said June 16, 1992
Lease Agreement, and
B. WHEREAS,
said Lease was amended by the Commencement Letter dated
March 9, 1993 which changed the Commencement Date of the Lease
from November 1, 1992 to December 21, 1992, and changed
the Termination Date from October 31, 2000 to
December 31, 2000, and,
C. WHEREAS,
said Lease was amended by Amendment No. 1 dated June 23,
1993, which: (i) established December 21, 1993 as the
Commencement Date for the second floor of the Premises;
(ii) extended the Term for two years, changing the Termination
Date from December 31, 2000 to December 31, 2002 to be
co-terminous with the projected term of the lease agreement dated
June 23, 1993 for premises located at 700A E. Middlefield
Road, Mountain View, California, (iii) amended the Basic Rent
Schedule; (iv) replaced Lease Paragraph 46 ("Parking");
and (v) established June 1, 1993 as the Commencement Date
for the payment of Additional Rent expenses for 100% of the
building, and
D. WHEREAS,
said Lease was amended by Amendment No. 2 dated
November 4, 1994 which: (i) extended the Term for two
months, thereby changing the Termination Date from
December 31, 2002 to February 28, 2003 to be co-terminous
with the extended termination date of the lease agreement dated
June 23, 1993 for premises located at 700A E. Middlefield
Road, Mountain View, California, and (ii) amended the Basic
Rent Schedule and Aggregate Rent accordingly, and
E. WHEREAS,
said Lease was amended by Amendment No. 3 dated
October 4, 1995 which: (i) amended (a) Amendment
No. 1 Paragraph 3 ("Lease Terms Co-Terminous") and
(b) Lease Paragraph 49 ("Cross Default") to include
reference to Tenant's other lease agreements with Landlord dated
August 17, 1990, June 23, 1993 and August 24, 1995
for premises respectively located at 700C and 700A E.
Middlefield Road and 1101 W. Maude Avenue, Mountain View,
California; (ii) amended Lease Paragraph 52.B.
("Structural Capital Costs Regulated by Governmental Agencies after
the Commencement of this Lease Not Caused by Tenant or Tenant's
Uses or Remodeling of the Premises") to correct an error disclosed
by an audit of said Lease which required the deletion of the
reference to the last four years of the Lease Term as a factor in
calculating Tenant's cash contribution towards the cost of said
capital improvements; (iii) established Tenant's temporary
driveway rights to adjacent property leased by Tenant at
1101 W. Maude Avenue, Mountain View, California; and
(iv) replaced Exhibit A to said Lease,
and
F. WHEREAS, it
is now the desire of the parties hereto to amend the Lease by
(i) extending the Term for twelve (12) years, thereby
changing the Termination Date from February 28, 2003 to
February 28, 2015, (ii) amending the Basic Rent schedule
and Aggregate Rent accordingly, (iii) increasing the Security
Deposit required under the Lease, (iv) amending the Management
Fee charged to Tenant, (v) replacing Lease Paragraphs 12
("Property Insurance") and 31 ("Notices"), (vi) amending Lease
Paragraphs 5 ("Acceptance and Surrender of Premises"), 6
("Alterations and Additions"), 11 ("Tenant's Personal Property
Insurance and Workman's Compensation Insurance") and
21 ("Destruction"), (vii) adding a paragraph
("Authority to Execute") and (viii) deleting Lease
Paragraphs 54 ("Option to Lease Building A (700A Middlefield
Rd., Mt. View, CA) Option Space"), 55 ("First Right of Refusal")
and 56 ("Rights Reserved for Tenant's Personal Benefit") to the
Lease Agreement as hereinafter set forth.
AGREEMENT
NOW THEREFORE,
for valuable consideration, receipt of which is hereby
acknowledged, and in consideration of the hereinafter mutual
promises, the parties hereto do agree as follows:
1.
TERM OF LEASE : It is agreed between the parties that the
Term of said Lease Agreement shall be extended for an additional
twelve (12) year period, and the Lease Termination Date shall
be changed from February 28, 2003 to February 28,
2015.
2.
BASIC RENT : The monthly Basic Rent shall be adjusted as
follows:
On
March 1, 2003, the sum of TWO HUNDRED TWENTY NINE THOUSAND ONE
HUNDRED SEVENTY FOUR AND NO/100 DOLLARS ($229,174.00) shall be due,
and a like sum due on the first day of each month thereafter,
through and including February 1, 2004.
On
March 1, 2004, the sum of TWO HUNDRED THIRTY FOUR THOUSAND
NINE HUNDRED THREE AND 35/100 DOLLARS ($234,903.35) shall be due,
and a like sum due on the first day of each month thereafter,
through and including February 1, 2005.
On
March 1, 2005, the sum of TWO HUNDRED FORTY THOUSAND SEVEN
HUNDRED SEVENTY FIVE AND 93/100 DOLLARS ($240,775.93) shall be due,
and a like sum due on the first day of each month thereafter,
through and including February 1, 2006.
On
March 1, 2006, the sum of TWO HUNDRED FORTY SIX THOUSAND SEVEN
HUNDRED NINETY FIVE AND 33/100 DOLLARS ($246,795.33) shall be due,
and like sum due on the first day of each month thereafter, through
and including February 1, 2007.
On
March 1, 2007, the sum of TWO HUNDRED FIFTY TWO THOUSAND NINE
HUNDRED SIXTY FIVE AND 22/100 DOLLARS ($252,965.22) shall be due,
and a like sum due on the first day of each month thereafter,
through and including February 1, 2008.
On March l,
2008, the sum of TWO HUNDRED FIFTY NINE THOUSAND TWO HUNDRED EIGHTY
NINE AND 35/100 DOLLARS ($259,289.35) shall be due, and a like sum
due on the first day of each month thereafter, through and
including February 1, 2009.
On
March 1, 2009, the sum of TWO HUNDRED SIXTY FIVE THOUSAND
SEVEN HUNDRED SEVENTY ONE AND 58/100 DOLLARS ($265,771.58) shall be
due, and a like sum due on the first day of each month thereafter,
through and including February 1, 2010.
On
March 1, 2010, the sum of TWO HUNDRED SEVENTY TWO THOUSAND
FOUR HUNDRED FIFTEEN AND 87/100 DOLLARS ($272,415.87) shall be due,
and a like sum due on the first day of each month thereafter,
through and including February 1, 2011.
On
March 1, 2011, the sum of TWO HUNDRED SEVENTY NINE THOUSAND
TWO HUNDRED TWENTY SIX AND 27/100 DOLLARS ($279,226.27) shall be
due, and a like sum due on the first day of each month thereafter,
through and including February 1, 2012.
On
March 1, 2012, the sum of TWO HUNDRED EIGHTY SIX THOUSAND TWO
HUNDRED SIX AND 92/100 DOLLARS ($286,206.92) shall be due, and a
like sum due on the first day of each month thereafter, through and
including February 1, 2013.
On
March 1, 2013, the sum of TWO HUNDRED NINETY THREE THOUSAND
THREE HUNDRED SIXTY TWO AND 10/100 DOLLARS ($293,362.10) shall be
due, and a like sum due on the first day of each month thereafter,
through and including February 1, 2014.
On
March 1, 2014, the sum of THREE HUNDRED THOUSAND SIX HUNDRED
NINETY SIX AND 15/100 DOLLARS ($300,696.15) shall be due, and a
like sum due on the first day of each month thereafter, through and
including February l, 2015.
The Aggregate
Basic Rent for the Lease Term, as extended, s
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