Exhibit 10.10
AMENDMENT NO. 6
TO LEASE
THIS AMENDMENT
NO. 6 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 August 17, 1990 Landlord leased to
Tenant all of that certain 104,170+/- square foot building located
at 7000 East Middlefield Rd., Mountain View, California, the
details of which are more particularly set forth in said
August 17, 1990 Lease Agreement (the "Lease"), and
B. WHEREAS,
said Lease was amended by the Commencement Letter dated
April 1, 1991 which amended the Commencement Date of the Lease
to commence March 15, 1991 and terminate March 14, 1999,
and
C. WHEREAS,
said Lease was amended by Amendment No. 1 dated June 16,
1992 which: (i) extended the Lease Term through
October 31, 2000; (ii) added a Paragraph addressing
co-terminous lease terms; (iii) replaced Lease
Paragraph 51 ("Hazardous Materials") and Exhibit A
to the Lease; and (iv) amended Lease Paragraph 31
("Notices") and the Basic Rent schedule, and
D. WHEREAS,
said Lease was amended by Amendment No. 2 dated March 22,
1993 which extended the Lease Term through December 31, 2000
and amended the Basic Rent Schedule, and
E. WHEREAS,
said Lease was amended by Amendment No. 3 dated June 23,
1993, which: (i) extended the Term of the Lease through
December 31, 2002 to be co-terminous with the projected term
of the Lease Agreement dated June 23, 1993 for premises
located at 700A East Middlefield Road, Mountain View, California;
(ii) amended the Basic Rent schedule; and (iii) replaced
Paragraph 47 ("Parking"), and
F. WHEREAS,
said Lease was amended by Amendment No. 4 dated
November 4, 1994 which: (i) extended the Term of the
Lease through 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 East Middlefield
Road, Mountain View, California and (ii) amended the Basic
Rent schedule and the Aggregate Rent of the Lease Agreement,
and
G. WHEREAS,
said Lease was amended by Amendment No. 5 dated
October 4, 1995, which: (i) amended Amendment No. 3
Paragraph 2 ("Lease Terms Co-Terminous") and Amendment
No. 2 Paragraph 1 ("Term of Lease") to include reference
to Tenant's other lease agreements with Landlord dated
June 16, 1992, June 23, 1993, and August 24, 1994
for premises respectively located at 700B and 700A East
Middlefield Road, Mountain View, California and 1101 West
Maude Avenue, Sunnyvale, California (the "Other Leases");
(ii) added a Cross Default Paragraph in reference to the Other
Leases; and (iii) established Tenant's temporary driveway
rights to adjacent property leased by Tenant at 1101 West
Maude Avenue, Mountain View, California; and (iv) replaced
Exhibit A to said Lease, and
H. WHEREAS, it
is now the desire of the parties hereto to amend the Lease by
(i) extending the Term for twelve 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, (vii) replacing Lease Paragraphs 12 ("Property
Insurance") and 31 ("Notices"), (viii) 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"), and (ix) adding a, paragraph ("Authority to
Execute") to said 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 SCHEDULE : The monthly Basic Rent Schedule 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 1, 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 1, 2015.
The Aggregate
Basic Rent for the Lease Term, as extended,
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