Office Lease

Exhibit 10.20


OFFICE LEASE


by and between


MARLBOROUGH CAMPUS LIMITED PARTNERSHIP
as landlord


and


3COM CORPORATION
as tenant


OFFICE LEASE


OFFICE LEASE.............................................................................1


ARTICLE 1 PREMISES, BUILDING, PROJECT, AND COMMON AREAS.................................3
1.1 The Premises.................................................................3
1.2 The Building and The Project.................................................4
1.3 Common Areas.................................................................4
1.4 Furniture....................................................................6
1.5 Card Key Access..............................................................6


ARTICLE 2 LEASE TERM....................................................................7
2.1 Lease Term...................................................................7
2.2 Option to Extend.............................................................7


ARTICLE 3 BASE RENT.....................................................................8
3.1 Base Rent....................................................................8


ARTICLE 4 ADDITIONAL RENT...............................................................8
4.1 General Terms................................................................8
4.2 Definitions of Key Terms Relating to Additional Rent.........................9
4.3 Allocation of Direct Expenses...............................................12
4.4 Calculation and Payment of Additional Rent..................................13
4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible............14
4.6 Landlord's Books and Records................................................15
4.7 Tenant's Electricity Cost...................................................15
4.8 Additional Rent for Additional Premises.....................................15


ARTICLE 5 USE OF PREMISES..............................................................16
5.1 Permitted Use...............................................................16
5.2 Prohibited Uses.............................................................16
5.3 CC&Rs.......................................................................16
5.4 Condition of Premises.......................................................17
5.5 Demising Plan...............................................................17
5.6 Rules and Regulations.......................................................18


ARTICLE 6 SERVICES AND UTILITIES.......................................................18
6.1 Standard Tenant Services....................................................18
6.2 Requirements of Tenant......................................................19
6.3 Interruption of Use.........................................................19


ARTICLE 7 REPAIRS......................................................................20
7.1 Landlord's Obligations......................................................20
7.2 Tenant's Obligations........................................................21


ARTICLE 8 ADDITIONS AND ALTERATIONS....................................................21
8.1 Landlord's Consent to Alterations...........................................21
8.2 Manner of Construction......................................................22
8.3 Payment for Improvements....................................................23


8.4 Construction Insurance......................................................23
8.5 Landlord's Property.........................................................23


ARTICLE 9 COVENANT AGAINST LIENS.......................................................24


ARTICLE 10 INSURANCE....................................................................24
10.1 Indemnification and Waiver..................................................24
10.2 Tenant's Compliance With Landlord's Fire and Casualty Insurance.............25
10.3 Tenant's Insurance..........................................................25
10.4 Form of Policies............................................................26
10.5 Subrogation.................................................................26
10.6 Landlord's Insurance........................................................26


ARTICLE 11 DAMAGE AND DESTRUCTION.......................................................27
11.1 Repair of Damage by Landlord................................................27
11.2 Landlord's Option to Repair.................................................28
11.3 Tenant's Option to Terminate................................................29
11.4 Waiver of Statutory Provisions..............................................29


ARTICLE 12 NON-WAIVER...................................................................29


ARTICLE 13 CONDEMNATION.................................................................29
13.1 Condemnation................................................................29
13.2 Tenant's Right to Award.....................................................30


ARTICLE 14 ASSIGNMENT AND SUBLETTING....................................................30
14.1 Transfers...................................................................30
14.2 Landlord's Consent..........................................................31
14.3 Transfer Premium............................................................32
14.4 Landlord's Option as to Subject Space.......................................33
14.5 Effect of Transfer..........................................................33
14.6 Occurrence of Default.......................................................34
14.7 Non-Transfers...............................................................34


ARTICLE 15 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES...............35
15.1 Surrender of Premises.......................................................35
15.2 Removal of Tenant Property by Tenant........................................35


ARTICLE 16 HOLDING OVER.................................................................35
16.1 Interim Premises............................................................35
16.2 Additional Premises.........................................................36
16.3 Premises....................................................................36


ARTICLE 17 ESTOPPEL CERTIFICATES........................................................37


ARTICLE 18 SUBORDINATION................................................................37


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ARTICLE 19 DEFAULTS: REMEDIES...........................................................38
19.1 Events of Default...........................................................38
19.2 Remedies Upon Default.......................................................39
19.3 Subleases of Tenant.........................................................40
19.4 No Relief From Forfeiture After Default.....................................40
19.5 Efforts to Relet............................................................40
19.6 Landlord Default............................................................40


ARTICLE 20 COVENANT OF QUIET ENJOYMENT..................................................41


ARTICLE 21 INTENTIONALLY OMITTED........................................................41


22.1 SATELLITE DISH.....................................................................41
22.2 Indemnification.............................................................43


ARTICLE 23 SIGNS........................................................................43


ARTICLE 24 COMPLIANCE WITH LAW..........................................................44


ARTICLE 25 LATE CHARGES.................................................................45


ARTICLE 26 LANDLORD'S RIGHT TO CURE DEFAULT: PAYMENTS BY TENANT.........................45
26.1 Landlord's Cure.............................................................45
26.2 Tenant's Reimbursement......................................................46


ARTICLE 27 ENTRY BY LANDLORD............................................................46


ARTICLE 28 TENANT PARKING...............................................................47


ARTICLE 29 MISCELLANEOUS PROVISIONS....................................................48
29.1 Terms; Captions.............................................................48
29.2 Binding Effect..............................................................48
29.3 No Air Rights...............................................................48
29.4 Transfer of Landlord's Interest.............................................48
29.5 Notice of Lease.............................................................48
29.6 Landlord's Title............................................................48
29.7 Relationship of Parties.....................................................48
29.8 Application of Payments.....................................................49
29.9 Time of Essence.............................................................49
29.10 Partial Invalidity..........................................................49
29.11 No Warranty.................................................................49
29.12 Landlord Exculpation........................................................49
29.13 Entire Agreement............................................................49
29.14 Right to Lease..............................................................50
29.15 Force Majeure...............................................................50
29.16 Notices.....................................................................50
29.17 Joint and Several...........................................................51
29.18 Authority..................................................................51


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29.19 Attorneys' Fees.............................................................51
29.20 Governing Law...............................................................51
29.21 Submission of Lease.........................................................52
29.22 Brokers.....................................................................52
29.23 Independent Covenants.......................................................52
29.24 Project or Building Name and Signage........................................52
29.25 Counterparts................................................................52
29.26 Confidentiality.............................................................53
29.27 Transportation Management...................................................53
29.28 Building Renovations........................................................53
29.29 No Violation................................................................53
29.30 Communications and Computer Lines...........................................53
29.31 Hazardous Substances........................................................54
29.32 Development of the Project..................................................54
29.33 No Consequential Damages....................................................55
29.34 Waiver of Landlord's Lien...................................................55


29.35 COMPLIANCE WITH TIF AGREEMENT.....................................................55


LIST OF EXHIBITS


Exhibit A Plan of the Premises (and labeling "Lab Areas") Exhibit A-1 Plan for Loading Dock area in Building 2 Exhibit B Plan of the Project identifying Buildings 1, 2, 3, and 4 Exhibit C Furniture Inventory List Exhibit C-1 Excluded Personal Property Exhibit D Rules and Regulations Exhibit E-1 Form of Tenant Estoppel Certificate Exhibit E-2 Form of Landlord Estoppel Certificate Exhibit F Plan of the Interim Premises Exhibit G Notice of Lease Exhibit H Plan of Additional Premises


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This Office Lease (the "LEASE"), dated as of the date set forth in SECTION 1 of the Summary of Basic Lease Information (the "SUMMARY"), below, is made by and between Marlborough Campus Limited Partnership, a Massachusetts limited partnership ("LANDLORD"), and 3Com Corporation, a Delaware corporation ("TENANT").


SUMMARY OF BASIC LEASE INFORMATION


TERMS OF LEASE DESCRIPTION
-------------- ----------- 1. Date: November 26, 2002


2. Premises
(Article 1)
2.1 Building: That certain four-story building located at 3Com Drive,
Marlborough, Massachusetts in the "Project," commonly referred
to in the Project as "BUILDING 2."


2.2 Premises: Approximately 168,315 rentable square feet of space,
calculated per BOMA Standard Z65.1-1996 ("BOMA Standard")
comprising the entire Building, as further set forth in
EXHIBIT A to this Lease ("PREMISES").


2.3 Interim Premises Approximately 5,621 rentable square feet of space, calculated
per BOMA Standard, comprising a portion of the first and
second floors of Building 1, as further set forth in EXHIBIT F
to this Lease ("INTERIM PREMISES").


2.4 Project: The Building is part of that certain building complex (the
"PROJECT") consisting of four (4) buildings ( the "BUILDINGS")
comprising 530,895 rentable square feet of space, calculated
per BOMA Standard, and other improvements, as depicted on
EXHIBIT B and as further set forth in SECTION 1.2 of this Lease.


2.5 Additional Premises Approximately _____ square feet of space, located in Building
4, as further set forth in EXHIBIT H to this Lease
("ADDITIONAL PREMISES")


3. Lease Term
(Article 2)


3.1 Length of Initial Term: Approximately four (4) years.


3.2 Lease Commencement Date: The date Landlord acquires title to the Project


3.3 Lease Expiration Date: 11:59 p.m. EST on the last day of the month in which the fourth
(4th) anniversary of the Lease Commencement Date occurs, unless
sooner


terminated pursuant to the provisions hereof.


3.4 Option(s) to Extend Two options to extend for three (3) years each


4. Base Rent (Article 3):


Monthly Annual Rental Rate
Annual Installment Per Rentable
Lease Years Base Rent of Base Rent Square Foot
----------- --------- ------------ -----------

1-4 $ 3,534,615 $ 294,551.25 $ 21.00
First Option Term (5-7) $ 3,871,245 $ 322,603.75 $ 23.00
Second Option Term (8-10) $ 4,207,875 $ 350,656.25 $ 25.00


5. Base Year Calendar year 2003; it being understood that in calculating
(Article 4): Tax Expenses for the Base Year, Landlord shall use one-half of
the taxes for the fiscal year from July 1, 2002 to June 30, 2003
and one-half of the taxes for the fiscal year from July 1,2003
to June 30, 2004.


6. Tenant's Share 31.70% as of the Effective Date, subject to adjustment in
(Article 4): accordance with SECTION 4.3.


7. Permitted Use Tenant shall use the Premises for general office use,
(Article 5): including but not limited to research and development, sales,
training.


8. Security Deposit None.
(Article 21):


9. Parking Tenant shall have non-exclusive use of 550 parking spaces, as
(Article 28): more particularly set forth in ARTICLE 28.


10. Address of Tenant See SECTION 29.16 of this Lease.
(Section 29.16):


11. Address of Landlord See SECTION 29.16 of this Lease.
(Section 29.16):


12. Broker(s) None
(Section 29.22):


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ARTICLE 1


PREMISES, BUILDING, PROJECT, AND COMMON AREAS


1.1 THE PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in SECTION 2.2 of the Summary (the "PREMISES") and shown on EXHIBIT A, attached hereto. The Premises consist of all space within Building 2 (the "Building"), save and except only the Loading Dock (defined in SECTION 5.5, below), and shall be deemed to be the number of rentable square feet set forth in SECTION 2.2 of the Summary, subject to adjustment in accordance with SECTION 4.3, below. Tenant shall not have the right to remeasure the Premises. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions (the "TCCS") herein set forth, and Landlord and Tenant covenant as a material part of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. During the term of the Lease, Tenant shall have access to Building 4, such use to be in common with other tenants and occupants of the Project, either (at Landlord's option): (i) through Building 1 (via such floor and in such location(s) as shall be specified by Landlord, in its reasonable discretion), or (ii) through an alternate, enclosed weather-tight link, to be constructed by Landlord linking Building 2 and Building 4 (directly or through the existing connector which links Building 1 and Building 4, and, in the event that Landlord elects to construct said link, once said link is substantially complete and available for Tenant's use (which use may be in common with other occupants of the Project), then Tenant shall not longer have any right of access through Building 1 as set forth in clause (i) above, and Landlord, at its option, may eliminate and/or prohibit Tenant's access via the door referred to in SECTION 5.5(A), below). Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct of Tenant's business, except as specifically set forth in this Lease. Landlord shall not be obligated to provide or pay for any improvement work related to the improvement of the Premises except as expressly set forth in SECTIONS 1.5 AND 5.5, below.


1.1.1 INTERIM PREMISES. Notwithstanding anything to the contrary contained herein, from the Commencement Date through the date which is sixty (60) days after the Commencement Date (the "TRANSITION PERIOD"), the Premises shall include the Interim Premises. On or before the last day of the Transition Period, Tenant shall vacate the Interim Premises, leaving the same in broom clean condition, and shall surrender the Furniture and the raised flooring located in the Interim Premises on the Commencement Date to Landlord in the same condition and repair as on the Lease Commencement Date, reasonable wear and tear and damage by casualty excepted. Tenant shall remove from the Interim Premises and other areas of Building 1, and shall repair and restore any damage to the Interim Premises and/or Building 1 caused by such removal, on or before the expiration of the Transition Period the items owned or leased by Tenant from third parties as set forth on EXHIBIT C-1. Notwithstanding anything to the contrary, Landlord shall have access to the PBX Room shown on EXHIBIT F at all times during the Transition Period.


1.1.2 TRANSITION PERIOD. During the Transition Period, Tenant will, at its sole cost and expense, and subject to the provisions of ARTICLE 8, separate Tenant's network cabling


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and telecommunications infrastructure in order to move all of Tenant's personnel and equipment into the Premises, and to vacate the Interim Premises.


1.1.3 ADDITIONAL PREMISES. Notwithstanding anything to the contrary contained herein, commencing on the Commencement Date and continuing on a month-to-month basis, terminable by Tenant at any time upon thirty (30) days advance written notice to Landlord and terminable by Landlord effective at any time after the first anniversary of the Commencement Date upon thirty (30) days advance written notice to Tenant, the Premises shall include the Additional Premises. Upon termination of this Lease with respect to the Additional Premises, Tenant shall vacate the Additional Premises, leaving the same in broom clean condition, and shall either: (i) relocate the Furniture located in the Additional Premises on the Commencement Date to the Premises (to be surrendered to Landlord at the expiration or earlier termination of the Lease), or (ii) surrender the Furniture located in the Additional Premises on the Commencement Date to Landlord in the same condition and repair as on the Lease Commencement Date, reasonable wear and tear and damage by casualty excepted. Tenant shall remove from the Additional Premises and other areas of Building 4, and shall repair and restore any damage to the Additional Premises and/or Building 4 caused by such removal, on or before the expiration or earlier termination of the Lease with respect to the Additional Premises the items owned or leased by Tenant from third parties as set forth on EXHIBIT C-1. Landlord and Tenant agree that the Additional Premises have not been used for the calculation of the useable square footage contained in the Premises, but have been included in the "load factor" in calculating the rentable square footage contained in the Premises, and this method of calculation shall remain in effect for the one year period commencing on the Lease Commencement Date. Landlord must give Tenant at least forty-five (45) days notice prior to any recalculation of the size of the Premises to include the Additional Space. Notwithstanding anything to the contrary, Landlord shall have no obligation to provide any services, other than standard Building system services for electric, mechanical and HVAC (which are part of CAM), for the Additional Premises and Tenant shall at its sole cost and expense provide janitorial services, as required.


1.2 THE BUILDING AND THE PROJECT. The Building is part of a complex of buildings located on the Property consisting of four (4) buildings and other improvements. The term "PROJECT," as used in this Lease, shall mean (i) the Building and the Common Areas (as such term is defined in SECTION 1.3 below), (ii) the land (which is improved with landscaping, parking areas, access roads and other improvements) upon which the Building and the Common Areas are located as shown on the Project Site Plan, and (iii) the three other office buildings (including without limitation, "BUILDING 1", "BUILDING 3" and "BUILDING 4") located adjacent to the Building and the land upon which such adjacent office buildings are located, all substantially as shown on the Project Site Plan attached hereto as EXHIBIT B.


1.3 COMMON AREAS. Tenant shall have the non-exclusive right to use in common with Landlord and other tenants in the Project, and subject to the Rules and Regulations (as defined in Section 5.6, below), those portions of the Building and the Project which are provided, from time to time, for non-exclusive use in common by Landlord, Tenant and any other tenants of the Project (such areas, including without limitation parking areas, access roads and sidewalks on the Project, whether or not shown on the Project Site Plan, and common facilities within the Buildings, such as lobbies, corridors, stairwells, elevators and restrooms, the Conference Facilities (as defined in Section 1.31, below), Cafeteria (as defined in Section 1.3.2, below) and


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Fitness Center (as defined in Section 1.3.2, below), together with such other portions of the Project designated to Tenant in writing by Landlord to be shared by Landlord and certain tenants, are collectively referred to herein as the "COMMON AREAS"). Landlord shall maintain and operate the Common Areas in a manner consistent with Comparable Buildings (as defined in SECTION 6.1). Landlord reserves the right to close temporarily or permanently, make alterations or additions to, or change the location of elements of the Project and the Common Areas, including, without limitation, the right to (a) make changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways; (b) to close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (c) to add additional improvements to the Common Areas; (d) to use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion thereof; (e) to do and perform such other acts and make such other changes in, to or with respect to the Project, Building and Common Areas as Land ...