Quarterly Report


   
 
Table of Contents

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 


 

FORM 10-Q

 


 

(Mark One)

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended September 26, 2004

 

or

 

¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from              to             

 

Commission File Number 000-26137

 


 

drugstore.com, inc.

(Exact name of registrant as specified in its charter)

 


 

 
Delaware   04-3416255

(State or other jurisdiction of

incorporation or organization)

 

(IRS Employer

Identification No.)

 

13920 Southeast Eastgate Way, Suite 300, Bellevue, Washington 98005

(Address of principal executive offices including zip code)

 

(425) 372-3200

(Registrant’s telephone number, including area code)

 


 

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes   x     No   ¨ .

 

Indicate by check mark whether the registrant is an accelerated filer (as defined in Rule 12b-2 of the Exchange Act).    Yes   x     No   ¨ .

 

As of October 29, 2004, the registrant had 80,720,214 shares of common stock outstanding.

 



Table of Contents

DRUGSTORE.COM, INC.

 

FORM 10-Q

 

For the three- and nine-months ended September 26, 2004

 

INDEX

 

         Page

PART I.

  FINANCIAL INFORMATION    3

Item 1.

       Financial Statements (unaudited):    3
        

Condensed Consolidated Statements of Operations

   3
        

Condensed Consolidated Balance Sheets

   4
        

Condensed Consolidated Statements of Cash Flows

   5
        

Notes to Condensed Consolidated Financial Statements

   6

Item 2.

       Management’s Discussion and Analysis of Financial Condition and Results of Operations    16

Item 3.

       Qualitative and Quantitative Disclosures About Market Risk    26

Item 4.

       Controls and Procedures    26

PART II.

  OTHER INFORMATION     

Item 1.

       Legal Proceedings    27

Item 2.

       Changes in Securities, Use of Proceeds and Issuer Purchases of Equity Securities    27

Item 3.

       Defaults Upon Senior Securities    27

Item 4.

       Submission of Matters to a Vote of Security Holders    27

Item 5.

       Other Information    27

Item 6.

       Exhibits    28

Signatures

   29

Certifications

 

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Table of Contents

 
PART I—FINANCIAL INFORMATION

 

 
Item 1. Financial Statements

 

 
DRUGSTORE.COM, INC.

 

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except share and per share data)

(unaudited)

 

 
     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    September 28,
2003
(restated)


    September 26,
2004


    September 28,
2003
(restated)


 

Net sales

   $ 84,287     $ 59,843     $ 256,493     $ 175,150  

Costs and expenses:

                                

Cost of sales

     67,702       47,704       204,231       140,578  

Fulfillment and order processing

     9,590       7,091       28,406       21,319  

Marketing and sales

     5,749       4,718       18,212       12,470  

Technology and content

     2,256       1,928       6,644       6,317  

General and administrative

     4,287       2,688       11,342       8,332  

Amortization of intangible assets

     1,072       407       3,156       1,116  

Stock-based compensation (1)(2)

     56       1,462       615       1,737  

Impairment of goodwill and other intangible assets

     26,480       —         26,480       —    
    


 


 


 


Total costs and expenses

     117,192       65,998       299,086       191,869  
    


 


 


 


Operating loss

     (32,905 )     (6,155 )     (42,593 )     (16,719 )

Interest income, net

     62       132       221       510  
    


 


 


 


Net loss

   $ (32,843 )   $ (6,023 )   $ (42,372 )   $ (16,209 )
    


 


 


 


Basic and diluted net loss per share

   $ (0.43 )   $ (0.09 )   $ 0.56     $ (0.24 )
    


 


 


 


Weighted average shares outstanding used to compute basic and diluted net loss per share

     76,493,041       69,353,932       75,474,903       68,935,822  
    


 


 


 



(1)    As previously disclosed in our annual report on Form 10-K for the fiscal year ended December 28, 2003, the amounts for the three- and nine-month periods ended September 28, 2003 have been restated to include an additional $1.3 million in stock-based compensation recorded as a result of modifications of certain stock option grants for terminated employees.

(2)    Set forth below are the amounts of stock-based compensation that, if recorded by operating function, would be classified in the Statements of Operations as follows:

        

       

Fulfillment and order processing

   $ 5     $ 29     $ 34     $ 108  

Marketing and sales

     1       819       63       839  

Technology and content

     42       84       74       182  

General and administrative

     8       530       444       608  
    


 


 


 


Total

   $ 56     $ 1,462     $ 615     $ 1,737  
    


 


 


 


 

See accompanying notes to condensed consolidated financial statements.

 

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Table of Contents

 
DRUGSTORE.COM, INC.

 

CONDENSED CONSOLIDATED BALANCE SHEETS

(in thousands, except share data)

 

     September 26,
2004


    December 28,
2003


 
     (unaudited)     (audited)  
Assets                 

Current assets:

                

Cash and cash equivalents

   $ 21,330     $ 5,285  

Marketable securities

     12,394       38,287  

Accounts receivable, net of allowances

     29,618       24,896  

Inventories

     16,006       13,647  

Prepaid marketing expenses

     2,290       2,291  

Other current assets

     3,559       3,231  
    


 


Total current assets

     85,197       87,637  

Fixed assets, net

     14,831       14,280  

Goodwill, net

     30,168       53,077  

Other intangible assets, net

     12,308       19,011  

Prepaid marketing expenses

     8,588       10,305  

Deposits and other assets

     102       102  
    


 


Total assets

   $ 151,194     $ 184,412  
    


 


Liabilities and Stockholders’ Equity                 

Current liabilities:

                

Accounts payable

   $ 50,180     $ 46,964  

Accrued compensation

     2,773       2,932  

Accrued marketing expenses

     2,333       1,870  

Other current liabilities

     4,402       3,043  

Current portion of capital lease obligations

     631       785  
    


 


Total current liabilities

     60,319       55,594  

Capital lease obligations, less current portion

     423       600  

Commitments and contingencies

                

Stockholders’ equity:

                

Preferred stock, $.0001 par value, 10,000,000 shares authorized, no shares outstanding

                

Common stock, $.0001 par value, stated at amounts paid in: 250,000,000 shares authorized; 80,568,989 and 77,361,026 shares issued and outstanding

     801,594       797,534  

Deferred stock-based compensation

     (89 )     (635 )

Accumulated deficit

     (711,053 )     (668,681 )
    


 


Total stockholders’ equity

     90,452       128,218  
    


 


Total liabilities and stockholders’ equity

   $ 151,194     $ 184,412  
    


 


 

See accompanying notes to condensed consolidated financial statements.

 

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Table of Contents

 
DRUGSTORE.COM, INC.

 

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

(unaudited)

 

     Nine Months Ended

 
     September 26,
2004


    September 28,
2003


 

Operating Activities:

                

Net loss

   $ (42,372 )   $ (16,209 )

Adjustments to reconcile net loss to net cash used in operating activities:

                

Non-cash expenses:

                

Depreciation

     5,571       4,784  

Amortization of marketing and sales agreements

     1,718       1,717  

(Gain) loss on disposal of fixed assets

     (19 )     44  

Amortization of intangible assets

     3,156       1,116  

Stock-based compensation

     615       1,737  

Impairment of goodwill and other intangible assets

     26,480       —    

Litigation settlement

     475       —    

Changes in:

                

Accounts receivable

     (4,722 )     (1,218 )

Inventories

     (2,359 )     (1,467 )

Prepaid marketing expenses

     —         306  

Other current assets

     (328 )     122  

Accounts payable and accrued expenses

     1,536       (1,323 )

Other

     —         106  
    


 


Net cash used in operating activities

     (10,249 )     (10,285 )
    


 


Investing Activities:

                

Purchases of marketable securities

     (17,353 )     (38,994 )

Sales of marketable securities

     43,246       45,400  

Business acquisition, net of cash received

     —         (1,365 )

Purchase of fixed assets

     (3,258 )     (2,470 )
    


 


Net cash provided by investing activities

     22,635       2,571  
    


 


Financing Activities:

                

Proceeds from exercise of stock options and employee stock purchase plan

     3,991       1,637  

Proceeds from asset financing

     —         615  

Principal payments on capital lease obligations

     (332 )     (834 )
    


 


Net cash provided by financing activities

     3,659       1,418  
    


 


Net increase (decrease) in cash and cash equivalents

     16,045       (6,296 )

Cash and cash equivalents at beginning of period

     5,285       19,384  
    


 


Cash and cash equivalents at end of period

   $ 21,330     $ 13,088  
    


 


Supplemental Cash Flow Information:

                

Noncash leasehold incentives provided by landlord

   $ 2,331       —    

 

See accompanying notes to condensed consolidated financial statements.

 

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Table of Contents

 
DRUGSTORE.COM, INC.

 

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(unaudited)

 

1. Description of the Business

 

drugstore.com, inc. is a leading online provider of health, beauty, vision and pharmacy solutions. We sell health, beauty, wellness, personal care, sexual well-being, and pharmacy products through our Web site at www.drugstore.com and prestige beauty products through our Web site located at www.beauty.com , which is also accessible through the drugstore.com Web site. As of April 28, 2003, we offer customized nutritional supplement programs through our wholly owned subsidiary, Custom Nutrition Services, Inc. (“CNS”). Additionally, as of December 8, 2003, we sell contact lenses and other vision products through our wholly owned subsidiary International Vision Direct Corp. and its subsidiaries (collectively, “Vision Direct”), through its Web sites located at www.visiondirect.com , www.lensmart.com and www.lensquest.com .

 

All customer orders are processed through our Web stores or via telephone through our toll-free telephone numbers, 1-800-DRUGSTORE and 1-800-VISIONDIRECT. We operate two distribution centers, one approximately 290,000 square foot facility that provides fulfillment capabilities for all of our pharmaceutical and non-pharmaceutical orders delivered by mail, and another approximately 17,000 square foot facility that fulfills our vision orders delivered by mail. Under the terms of an agreement with Rite Aid Corporation (“Rite Aid”), customers are also able to order existing drugstore.com and Rite Aid refill prescriptions for pickup at any Rite Aid store.

 

2. Basis of Presentation

 

The accompanying condensed consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States (“GAAP”) and the rules and regulations of the Securities and Exchange Commission (the “SEC”). These condensed consolidated financial statements have been prepared pursuant to the rules and regulations of the SEC for interim financial reporting. These condensed consolidated financial statements are unaudited and, in our opinion, include all adjustments, consisting of normal recurring adjustments and accruals, necessary for a fair presentation of the condensed consolidated balance sheets, statements of operating results, and statements of cash flows for the periods presented. Operating results for the periods presented are not necessarily indicative of the results that may be expected for the fiscal year ending January 2, 2005 or any other interim period due to seasonal and other factors. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been omitted in accordance with the rules and regulations of the SEC. These condensed consolidated financial statements should be read in conjunction with the audited consolidated financial statements and accompanying notes included in our annual report on Form 10-K for the fiscal year ended December 28, 2003.

 

Principles of Consolidation

 

The condensed consolidated financial statements include the accounts of drugstore.com, inc. and our subsidiaries. All material intercompany transactions and balances have been eliminated.

 

Use of Estimates

 

The preparation of financial statements in conformity with GAAP requires estimates and assumptions that affect the reported amounts of assets and liabilities, revenues and expenses, and related disclosures of contingent assets and liabilities in the condensed consolidated financial statements and accompanying notes. Estimates are used for, among other things, inventory valuation, depreciable lives, sales returns, customer discount programs, receivables valuation, valuation of goodwill and other intangible assets, and contingencies. Actual results could differ materially from those estimates.

 

Employee Stock Purchase Plan

 

During the nine months ended September 26, 2004, employees enrolled in our employee stock purchase plan purchased our common stock on two purchase dates. An aggregate of 85,569 shares were purchased, with total proceeds to us of approximately $297,000.

 

Comprehensive Loss

 

Comprehensive loss is the same as net loss in all periods presented.

 

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Table of Contents

Reclassifications

 

Certain prior period amounts have been reclassified to conform to the current period presentation, with no effect on our financial position, cash flows or net income.

 

3. Goodwill

 

The following table summarizes the changes in goodwill, by business segment, at September 26, 2004 and December 28, 2003:

 

      
OTC

   Vision

    Total

 

Balance, December 28, 2003

   $ 8,404    $ 44,673     $ 53,077  

Acquisitions/purchase accounting adjustments

     436      (115 )     321  

Impairment loss

     —        (23,230 )     (23,230 )
    

  


 


Balance, September 26, 2004

   $ 8,840    $ 21,328     $ 30,168  
    

  


 


 

Goodwill in our over-the-counter (“OTC”) segment includes the goodwill related to the acquisitions of CNS and Beauty.com, Inc. Goodwill in our vision segment represents the goodwill related to the acquisition of Vision Direct.

 

During the three- and nine-month periods ended September 26, 2004, we recorded estimated impairment charges of $23.2 million to goodwill, as described below, and $3.3 million to other intangible assets (see Note 4). During the three- and nine-month periods ended September 28, 2003, we recorded no impairment charges.

 

As part of our quarterly review of financial results for the third quarter of fiscal 2004, we noted indicators that the carrying value of goodwill and other intangible assets related to the acquisition of Vision Direct might not be recoverable, which resulted in an impairment review. We performed the impairment review because of lower-than-expected sales growth partially attributable to challenges addressing February 2004 federal legislation and August 2004 Federal Trade Commission regulations relating to contact lens prescription access and verification and an increasingly competitive contact lens marketplace. We evaluated the recoverability of goodwill and other intangible assets in accordance with Statement of Financial Accounting Standards (“SFAS”) No. 142, Goodwill and Other Intangible Assets.

 

Under the first step of the goodwill impairment analysis, we determined the fair value of the vision segment using a combination of the income approach, which estimates the fair value based on the future discounted cash flows, and the market approach, which estimates the fair value based on comparable market prices. Based on the first step analysis, we determined that the carrying amount of our vision segment was in excess of its fair value. Therefore, we were required to perform the second-step analysis on the vision segment to determine the amount of the impairment loss, if any. As of the time of filing of this quarterly report, we have not completed the second step analysis due to the complexities involved in determining the implied fair value of the goodwill of the vision segment. However, we have determined that an impairment loss is probable and could be reasonably estimated. Therefore, as permitted by SFAS 142, we recorded for the third quarter of fiscal 2004 an estimated impairment charge of $23.2 million to reduce the carrying value of goodwill.

 

The actual impairment charges may be higher or lower than the estimated charges we have recorded. During the fourth quarter of fiscal 2004, we will complete the second-step analysis of the impairment review and record any resulting increase or decrease in the impairment charges.

 

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Table of Contents

4. Other Intangible Assets

 

The other intangible assets balances as of September 26, 2004 and December 28, 2003 were as follows:

 

           
September 26, 2004

   December 28, 2003

          (in thousands)

     Weighted
Average
Years
Useful Life


   Gross
Carrying
Amount


   Adjustments to
Other
Intangibles


    Accumulated
Amortization


    Net Balance

   Gross
Carrying
Amount


   Accumulated
Amortization


    Net
Balance


Intangible assets:

                                                        

Vendor agreement with General Nutrition Center and Johnson & Johnson

   3    $ 13,465    $ 275 (1)(2)   $ (9,398 )   $ 4,342    $   13,465    $ (8,241 )   $ 5,224

Vision Direct trade name

   Indefinite      5,500      (2,800 )(2)     —         2,700      5,500      —         5,500

Vision Direct customer base

   3      3,600      (300 )(1)     (1,031 )     2,269      3,600      (92 )     3,508

Beauty.com trade name and customer base

   3      6,314      —         (6,314 )     —        6,314      (6,314 )     —  

CNS contract and technology assets

   3      3,330      —         (1,126 )     2,204      3,330      (502 )     2,828

Technology license, patent, domain names and other

   3      1,567      (413 )(1)     (561 )     593      1,567      (579 )     988

Vision Direct covenant of non-compete

   2      1,000      (425 )(1)(2)     (375 )     200      1,000      (37 )     963
         

  


 


 

  

  


 

Total other intangible assets

        $ 34,776    $ (3,663 )   $ (18,805 )   $ 12,308    $ 34,776    $ (15,765 )   $ 19,011
         

  


 


 

  

  


 


(1) The carrying values of certain intangible assets other than goodwill have been adjusted for Vision Direct and CNS as a result of adjustments in our purchase price allocations during their respective allocation periods.
(2) As part of our impairment analysis for Vision Direct goodwill and other intangibles in the third quarter of 2004 (see Note 3), we recorded an impairment charge of $2.8 million to the indefinite-lived intangible assets, which amount was based on the difference between carrying value and the fair market value calculated in accordance with SFAS 142, and $450,000 for the definite-lived intangible assets, which were determined to be unrecoverable and therefore written down to their fair market value in accordance with SFAS No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets . These impairments were recorded to reduce the carrying value of intangible assets.

 

5. Net Loss Per Share

 

Net loss per share is computed using the weighted average number of shares of common stock outstanding less the number of shares held in escrow pursuant to contractual terms. Shares associated with stock options and warrants are not included in the calculation of diluted net loss per share because they are antidilutive.

 

The following table sets forth the computation of basic and diluted net loss per share for the periods indicated:

 

      
Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    September 28,
2003


    September 26,
2004


    September 28,
2003


 
     (in thousands, except share and
per share data)
    (in thousands, except share and
per share data)
 

Net loss

   $ (32,843 )   $ (6,023 )   $ (42,372 )   $ (16,209 )
    


 


 


 


Weighted average shares outstanding

     79,908,336       69,989,525       78,890,198       69,571,415  

Less weighted average shares held in escrow pursuant to contractual terms

     (3,415,295 )     (635,593 )     (3,415,295 )     (635,593 )
    


 


 


 


Shares used in computation of basic and diluted net loss per share

     76,493,041       69,353,932       75,474,903       68,935,822  
    


 


 


 


Basic and diluted net loss per share

   $ (0.43 )   $ (0.09 )   $ (0.56 )   $ (0.24 )
    


 


 


 


 

Outstanding stock options and warrants to acquire 13,460,470 common shares as of September 26, 2004 and 15,591,995 common shares as of September 28, 2003 were excluded from the computation of diluted net loss per share, as their effect would have been antidilutive. If we had reported net income, the calculation of per share amounts would have included the dilutive effect of these common stock equivalents using the treasury stock method. Included in the stock options and warrants outstanding as of September 26, 2004 and September 28, 2003 is a warrant to purchase 500,000 shares of common stock that was issued in June 2000 to a subsidiary of CIGNA Corporation, at $7.76 per share, as part of a joint marketing agreement. The warrant and the joint marketing agreement will terminate in June 2005.

 

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6. Strategic Agreements

 

Rite Aid and General Nutrition Corporation

 

In July 1999, we consummated a series of agreements with Rite Aid and General Nutrition Corporation (“GNC”) to issue 12,282,599 shares of our Series E preferred stock in exchange for an aggregate of $10.0 million in cash and other consideration, including access to insurance coverage, advertising commitments and a vendor agreement with an estimated fair value of $233.9 million. The $233.9 million noncash portion of the consideration from the Rite Aid and GNC agreements was allocated to the following components based on a valuation obtained from an independent valuation expert (in millions):

 

 

Access to insurance coverage

   $ 182.1

Advertising commitments

     22.9

Vendor agreement

     28.9
    

     $ 233.9
    

 

Under our 10-year agreement with Rite Aid, customers are able to order refills of their existing Rite Aid or drugstore.com prescriptions using our Web site, and may choose to receive that prescription using our mail-order delivery service or pick up their prescription at any of Rite Aid’s approximately 3,400 stores nationwide. In addition to offering multi-channel delivery options, Rite Aid and drugstore.com agreed to promote each other’s services both online and offline. We also received the benefit of many of Rite Aid’s insurance and pharmacy benefit manager relationships and are able to buy prescription products through Rite Aid, taking advantage of its buying power. We also sell Rite Aid private label OTC products on the drugstore.com Web site.

 

We also entered into a 10-year agreement with GNC under which we have the right to be the exclusive online provider of GNC-branded products until July 2005. We have agreed that, as long as we have the exclusive right to distribute GNC’s products over the Internet, we will not promote any other retail health food store or operate a physical retail health food store. When the exclusivity provisions of the agreement terminate, we will have the nonexclusive right to sell these products for the remaining term of the agreement.

 

The access to insurance coverage and the vendor agreement were written off in 2002, and the advertising commitments have been classified within prepaid marketing expenses. The remaining prepaid marketing asset is being amortized on a straight-line basis over its contractual life of 10 years.

 

Amazon.com

 

In August 1998, we entered into a technology license and advertising agreement with Amazon.com, Inc. under which we have the right to license substantially all of Amazon.com’s technology for use in our business and to receive certain technological and advertising support from Amazon.com, and Amazon.com has the right to license substantially all of our technology for use in its business. Neither party may use the other’s technology to compete against the other. Currently, neither party has licensed any technology from the other under this agreement. If we were to be acquired by a competitor of Amazon.com and Amazon.com did not vote in favor of the transaction, we would lose our rights to use Amazon.com’s technology, if we are then using any. This agreement also restricts us from promoting on our Web site any company, other than drugstore.com, that sells products or services competitive with those that Amazon.com offers or is preparing to produce or market.

 

Effective September 19, 2003, we entered into an e-commerce agreement with Amazon.com. Under this agreement, which was amended in June 2004, we are a nonexclusive wholesaler and fulfillment provider for certain OTC products sold through the Health & Personal Care store on the Amazon.com Web site. We ship the Amazon.com orders we fulfill in Amazon.com-branded boxes, from our distribution facility, in exchange for a fulfillment fee and an agreed-upon product price. This agreement replaced our prior marketing agreement with Amazon.com. The initial term of this agreement ends in April 2007. The fees and product revenue generated by our agreement with Amazon.com, which are recorded as gross revenue in our OTC segment, totaled $3.6 million and $9.5 million, respectively, for the three- and nine-month periods ended September 26, 2004 and $0 for the three- and nine-month periods ended September 28, 2003.

 

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Table of Contents

7. Stock-Based Compensation

 

The following table summarizes activity under our 1998 Stock Plan:

 

      
Outstanding Options

         
     Number of
Shares


    Weighted-
Average
Exercise
Price per
Share


   Options
Exercisable at
End of Period


   Weighted
Average
Exercise
Price


Outstanding at December 28, 2003

   15,631,869     $ 6.34    9,078,797    $ 6.06

Options granted

   3,521,305     $ 4.33    —        —  

Options exercised

   (3,119,403 )   $ 1.18    —        —  

Options forfeited

   (3,073,301 )   $ 7.48    —        —  

Outstanding at September 26, 2004

   12,960,470     $ 6.77    7,071,720    $ 7.16

 

We account for employee stock options using the intrinsic value method, which follows the recognition and measurement principles of APB Opinion No. 25, Accounting for Stock Issued to Employees (“APB 25”), and related Interpretations. The intrinsic value method of accounting results in stock compensation expense to the extent option exercise prices are set below market prices on the date of grant. Also, to the extent employee stock awards have been subject to an exchange offer or other modifications, such awards are subject to variable accounting treatment. Variable accounting treatment results in expense or contra-expense recognition using the cumulative expense method, calculated based on quoted prices of our common stock and vesting schedules of underlying awards.

 

SFAS No. 123, Accounting for Stock-Based Compensation , which has been updated by SFAS No. 148, Accounting for Stock-Based Compensation — Transition and Disclosure , requires companies that continue to follow APB 25 to provide disclosures of the impact of applying the fair value method of SFAS 123. We account for stock issued to non-employees in accordance with the provisions of SFAS 123 and the EITF consensus in Issue No. 96-18, Accounting for Equity Instruments That Are Issued to Other Than Employees for Acquiring, or in Conjunction with Selling, Goods or Services.

 

Under APB 25, no compensation expense is recognized when the exercise price of our employee stock options equals the fair value of the underlying stock on the date of grant. Deferred stock-based compensation is recorded when the exercise price of an option is lower than the fair value for financial reporting purposes of the underlying common stock. For the three-month periods ended September 26, 2004 and September 28, 2003, we recorded aggregate deferred stock-based compensation of $76,000 and $186,000. For the nine-month periods ended September 26, 2004 and September 28, 2003, we recorded aggregate deferred stock-based compensation of $76,000 and $461,000. This deferred stock-based compensation is being amortized over the vesting period of the underlying options using the multiple-option approach. For the three-month periods ended September 26, 2004 and September 28, 2003, we recognized amortization of stock-based compensation of $56,000 and $1.5 million, which includes the impact of modification of certain option grants for terminated employees. In those same periods, we reversed $0 and $27,000, respectively, of deferred stock-based compensation as a result of employee terminations. For the nine-month periods ended September 26, 2004 and September 28, 2003, we recognized amortization of stock-based compensation of $615,000 and $1.7 million, which includes the impact of modification of certain option grants for terminated employees. In those same periods, we reversed $407,000 and $49,000, respectively, of deferred stock-based compensation as a result of employee terminations.

 

If the stock-based compensation for our 1998 Stock Plan had been determined based on the fair value method, as promulgated by SFAS 123, our net loss would have been adjusted to the following amounts for the three- and nine-month periods ended September 26, 2004 and September 28, 2003:

 

      
Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    September 28,
2003


    September 26,
2004


    September 28,
2003


 
    

(in thousands, except

per share data)

   

(in thousands, except

per share data)

 

Net loss, as reported

   $ (32,843 )   $ (6,023 )   $ (42,372 )   $ (16,209 )

Add: Stock-based compensation, as reported

     56       1,462       615       1,737  

Deduct: Total stock-based compensation determined under fair value method for all awards

     (2,572 )     (2,596 )     (9,274 )     (8,698 )
    


 


 


 


Net loss – SFAS 123 adjusted

   $ (35,359 )   $ (7,157 )   $ (51,031 )   $ (23,170 )
    


 


 


 


Basic and diluted net loss per share—as reported

   $ (0.43 )   $ (0.09 )   $ (0.56 )   $ (0.24 )
    


 


 


 


Basic and diluted net loss per share—SFAS 123 adjusted

   $ (0.46 )   $ (0.10 )   $ (0.68 )   $ (0.34 )
    


 


 


 


Weighted-average fair value of options granted at fair market value

   $ 3.06     $ 3.39     $ 3.81     $ 2.45  

 

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Table of Contents

The fair value of each option grant is estimated on the date of grant using the Black-Scholes option-pricing model, assuming no expected dividends. The following weighted average assumptions were utilized in arriving at the fair value of each option granted during the periods indicated:

 

      
Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    September 28,
2003


    September 26,
2004


    September 28,
2003


 

Risk-free interest rate

   2.94 %   2.19 %   2.68 %   2.01 %

Expected life

   3 years     3 years     3 years     3 years  

Volatility

   99 %   116 %   99 %   119 %

 

On March 31, 2004, the Financial Accounting Standards Board issued an exposure draft, Share-Based Payment - An Amendment of FASB Statements No. 123 and 95 (“proposed FAS 123R”). The proposed FAS 123R addresses the accounting for transactions in which an enterprise receives employee services in exchange for (a) equity instruments of the enterprise or (b) liabilities that are based on the fair value of the enterprise’s equity instruments or that may be settled by the issuance of such equity instruments. The proposed FAS 123R would eliminate the ability to account for stock-based compensation transactions using APB 25, and generally would require instead that such transactions be accounted for using a fair-value based method. As proposed, companies would be required to recognize an expense for compensation cost related to stock-based payment arrangements, including stock options and employee stock purchase plans. The FASB expects to issue a final standard by December 31, 2004. Proposed FAS 123R currently is expected to be effective for public companies for periods beginning after June 15, 2005. We would be required to implement proposed FAS 123R no later than the fiscal quarter that begins July 4, 2005. The cumulative effect of adoption of proposed FAS 123R, if any, applied on a modified prospective basis, would be measured and recognized on July 4, 2005. We are currently evaluating option valuation methodologies and assumptions related to employee stock options. Current estimates of option values using the Black-Scholes method may not be indicative of results from valuation methodologies ultimately adopted in the final rules.

 

8. Commitments and Contingencies

 

Commitments

 

In February 2005, we will be moving our corporate headquarters to a new location in Bellevue, Washington. On August 16, 2004, we entered into a new operating lease for approximately 53,000 square feet for our new corporate headquarters. The new lease, which expires on July 31, 2013, commences on the later of February 1, 2005 or the date on which the new landlord tenders possession of the premises with agreed-upon tenant improvements substantially completed. Under the terms of the new lease, our new landlord assumed the operating lease for our existing office space and entered into a new sublease agreement with us for the sublease of our existing office space. We will sublease our existing office space from the new landlord until February 2005, when we plan to occupy our new office space. In connection with the new lease, we received landlord-provided incentives in the form of tenant improvements of approximately $2.3 million, which have been recorded as additions to fixed assets and other current liabilities and will be paid over the term of the lease. In addition, we received approximately $100,000 from the new landlord for amounts related to the rental rate differential arising from the difference in our existing lease rate and our new lease rate during the three months we negotiated the lease with the new landlord. In connection with our new lease arrangements, we were required to provide two standby letters of credit as security deposits. The letters of credit were issued in the amounts of approximately $500,000 in July 2004 and approximately $600,000 in October 2004. To date no portion of either letter of credit has been utilized.

 

Our new contractual obligations for operating leases are as follows:

 

 

(In thousands)

 

    

Fiscal year ended


   Amount

2004

   $ 702

2005

     2,538

2006

     2,515

2007

     2,528

2008

     2,455

2009

     2,508

Thereafter

     6,421
    

     $ 19,667
    

 

Legal Proceedings

 

Class Action Laddering Litigation . On and after July 6, 2001, eight stockholder class action lawsuits were filed in the United States District Court for the Southern District of New York naming drugstore.com as a defendant, along with the underwriters and certain of our present and former officers and directors (the “Individual Defendants”), in connection with our July 27, 1999 initial public offering and March 15, 2000 secondary offering (together, the “Offerings”). The complaints against drugstore.com have been consolidated into a single action and a Consolidated Amended Complaint, which is now the operative complaint, was filed on April 19, 2002. The suit purports to be a class action filed on behalf of purchasers of our common stock during the period July 28, 1999 to December 6, 2000. In general, the complaint alleges that the prospectuses through which we conducted the Offerings were materially false and misleading for failure to disclose, among other things, that (i) the underwriters of the Offerings allegedly had solicited and received excessive and undisclosed commissions from certain investors in exchange for which the underwriters allocated to those

 

11


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investors material portions of the restricted number of shares issued in connection with the Offerings and (ii) the underwriters allegedly entered into agreements with customers whereby the underwriters agreed to allocate drugstore.com shares to customers in the Offerings in exchange for which customers agreed to purchase additional drugstore.com shares in the after-market at predetermined prices. The complaint asserts violations of various sections of the Securities Act of 1933, as amended, and the Securities Exchange Act of 1934, as amended. The action seeks damages in an unspecified amount and other relief. The action is being coordinated with approximately 300 other nearly identical actions filed against other companies or their former officers and directors. On July 15, 2002, we moved to dismiss all claims against us and the Individual Defendants. On October 9, 2002, the Court dismissed the Individual Defendants from the case without prejudice based on stipulations of dismissal filed by the plaintiffs and the Individual Defendants. On February 19, 2003, the Court denied the motion to dismiss the complaint against drugstore.com.

 

We have approved a settlement agreement and related agreements, which set forth the terms of a settlement between drugstore.com, the plaintiff class and the vast majority of the other issuer defendants or, in the case of bankrupt issuers, their directors and officers. Among other provisions, the settlement agreement provides for a release of drugstore.com and the Individual Defendants for the conduct alleged in the action to be wrongful. We would agree to undertake certain responsibilities, including agreeing to assign away, not assert, or release certain potential claims we may have against our underwriters. The settlement agreement also provides a guaranteed recovery of $1 billion to the plaintiffs for the cases relating to all of the approximately 300 issuers. To the extent that the underwriter defendants settle all of the cases for at least $1 billion, no payment will be required under the issuers’ settlement agreement. To the extent that the underwriter defendants settle for less than $1 billion, the issuers are required to make up the difference. We have no information as to whether there are any material limitations on the expected recovery by other issuer defendants of any potential financial obligation to plaintiffs from the insurance carriers of those issuer defendants. Assuming there are no such material limitations, our maximum financial obligation to the plaintiffs pursuant to the settlement agreement is less than $3.4 million. We anticipate that any potential financial obligation of drugstore.com to the plaintiffs pursuant to the terms of the settlement agreement and related agreements will be covered by existing insurance, and we have already satisfied our deductible. We are currently not aware of any material limitations from our insurance carriers on the expected recovery of any potential financial obligation to the plaintiffs. Our carriers are solvent and we are not aware of any uncertainties as to the legal sufficiency of an insurance claim with respect to any recovery by the plaintiffs. Therefore, we do not expect that the settlement will involve any payment by drugstore.com.

 

The settlement agreement has been submitted to the Court for approval. Approval by the Court cannot be assured and we can give no assurances as to whether or when a settlement will occur or be finalized. We are unable to estimate the potential damages that might be awarded if the settlement were not approved, we were found liable and there arose a material limitation with respect to our insurance coverage. Because our liability, if any, cannot be reasonably estimated, no amounts have been accrued for this matter. An adverse outcome in this matter could have a material adverse affect on our results of operations.

 

Arlington Contact Lens Service Litigation. On November 14, 2003, Arlington Contact Lens Service, Inc. (“AC Lens”) filed a complaint against drugstore.com in the Court of Common Pleas, Franklin County, Ohio. In the complaint, AC Lens alleged that we breached our contract with AC Lens, and that we defamed AC Lens by disclosing our acquisition of Vision Direct in a press release dated November 3, 2003. The complaint, which was later amended to remove the defamation claim, sought compensatory damages exceeding $25,000 but of an otherwise unspecified amount, along with an unspecified amount of punitive damages.

 

On October 12, 2004, we entered into a settlement agreement and mutual release, dated as of October 7, 2004, with AC Lens. The terms of the settlement agreement require us to issue up to 125,330 shares of our common stock to AC Lens, with the total number of shares to be issued subject to adjustment in certain circumstances. Of these 125,330 shares, we have already issued 72,560 shares, which were registered for resale in a registration statement that became effective on October 15, 2004. The remaining shares, if any, will be issued within three trading days after the end of the twenty trading day period following the date of effectiveness of the registration statement. This settlement, which we valued at $475,000, is included in our operating results for the quarter ended September 28, 2004.

 

Vision Direct – Coastal Contacts Litigation. On December 11, 2002, plaintiffs Vision Direct, Inc. and International Vision Direct, Inc. (together, “VDI”) filed a complaint in the District Court against WhenU.com, Inc. and Coastal Contacts, Inc., alleging copyright and trademark violations based on the defendants’ use of “pop-up” advertisements over VDI’s Web site. VDI also moved for a preliminary injunction to stop defendants’ use of the pop-up advertisements. On December 20, 2002, the District Court denied VDI’s motion for a preliminary injunction. WhenU.com and Coastal Contacts subsequently answered VDI’s complaint and denied the substantive allegations in the complaint. Coastal Contacts also asserted certain counterclaims against VDI, including a claim that VDI had brought the action in bad faith. VDI filed a reply to Coastal Contacts’ counterclaims on March 12, 2003.

 

On February 5, 2004, the District Court granted VDI’s request to adjourn a status conference scheduled for February 6, 2004, pending resolution of the appeals in the 1-800 Contacts litigation involving VDI, which we settled without any material financial obligation to VDI or us on June 24, 2004. The appeal in the 1-800 Contacts litigation is currently under submission to the U.S. Court of Appeals for the Second Circuit. At this time, we are unable to predict the outcome of this litigation. No amounts have been accrued for this matter, as our liability, if any, cannot be reasonably estimated. The ultimate outcome of this matter could have a material adverse affect on our financial position and results of operations.

 

12


Table of Contents

State Sales Tax Claims. In early 2002, we received an arbitrary assessment notice from the state of New Jersey for past sales tax due from fiscal years 2000 and 2001, based upon its best estimate of sales revenue numbers during those periods. In December 2002, we received a revised assessment from the state of New Jersey for 2000 and 2001 in the amount of $221,626 in tax, plus penalties in the amount of $11,081 and interest that continues to accrue. We do not currently collect and do not believe that we are required to collect New Jersey sales tax. In March 2003, we filed an appeal of the revised assessment with the Tax Court of New Jersey, based on the fact that the state of New Jersey is pursuing its claim specifically against one of our consolidated subsidiaries that is not the retailing entity in that state. The appeal is pending and is in the pre-trial discovery phase. Due to the uncertainty of the appeal, no amounts have been recorded in the accompanying financial statements with respect to the sales tax alleged to be due. If we are unsuccessful in our appeal, the state of New Jersey may expand its assessment to include other years for which we did not collect sales tax. No amounts have been accrued for this matter as our liability, if any, cannot be reasonably estimated. However, the ultimate outcome of this matter could result in substantial tax liabilities for our past sales and have a material adverse affect on our financial position and results of operations.

 

Federal Securities Action . On and after June 25, 2004, several putative class actions were filed in the United States District Court for the Western District of Washington against drugstore.com and certain of its present and former officers for alleged violations of the federal securities laws. The suits purport to have been filed on behalf of purchasers of our common stock between January 14, 2004 and June 10, 2004. The complaints generally allege that the defendants made false and misleading statements about our prospects for fiscal year 2004 and failed to disclose, among other things, (i) a negative impact on our gross margins from the integration of our acquisition of Vision Direct and from our free 3-day shipping promotion, and (ii) a negative impact on our sales growth arising from cancellations of certain expired prescriptions. On October 8, 2004, the Court issued an order consolidating the individual actions. Motions for lead plaintiff are pending. No amounts have been accrued for this matter, as our liability, if any, cannot be reasonably estimated. The ultimate outcome of this matter could have a material adverse effect on our financial position and results of operations.

 

Stockholder Derivative Action . On August 4, 2004, two stockholder derivative actions were filed by plaintiffs Gerald Rusk and George Zimmer in the Superior Court of the state of Washington, King County, against certain of our present and former officers and directors for alleged breach of fiduciary duty, abuse of control, gross mismanagement, waste of corporate assets, and unjust enrichment. These actions seek damages from the defendants on behalf of drugstore.com, which is a nominal defendant in the actions. The complaints allege that the defendants issued or authorized false and misleading information and that certain of the defendants sold shares of drugstore.com stock at artificially inflated prices. The allegations are based on those in the putative federal securities class action described above. The defendants intend to move to stay proceedings pending further developments in the federal securities action.

 

Although the stockholder derivative complaints do not seek financial relief directly against drugstore.com, the litigation could have financial consequences for us through, for example, the attorneys’ fees we incur and advances to the defendants and, if appropriate under the circumstances, indemnification of the defendants. No amounts have been accrued for this matter, as our liability, if any, cannot be reasonably estimated. An adverse outcome in this matter could have a material adverse effect on our financial position and results of operations.

 

Other. From time to time, we are subject to other legal proceedings and claims in the ordinary course of business. We are not currently aware of any such legal proceedings or claims that we believe will have, individually or in the aggregate, a material adverse effect on our business prospects, financial condition or operating results.

 

10. Segment Information

 

We organize our operations into four operating segments: mail-order pharmacy, local pick-up pharmacy, OTC, and vision. We do not allocate assets to our reporting segments, as assets are generally not specifically attributable to these segments. The information presented below for these segments is information used by our chief operating decision maker in evaluating operating performance.

 

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Three Months Ended

   Nine Months Ended

     September 26,
2004


   September 28,
2003


   September 26,
2004


   September 28,
2003


     (in thousands)

Mail-Order Pharmacy:

                           

Net sales

   $ 16,184    $ 12,933    $ 45,832    $ 36,324

Cost of sales

     13,912      10,781      38,990      29,924

Fulfillment and order processing (a)

     1,662      1,204      4,452      3,766
    

  

  

  

Contribution margin (b)

   $ 610    $ 948    $ 2,390    $ 2,634
    

  

  

  

Local Pick-Up Pharmacy:

                           

Net sales

   $ 22,077    $ 21,134    $ 66,701    $ 63,649

Cost of sales

     19,682      19,116      59,771      58,114

Fulfillment and order processing (a)

     949      939      2,871      2,865
    

  

  

  

Contribution margin (b)

   $ 1,446    $ 1,079    $ 4,059    $ 2,670
    

  

  

  

Over-the-Counter (OTC):

                           

Net sales

   $ 35,249    $ 25,776    $ 107,441    $ 75,177

Cost of sales

     26,042      17,807      77,824      52,540

Fulfillment and order processing (a)

     3,477      2,074      9,776      6,543
    

  

  

  

Contribution margin (b)

   $ 5,730    $ 5,895    $ 19,841    $ 16,094
    

  

  

  

Vision:

                           

Net sales

   $ 10,777    $ —      $ 36,519    $ —  

Cost of sales

     8,066      —        27,646      —  

Fulfillment and order processing (a)

     711      —        2,683      —  
    

  

  

  

Contribution margin (b)

   $ 2,000    $ —      $ 6,190    $ —  
    

  

  

  

Consolidated:

                           

Net sales

   $ 84,287    $ 59,843    $ 256,493    $ 175,150

Cost of sales

     67,702      47,704      204,231      140,578

Fulfillment and order processing (a)

     6,799      4,217      19,782      13,174
    

  

  

  

Contribution margin (b)

   $ 9,786    $ 7,922    $ 32,480    $ 21,398
    

  

  

  


(a) These amounts include all variable costs of fulfillment and order processing, including labor, packaging supplies, and credit card fees. These costs are discernable by business segment. These amounts exclude depreciation and fixed overhead costs, which are not discernable by business segment. Included in fulfillment and order processing expenses for the three- and nine-month periods ended September 26, 2004 is a write-down of approximately $410,000 in packaging supplies inventory resulting from our annual physical inventory count in the third quarter of 2004. This write-down increased the variable costs of fulfillment and order processing by $98,000 in the mail-order pharmacy segment and by $312,000 in the OTC segment.
(b) Contribution margin represents a measure of how well each segment is contributing to our operating goals. It is calculated as net sales less the direct cost of these sales and the incremental (variable) fulfillment and order processing costs to deliver orders to our customers. The increase in variable fulfillment and order processing costs described in note (a) reduced contribution margin by $98,000 in the mail-order pharmacy segment and by $312,000 in the OTC segment.

 

      
Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    September 28,
2003


    September 26,
2004


    September 28,
2003


 
     (in thousands)  

Consolidated contribution margin for reportable segments

   $ 9,786     $ 7,922     $ 32,480     $ 21,398  

Less:

                                

Fixed fulfillment and order processing (c)

     2,791       2,874       8,624       8,145  

Marketing and sales

     5,749       4,718       18,212       12,470  

Technology and content

     2,256       1,928       6,644       6,317  

General and administrative

     4,287       2,688       11,342       8,332  

Amortization of intangible assets

     1,072       407       3,156       1,116  

Amortization of stock-based compensation

     56       1,462       615       1,737  

Impairment of goodwill and other intangible assets

     26,480       —         26,480       —    
    


 


 


 


Operating loss

   $ (32,905 )   $ (6,155 )   $ (42,593 )   $ (16,719 )
    


 


 


 



(c) These amounts include all fixed costs of fulfillment and order processing, which are not discernable by business segment.

 

11. Subsequent Events

 

On October 11, 2004, we appointed Dawn G. Lepore as the chairman of the board, president and chief executive officer of drugstore.com As part of Ms. Lepore’s compensation, she was granted stock options to purchase 4.0 million shares of common stock on her start date of October 11, 2004, with an exercise price established on September 22, 2004, the date we announced her hiring. Because the fair market value of our common

 

14


Table of Contents

stock on the date of the option grant was higher than the exercise price of the option, we will record approximately $3.9 million of deferred stock compensation in the fourth quarter of 2004. This amount will be amortized over the options’ four-year vesting period using the multiple option approach.

 

On October 12, 2004, we entered into a settlement agreement and mutual release, dated as of October 7, 2004, with AC Lens. The terms of the settlement agreement require us to issue up to 125,330 shares of our common stock to AC Lens, with the total number of shares to be issued subject to adjustment in certain circumstances. Of these 125,330 shares, we have already issued 72,560 shares, which were registered for resale in a registration statement that became effective on October 15, 2004. The remaining shares, if any, will be issued within three trading days after the end of the twenty trading day period following the date of effectiveness of the registration statement.

 

On October 27, 2004, we entered into an settlement letter agreement dated as of October 25, 2004 (the “Escrow Settlement Letter”) with the representative of the former stockholders, optionholders and warrantholders of Vision Direct (the “Sellers”), with respect to the release of shares of common stock and cash held in escrow accounts established at the closing of our acquisition of Vision Direct. Under the terms of the acquisition agreement, an aggregate of 3.4 million shares of drugstore.com common stock received by the Sellers was placed in escrow to secure the indemnification obligations of the Sellers for liabilities specified in the acquisition agreement and $5.0 million in cash (reduced to $3.0 million in the second quarter of 2004) was placed in escrow to secure the indemnification obligations of the Sellers with respect to certain tax matters specified in the acquisition agreement. Under the terms of the Escrow Settlement Letter, among other things, (i) the Sellers’ representative acknowledged the Sellers’ indemnification obligations with respect to certain claims (the “Acknowledged Losses”); (ii) approximately $1.8 million in cash was set aside in the cash escrow with respect to the Acknowledged Losses and then immediately released to drugstore.com to enable us to satisfy payment obligations arising from the Acknowledged Losses; (iii) the remainder of the funds in the cash escrow account, approximately $1.2 million, was released to the Sellers; (iv) all shares of common stock held in the share escrow will be released to the Sellers, after which time the share escrow will terminate; (v) we will be required to recover any additional losses covered by the Sellers’ indemnification obligations under the acquisition agreement first by applying the amount of such recoverable losses against a credit of $0.9 million established by the Escrow Settlement Letter and then by proceeding against the Sellers as permitted by the acquisition agreement, as amended by the Escrow Settlement Letter; and (vi) the survival of all but several specified representations, warranties and covenants contained in the acquisition agreement expired as of the date of the Escrow Settlement Letter. This settlement has no impact on our financial position or results of operations.

 

15


Table of Contents

 
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

The following discussion and analysis should be read in conjunction with the financial statements and accompanying notes included elsewhere in this quarterly report and in our annual report on Form 10-K for the fiscal year ended December 28, 2003.

 

Special Note Regarding Forward-Looking Statements

 

This quarterly report on Form 10-Q includes forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. All statements other than statements of historical fact, including statements regarding industry prospects and our future financial and operational performance, made in this quarterly report are forward-looking. Words such as “expects,” “believes,” “anticipates,” “intends,” “may,” “will,” “plan,” “continue,” “forecast,” “remains,” “would,” “should,” and similar expressions, are intended to identify forward-looking statements. Forward-looking statements are based on current expectations, are not guarantees of future performance and involve assumptions, risks, and uncertainties. Our actual results may differ significantly from those stated or implied in the forward-looking statements for a variety of reasons, including, among others, effects of changes in the economy, consumer spending, fluctuations in the stock market, changes affecting the Internet, online retailing and advertising, the company’s limited operating history, difficulties establishing our brand and building a critical mass of customers, the unpredictability of future revenues and expenses and potential fluctuations in revenues and operating results, risks related to business combinations and strategic alliances, possible tax liabilities relating to the collection of sales tax, consumer trends, the level of competition, seasonality, the timing and success of expansion efforts, recent changes in senior management, risks related to systems interruptions, possible governmental regulation and the ability to manage a rapidly growing business. These and other risks and uncertainties that could cause our actual results to differ significantly from management’s expectations are described in the following discussion, in the section entitled “Business – Factors That May Affect Our Business ” in Part I, Item 1 of our annual report on Form 10-K for the fiscal year ended December 28, 2003, filed with the SEC, and in our current report on Form 8-K filed with the SEC on October 15, 2004. A forward-looking statement should not be relied upon as representing our views as of any date other than the date on which we made the statement. We expressly disclaim any intent or obligation to update any forward-looking statement after the date on which we make it, except as we otherwise specifically state.

 

We operate on a 52/53-week retail calendar, with each quarter in a 52-week fiscal year representing a 13-week period. Fiscal year 2004 is a 53-week fiscal year, with the fourth quarter representing a 14-week period. References in the following discussion to yearly periods are to fiscal years, unless the context indicates otherwise. For example, “2003” refers to the fiscal year ended December 28, 2003.

 

Overview

 

drugstore.com, inc. is a leading online provider of health, beauty, vision and pharmacy products. We believe that our Web stores, including those located on the Internet at www.drugstore.com , www.beauty.com , www.visiondirect.com , www.lensmart.com, and www.lensquest.com, offer a better way for consumers to shop for these products. We operate primarily in the United States and Canada, but our products are available to consumers worldwide.

 

Business Segments; Growth Strategies . Following our acquisition of Vision Direct in December 2003 and in keeping with our current growth strategy in our pharmacy product category, in the fourth quarter of 2003 we organized our business into four primary business segments: mail-order pharmacy, local pick-up pharmacy, over-the-counter (OTC), and vision. The organization of our business into these four distinct segments allows our management to gain a comprehensive financial view of each of our key businesses and our business as a whole. In addition, this segmentation better allows us to align strategies in operations, marketing and customer care in order to optimize the overall customer experience, both within each segment and across all segments, and to maximize growth.

 

  Mail-order Pharmacy . Our mail-order pharmacy segment includes prescription drugs and supplies, other than prescription contact lenses, that are ordered online or over the telephone at the www.drugstore.com Web store and delivered to customers through our mail-order facility. We obtain our inventory through Rite Aid as part of our ongoing relationship. We market to and serve cash-paying and insurance-covered individuals and also serve as an independent, online solution for low-cost mail-order prescription services. We are currently a mail-order prescription drug provider for six pharmacy benefit management companies, or PBMs, and three third-party benefits companies, and intend to continue to focus our 2004 marketing efforts on establishing broader relationships with these PBMs and benefits companies and expanding our services to additional PBMs. We anticipate that continued growth in this segment will substantially depend on our ability to grow prescription volumes through these efforts.

 

  Local Pick-up Pharmacy . Our local pick-up pharmacy business segment includes prescription refills ordered online at our www.drugstore.com Web store, at the www.riteaid.com Web store (which is powered by the www.drugstore.com Web store), or over the telephone, and picked up by customers at Rite Aid stores. In this segment, Rite Aid acts as our fulfillment partner. Our growth in this segment depends on our ability to leverage our relationship with Rite Aid through marketing in in-store Rite Aid receipts, weekly Rite Aid advertising circulars and email advertising.

 

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  Over-the-Counter (OTC) . Our OTC (also known as non-pharmaceutical) segment includes all non-prescription products sold through our www.drugstore.com, www.beauty.com and www.visiondirect.com Web stores and through our subsidiary CNS at www.DrWeilVitaminAdvisor.com, www.zoneprofiler.com and www.pritikin@home.com . We source our OTC products from various manufacturers and distributors. We believe that continued growth in this segment will depend on our ability to offer customers a superior shopping experience and service, including providing a broad selection of basic necessity items and hard-to-find specialty items that incents customers to return to our Web sites and make repeat, replenishment, and impulse purchases. In addition, we have implemented, and will continue to implement from time to time, programs designed to drive long-term customer retention and growth. For example, in the second quarter of 2004 we introduced a free 3-day shipping program for Midwest, Mountain and West Coast customers making OTC purchases of $49 or more.

 

  Vision . Our vision segment was created as a result of our acquisition of Vision Direct in December 2003. The vision segment includes contact lenses and vision products sold by Vision Direct through Web sites located at www.visiondirect.com, www.lensmart.com and www.lensquest.com . We purchase our contact lens and vision products inventory directly from various manufacturers and other distributors. We believe that growth in this segment will depend on our ability to take advantage of the growth in consumer demand for contact lenses and vision products, successfully integrate Vision Direct into our business, and successfully address recent federal legislation and rulemaking relating to contact lens prescription access and verification. We intend to grow sales in this segment for the remainder of 2004 through the continuation of our aggressive pricing and customer acquisition strategy.

 

Revenues . We generate revenue primarily from product sales and shipping fees. In the three- and nine-month periods ended September 26, 2004, we reported consolidated total net sales of $84.3 million and $256.5 million. Our year-over-year net sales growth of $24.4 million, or 40.8%, for the three-month period ended September 26, 2004 and $81.3 million, or 46.4%, for the nine-month period ended September 26, 2004 is primarily due to increased net sales in our OTC and mail-order segments and the addition of our vision segment in December 2003.

 

Expenses . Our operating expenses, including cost of goods sold, increased as a percentage of net sales to 139.0% and 116.6% for the three- and nine-month periods ended September 26, 2004, compared to 110.3% and 109.5% for the three- and nine-month periods ended September 28, 2003. This increase is primarily due to impairment charges we recorded to goodwill and other intangible assets in our vision segment.

 

Net Loss; Cash Position . Our net losses for the three-month periods ended September 26, 2004 and September 28, 2003 were $32.8 million and $6.0 million. Included in the net loss for the three-month period ended September 26, 2004 were impairment charges of $23.2 million and $3.3 million for goodwill and other intangible assets, respectively, associated with our vision segment, a $400,000 expense related to the recruitment of our new CEO, a $475,000 noncash litigation settlement, and a $410,000 write-down in packaging supplies inventory, partially offset by capitalized labor costs of approximately $710,000 and lower stock-based compensation. Our net losses for the nine-month periods ended September 26, 2004 and September 28, 2003 were $42.4 million and $16.2 million. The year-over-year increase in net loss for the nine-month periods ended September 26, 2004 and September 28, 2003 primarily results from the charges and expenses described above, partially offset by higher gross margin and lower stock-based compensation. We ended the third quarter of 2004 with over $33.7 million in cash and marketable securities and no debt. Uses of cash in the quarter included capitalized labor costs related to the integration of Vision Direct and funding ongoing operations.

 

Change in Management. On September 22, 2004, we announced the appointment of Dawn G. Lepore as our new chairman of the board, president and chief executive officer, effective October 11, 2004, and the retirement from our board of directors of Peter M. Neupert, our former chairman of the board, and L. John Doerr.

 

Significant Accounting Judgments

 

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires estimates and assumptions that affect the reported amounts of assets and liabilities, revenues and expenses and related disclosures of contingent assets and liabilities in the consolidated financial statements and accompanying notes. The Securities and Exchange Commission, or SEC, has defined a company’s critical accounting policies as the ones that are most important to the portrayal of the company’s financial condition and results of operations, and that require the company to make its most difficult and subjective judgments, often as a result of the need to make estimates of matters that are inherently uncertain. Based on this definition, we have identified the significant accounting policies and judgments addressed below. We also have other key accounting policies, which involve the use of estimates, judgments and assumptions that are significant to understanding our results. Additional information about our significant accounting policies is included in Note 1 of our consolidated financial statements included in Part IV, Item 15 of our annual report on Form 10-K for the

 

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fiscal year ended December 28, 2003. Although we believe that our estimates, assumptions and judgments are reasonable, they are based upon information presently available. Actual results may differ significantly from these estimates under different assumptions, judgments or conditions. In addition, any significant unanticipated changes in any of our assumptions could have a material adverse effect on our business, financial condition and results of operations.

 

Revenue Recognition

 

Revenues from sales of mail-order pharmacy, OTC and vision products delivered to customers (net of promotional discounts, cancellations, rebates and returns allowances) are recorded when the products are shipped and title passes to the customer. Return allowances, which reduce product sales by our estimate of expected product returns, are estimated using historical experience. If our estimate of return allowances is too high, our revenues will be understated; if our estimate of these allowances is too low, our revenues will be overstated. Historically, product returns, and differences between our estimates and actual returns, have not been significant.

 

Revenues from sales of certain pharmaceutical products ordered through our drugstore.com Web store or by telephone for pick-up at a Rite Aid store, including co-payments received and collected on our behalf by Rite Aid, are recognized when the customer picks up the product. In these circumstances, we utilize Rite Aid as our fulfillment partner. According to the criteria outlined in Emerging Issues Task Force Issue No. 99-19, Reporting Revenue Gross as a Principal Versus Net as an Agent , or EITF 99-19, we record revenues in our local pick-up pharmacy segment on a gross basis, because we believe we act as a principal, based on the fact that, among other things, we bear both inventory risk and credit and collection risk associated with these sales.

 

For insured prescriptions in both our local pick-up and mail-order segments, the co-payment and the insurance reimbursement (which together make up the amount owed by the customer) constitute the full value of the prescription drug sale, and we receive this entire amount as cash. We therefore book the entire amount to revenue when the order is shipped to the customer (for mail order prescriptions) or picked up by the customer (for local pick-up prescriptions).

 

Revenues from sales of OTC products ordered through the Amazon.com Web site and fulfilled by drugstore.com are recognized when the products are shipped from our distribution center. According to the criteria outlined in EITF 99-19, we record fees and revenues generated by the Amazon.com agreement in our OTC segment on a gross basis, because we believe we act as a principal, based on the fact that we bear general inventory risk associated with these sales.

 

Periodically, we provide incentive offers to our customers to encourage purchases. Such offers include discounts on specific current purchases, which we refer to as Diamond Deals , or future rebates based upon a percentage of the current purchase, which we refer to as drugstore.com Dollars , as well as other offers. Diamond Deals, when accepted by our customers, are treated as a reduction to the sales price of the related transaction and are presented as a net amount in net sales. drugstore.com Dollars and other rebates that we offer are treated as a reduction to sales price based on estimated redemption rates. Redemption rates are estimated using our historical experience for similar offers. Historically, our redemption rates, which are adjusted quarterly, have not differed materially from our estimates.

 

Inventory

 

We value our inventory at the lower of cost (using the weighted-average cost method) or the current estimated market value of the inventory. We regularly review inventory quantities on hand and record a reserve for shrinkage and slow-moving, damaged and expired inventory, which is recorded as the difference between the cost of the inventory and the estimated market value based on

 

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management’s assumptions about future demand for the products we offer and market conditions. We use a variety of methods to reduce the quantity of slow-moving inventory, including reducing sales prices on our Web sites, negotiating returns to vendors, and liquidating inventory through third parties. If our estimates of future product demand or our assumptions about market conditions are inaccurate, we will understate or overstate the provision required for excess and obsolete inventory. Historically, the market value of our inventory has not differed materially from our estimates.

 

Goodwill and Other Intangible Assets

 

In accordance with SFAS No. 142, Accounting for Goodwill and Other Intangibles , we do not amortize goodwill but instead test for impairment at least annually. We test for impairment at the beginning of the fourth quarter or whenever indicators of impairment exist. The first phase of the test screens for impairment. If impairment is determined, the second phase measures the impairment by comparing the fair value of the applicable reporting unit to its carrying value. Fair value is determined using either a discounted cash flow methodology or methodology based on comparable market prices. If our estimates of revenue growth or future cash flows prove to be inaccurate, we may have a future impairment of goodwill.

 

As part of our quarterly review of financial results for the third quarter of fiscal 2004, we noted indicators that the carrying value of goodwill and other intangible assets related to the acquisition of Vision Direct might not be recoverable, which resulted in an impairment review. We performed the impairment review because of lower-than-expected sales growth partially attributable to challenges addressing February 2004 federal legislation and August 2004 Federal Trade Commission regulations relating to contact lens prescription access and verification and an increasingly competitive contact lens marketplace. We evaluated the recoverability of goodwill and other intangible assets in accordance with (“SFAS”) No. 142, Goodwill and Other Intangible Assets, and SFAS No. 144, Accounting for the Impairment or Disposal of Long-Lived Assets.

 

Under the first step of the goodwill impairment analysis, we determined the fair value of the vision segment using a combination of the income approach, which estimates the fair value based on the future discounted cash flows, and the market approach, which estimates the fair value based on comparable market prices. Based on the first step analysis, we determined that the carrying amount of our vision segment was in excess of its fair value. Therefore, we were required to perform the second-step analysis on the vision segment to determine the amount of the impairment loss, if any. As of the time of filing of this quarterly report, we have not completed the second step analysis due to the complexities involved in determining the implied fair value of the goodwill of the vision segment. However, we have determined that an impairment loss is probable and can be reasonably estimated. Therefore, as permitted by SFAS 142, we recorded for the third quarter of fiscal 2004 estimated impairment charges of $23.2 million and $3.3 million to reduce the carrying values of goodwill and other intangible assets, respectively.

 

The actual impairment charges may be higher or lower than the estimated charges we have recorded. During the fourth quarter of fiscal 2004, we will complete the second-step analysis of the impairment review and record any resulting increase or decrease in the impairment charges.

   

Results of Operations

 

Net Sales

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Net sales

   $ 84,287     40.8 %   $ 59,843     $ 256,493     46.4 %   $ 175,150  

New customers

     254,000     21.0 %     210,000       854,000     28.4       665,000  

Orders from repeat customers as a % of total orders

     69.0 %           73.0 %     68.0 %           72.0 %

Segmented net sales information:

                                            

Net sales from mail-order pharmacy

     16,184     25.1 %     12,933       45,832     26.2 %     36,324  

% of total net sales

     19.2 %           21.6 %     17.9 %           20.7 %

Net sales from local pick-up pharmacy

     22,077     4.5 %     21,134       66,701     4.8 %     63,649  

% of total net sales

     26.2 %           35.3 %     26.0 %           36.3 %

Net sales from OTC

     35,249     36.8 %     25,776       107,441     42.9 %     75,177  

% of total net sales

     41.8 %           43.1 %     41.9 %           42.9 %

Net sales from vision

     10,777     —         —         36,519     —         —    

% of total net sales

     12.8 %                   14.2 %              

 

Net sales include gross revenues from sales of product and related shipping fees, net of discounts and provision for sales returns, third-party reimbursement and other allowances. Net sales also include service fees from our agreement with Amazon.com, under which we act as a nonexclusive wholesaler and fulfillment provider for certain OTC products sold through the Health & Personal Care store on the Amazon.com Web site, and consignment services fees earned from our GNC arrangement, under which we do not take title to the inventory and cannot establish pricing. Consignment service fees are booked on a net basis and constitute approximately 1% of total net sales in each period presented. Orders are billed to the customer’s credit card or, in the case of prescriptions covered by insurance, the co-payment is billed to the customer’s credit card and the remainder of the prescription price is billed to third parties. Sales of pharmaceutical products covered by insurance are recorded at the net amount received from the customer and the third party. Sales made to Amazon.com under our wholesale and fulfillment agreement are billed directly to Amazon.com and recorded at the gross amount received.

 

Total net sales grew by 40.8% and 46.4% in the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 28, 2003, as a result of increased order volume from both new and repeat customers and a slight increase in average net revenue per order. The total number of orders grew by 39.7% to 1.1 million and by 41.7% to 3.4 million for the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 28, 2003, primarily due to the addition of customer orders in our recently acquired vision segment, increases in order volumes from our OTC and mail-order pharmacy segments and the addition of our wholesale fulfillment agreement with Amazon.com. Average net sales per order increased by 1.3% to $77 and by 2.7% to $76 in the three- and nine-month periods ended September 26, 2004, compared to the three- and nine- month periods ended September 28, 2003, as a result of an increase in average net sales per order in our mail-order pharmacy segment resulting from an increasing number of customers purchasing a greater volume of pharmaceuticals in 90-day supply quantities, an increase in prescription drug prices in our local pick-up segment, and the addition of our vision segment, which has a higher average net sales per order than our overall average net sales per order. This increase was partially offset by a decline in pharmacy net sales (mail-order pharmacy combined with local pick-up pharmacy) as a percentage of net sales to 45% and 44% in the three- and nine month periods ended September 26, 2004, compared to 57% in both the three- and nine-month periods ended September 28, 2003.

 

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Mail-Order Pharmacy . Net sales in the mail-order pharmacy segment grew by 25.1% and 26.2%, and order volume increased by 8.0% and 8.6%, for the three- and nine-month periods ended September 26, 2004 compared to the three- and nine-month periods ended September 28, 2003, primarily as a result of our initiatives to grow the segment by providing third-party pharmacy fulfillment services to PBMs. This strategy has resulted in customers purchasing an increasing number of 90-day supplies, which has increased the average net sales per order in this segment by 15.8% to $140 and 15.9% to $134 for the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 28, 2003.

 

Local Pick-Up Pharmacy. Our net sales in the local pick-up pharmacy segment grew by 4.4% and 4.8%, and order volume declined 1.7% and 2.5%, for the three- and nine-month periods ended September 26, 2004 compared to the three- and nine-month periods ended September 28, 2003, as we continued to focus our marketing efforts on our mail-order pharmacy segment. Average net sales per order in this segment increased by 6.3% to $104 and 7.5% to $102 for the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 26, 2004, primarily as a result of an increase in the average price per prescription, as well as year-over-year growth in the average number of prescriptions per order of 1.9% and 2.5% for the three- and nine-month periods ended September 26, 2004.

 

OTC. Our net sales in the OTC segment grew by 36.8% and 42.9% and order volumes increased by 36.7% and 38.4% for the three- and nine-month periods ended September 26, 2004 compared to the three- and nine-month periods ended September 28, 2003, as a result of significant increases in repeat orders from existing and new OTC customers and orders generated through our wholesale OTC fulfillment agreement with Amazon.com. Average net sales per order remained unchanged at $55 for the three-month period ended September 26, 2004 compared to the three-month period ended September 28, 2003. Average net sales per order increased by 3.3% to $55 for the nine-month period ended September 26, 2004, compared to the nine-month period ended September 28, 2003, primarily as a result of a 5.3% increase in the average sales price per OTC unit sold. The increase in average sales price per OTC unit was primarily due to customers purchasing a greater proportion of items with higher price points, rather than due to material price increases.

 

Vision. Our net sales in the vision segment were $10.8 million and $36.5 million, and total orders were 136,000 and 467,000, for the three- and nine-month periods ended September 26, 2004. Average net sales per order were $79 and $78 for the three- and nine-month periods ended September 26, 2004. Because we acquired Vision Direct in December 2003, prior year comparisons are not applicable.

 

Customer Data. We acquired 254,000 and 854,000 new customers during the three- and nine-month periods ended September 26, 2004, compared to 210,000 and 665,000 during the three- and nine-month periods ended September 28, 2003. Our total customer base increased to approximately 5.6 million customers since inception, of which approximately 600,000 were acquired in connection with the acquisition of Vision Direct in December 2003, compared to 3.9 million customers since inception at the end of the third quarter of 2003. Net sales from repeat customers ordering through the Web sites of drugstore.com and our subsidiaries comprised 76% and 74% of total net sales for the three- and nine-month periods ended September 26, 2004, compared to 79% and 77% for the three- and nine-month periods ended September 28, 2003. Net sales from repeat customers ordering through the Web sites of drugstore.com and our subsidiaries increased, in absolute dollars, year-over-year as we continued to focus our marketing efforts on acquiring high-value customers. These efforts were supported by our anchor loyalty programs of free 3-day shipping, drugstore.com Dollars and Diamond Deals , which we believe help drive increases in average sales per order and order volume.

 

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Cost of Sales

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Cost of sales

   $ 67,702     41.9 %   $ 47,704     $ 204,231     45.3 %   $ 140,578  

Percentage of net sales

     80.3 %           79.7 %     79.6 %           80.3 %

Segmented cost of sales information:

                                            

Cost of sales from mail-order pharmacy

     13,912     29.0 %     10,781       38,990     30.3 %     29,924  

% of mail-order pharmacy net sales

     86.0 %           83.4 %     85.1 %           82.4 %

Cost of sales from local pick-up pharmacy

     19,682     3.0 %     19,116       59,771     2.9 %     58,114  

% of local pick-up pharmacy net sales

     89.2 %           90.5 %     89.6 %           91.3 %

Cost of sales from OTC

     26,042     46.2 %     17,807       77,824     48.1 %     52,540  

% of OTC net sales

     73.9 %           69.1 %     72.4 %           69.9 %

Cost of sales from vision

     8,066     —         —         27,646     —         —    

% of vision net sales

     74.8 %                   75.7 %              

 

Total cost of sales, and cost of sales in each segment, increased in absolute dollars for the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 28, 2003, as a result of growth in net sales and increased order volume. Cost of sales as a percentage of net sales increased for the three-month period ended September 26, 2004, compared to the three-month period ended September 28, 2003, primarily as a result of the impact of our free 3-day shipping program, a decrease in gross margin in our mail-order pharmacy segment and the addition of our lower-margin wholesale OTC fulfillment agreement with Amazon.com. Cost of sales as a percentage of net sales decreased for the nine-month period ended September 26, 2004, compared to the nine-month period ended September 28, 2003, primarily as a result of an increased proportion of higher-margin OTC and vision sales relative to lower-margin mail-order pharmacy and local pick-up pharmacy sales, partially offset by the cost of our free 3-day shipping program.

 

Mail-Order Pharmacy. Cost of sales as a percentage of net sales for the mail-order pharmacy segment increased year-over-year as a result of our initiatives to grow the segment by providing third-party fulfillment services to PBMs. This strategy focuses on fulfilling 90-day order quantities, which generates higher revenue per order than 30-day quantity orders, but results in lower product margins.

 

Local Pick-Up Pharmacy . Cost of sales as a percentage of net sales for the local pick-up pharmacy segment decreased year-over-year as a result of a selling a greater proportion of higher-margin generic drugs compared to lower-margin branded drugs, as well as a greater proportion of higher-margin generic drugs in our current year generic drugs sales mix.

 

OTC. Cost of sales as a percentage of net sales for the OTC segment increased year-over-year as a result of the cost of our free 3-day shipping program and other discount promotions and selling a higher proportion of lower-margin orders through our wholesale OTC fulfillment agreement with Amazon.com.

 

Vision. Cost of sales in our vision segment was $8.1 million and $27.6 million for the three- and nine-month periods ended September 26, 2004. In the second quarter of 2004, we introduced marketing campaigns in our vision business that resulted in higher customer discounts, which increased our vision cost of sales as a percentage of net sales to 78.8% for the second quarter. We discontinued some of these campaigns in the third quarter of 2004, which improved our cost of vision sales as a percentage of net sales to 74.8% for the third quarter. Accordingly, vision cost of sales as a percentage of net sales for the three-month period ended September 26, 2004 is lower than cost of sales as a percentage of net sales for the nine-month period ended September 26, 2004. Because we acquired Vision Direct in December 2003, prior-year comparisons are not applicable.

 

Shipping Costs. Shipping costs, which are included in cost of sales, continue to exceed the amount we charge customers for shipping. We expect to continue to subsidize a portion of our OTC shipping costs for the foreseeable future, through free shipping on nonprescription orders of $49 or more, as a strategy to attract and retain customers.

   

Fulfillment and Order Processing Expense

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Fulfillment and order processing

   $ 9,590     35.2 %   $ 7,091     $ 28,406     33.2 %   $ 21,319  

Percentage of net sales

     11.4 %           11.8 %     11.1 %           12.2 %

 

Fulfillment and order processing expenses include expenses related to distribution center equipment and packaging supplies, per-unit fulfillment fees charged by Rite Aid, credit card processing fees, payroll and related expenses for personnel engaged in

 

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purchasing, fulfillment, distribution, and customer care activities (including warehouse personnel and pharmacists engaged in prescription verification activities), rent and depreciation related to equipment and fixtures in our distribution center and call center facilities.

 

Fulfillment and order processing expenses increased in absolute dollars year-over-year primarily as a result of larger order volumes, a write-down of approximately $410,000 in packaging supplies inventory resulting from our physical inventory count in the third quarter of 2004, and costs associated with the relocation of our OTC call center operations to our Halifax, Nova Scotia facility. $312,000 of the $410,000 write-down in packaging supplies inventory was associated with OTC packaging and $98,000 was associated with mail-order pharmacy packaging. As disclosed in our segment information (see Note 10 of the financial statements included in this quarterly report), this write-down negatively affected contribution margin dollars for the OTC and mail-order segments. Fulfillment and order processing expenses decreased as a percentage of net sales year-over-year primarily as a result of increased net sales spread over our primary distribution center’s fixed cost infrastructure.

   

Marketing and Sales Expense

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Marketing and sales

   $ 5,749     21.9 %   $ 4,718     $ 18,212     46.0 %   $ 12,470  

Percentage of net sales

     6.8 %           7.9 %     7.1 %           7.1 %

 

Marketing and sales expenses include advertising and marketing expenses, promotional expenditures and payroll and related expenses for personnel engaged in marketing and merchandising activities. Advertising expenses include amounts due under various advertising contracts.

 

Marketing and sales expenses increased in absolute dollars year-over-year due to an increase in the number of new customers acquired and an increase in the average cost to acquire a customer. Marketing and sales expense per new customer was $23 and $21 for the three- and nine-month periods ended September 26, 2004, up $1 and $2 compared to the three- and nine-month periods ended September 28, 2003, as a result of the integration of the marketing activities of Vision Direct and the testing of various new promotional programs associated with the new vision business. Marketing and sales expenses decreased as a percentage of net sales for the three-month period ended September 26, 2004, compared to the three-month period ended September 28, 2003, for several reasons: we are now operating with a larger base of customers to whom we can market using email and other inexpensive media; we have experienced strong growth in our mail-order pharmacy segment, which requires very little marketing spend; we have added a vision segment with a pre-existing base of customers, through our acquisition of Vision Direct; and we have entered into a wholesale fulfillment agreement with Amazon.com under which we do not incur marketing costs. Marketing and sales expenses remained flat for the  
nine-month period ended September 28, 2003, compared to the nine-month period ended September 28, 2003, because the benefits noted in the preceding sentence were offset by higher overall year-to-date marketing expenses primarily incurred to drive greater order volume in our vision segment.

 

Technology and Content Expense

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Technology and content

   $ 2,256     17.0 %   $ 1,928     $ 6,644     5.2 %   $ 6,317  

Percentage of net sales

     2.7 %           3.2 %     2.6 %           3.6 %

 

Technology and content expenses consist primarily of payroll and related expenses for personnel engaged in maintaining and making routine upgrades and enhancements to our Web sites and their content. Technology and content expenses also include Internet access and hosting charges, depreciation on hardware and IT structures, and our Web sites’ content and design expenses.

 

Technology and content expenses increased in absolute dollars year-over-year primarily due to increased salaries and increased depreciation, partially offset by the capitalization of labor costs of $711,000 and $1.5 million for the three- and nine-month periods ended September 26, 2004 related to our integration of Vision Direct and other internally developed software projects. Technology and content expenses as a percentage of net sales decreased year-over-year as a result of our fixed corporate infrastructure costs being spread over more net sales.

 

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Table of Contents  

General and Administrative Expense

 

     Three Months Ended

    Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


    September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

General and administrative

   $ 4,287     59.5 %   $ 2,688     $ 11,342     36.1 %   $ 8,332  

Percentage of net sales

     5.1 %           4.5 %     4.4 %           4.8 %

 

General and administrative expenses consist of payroll and related expenses for executive and administrative personnel, corporate facility expenses, professional service expenses, travel, and other general corporate expenses. General and administrative expenses increased in absolute dollars and as a percentage of net sales for the three-month period ended September 26, 2004, compared to the three-month period ended September 28, 2003, primarily due to recruitment expenses of $400,000 related to the hiring of our new CEO and an expense of $475,000 related to our non-cash litigation settlement with AC Lens. General and administrative expenses increased in absolute dollars for the nine-month period ended September 26, 2004, compared to the nine-month period ended September 28, 2003, due to the expenses described in the previous sentence and increased legal and accounting fees, including expenses related to the implementation of the requirements associated with the Sarbanes-Oxley Act of 2002, increased corporate insurance costs, increased personnel costs, and increased depreciation. General and administrative expenses decreased as a percentage of net sales for the nine-month period ended September 26, 2004, compared to the nine-month period ended September 28, 2003, as a result of our fixed corporate infrastructure costs being spread over more net sales.

   

Amortization of Intangible Assets

 

     Three Months Ended

   Nine Months Ended

     September 26,
2004


   %
Change


    September 28,
2003


   September 26,
2004


   %
Change


    September 28,
2003


     ($ in thousands)

Amortization of intangible assets

   $ 1,072    163.4 %   $ 407    $ 3,156    182.8 %   $ 1,116

 

The increase in amortization of intangible assets is related to the acquisitions of Vision Direct and CNS in 2003.

   

Stock-Based Compensation

 

     Three Months Ended

   Nine Months Ended

     September 26,
2004


   %
Change


    September 28,
2003


   September 26,
2004


   %
Change


    September 28,
2003


     ($ in thousands)

Stock-based compensation

   $ 56    (96.2 )%   $ 1,462    $ 615    (64.6 )%   $ 1,737

 

We record deferred stock-based compensation in connection with stock options granted at below market value on the date of grant to our employees in all operating expense categories. The deferred stock-based compensation amounts represent the difference between the exercise price of stock option grants and the fair value of our common stock at the time of such grants. Such amounts are amortized to expense over the vesting periods of the options granted, using the multiple-option approach. Additional amortization of stock-based compensation results from the modification of certain stock options for terminated employees. As previously disclosed in our Form 10-K for the fiscal year ended December 28, 2003, the amounts for the three- and nine-month periods ended September 28, 2003 have been restated to include an additional $1.3 million in stock-based compensation recorded as a result of modifications of certain stock option grants for terminated employees.

 

Deferred stock-based compensation for stock options issued to our employees will be recognized as expense, subject to continuing employment, for each of the next four fiscal years, when amortization of deferred stock compensation will be complete on all existing grants, as follows:

 

 

Fiscal Year


   Amount (in thousands)

Remainder of 2004

   $ 553

2005

     1,476

2006

     890

2007

     678

2008

     412
    

Total

   $ 4,009
    

 

23


Table of Contents  

Impairment of Goodwill and Other Intangible Assets

 

     Three Months Ended

   Nine Months Ended

     September 26,
2004


   %
Change


   September 28,
2003


   September 26,
2004


   %
Change


   September 28,
2003


     ($ in thousands)

Impairment of goodwill and other intangible assets

   $ 26,480    N/A    $ —      $ 26,480    N/A    $ —  

 

During the three- and nine-month periods ended September 26, 2004, we recorded estimated impairment charges of $23.2 million and $3.3 million to goodwill and other intangible assets, respectively, associated with our vision segment (see Note 3 of the financial statements included in this quarterly report). During the three- and nine-month periods ended September 28, 2003, we recorded no impairment charges.

   

Interest Income and Expense

 

     Three Months Ended

   Nine Months Ended

     September 26,
2004


   %
Change


    September 28,
2003


   September 26,
2004


   %
Change


    September 28,
2003


     ($ in thousands)

Interest income, net

   $ 62    (53.0 )%   $ 132    $ 221    (56.7 )%   $ 510

 

Interest income consists of earnings on our cash, cash equivalents and marketable securities, and interest expense consists of interest associated with capital lease obligations. Net interest income decreased in the three- and nine-month periods ended September 26, 2004, compared to the three- and nine-month periods ended September 28, 2003, as a result of a lower cash, cash equivalents and marketable securities balances.

 

Income Taxes

 

There has been no provision or benefit for income taxes for any period since inception due to our ongoing operating losses.

 

Liquidity and Capital Resources

 

We have incurred net losses of $711.1 million since inception. We believe  
that we will continue to incur net losses for the next year, and possibly longer. From our inception through September 26, 2004, we have financed our operations primarily through the sale of equity securities, including common and preferred stock, yielding net cash proceeds of $383.7 million.

 

Discussion of Cash Flows

 

     Nine Months Ended

 
     September 26,
2004


    %
Change


    September 28,
2003


 
     ($ in thousands)  

Cash used in operating activities

   $ (10,249 )   (0.4 )%   $ (10,285 )

Cash provided by investing activities

   $ 22,635     780.4 %   $ 2,571  

Cash provided by financing activities

   $ 3,659     158.0 %   $ 1,418  

Net increase (decrease) in cash and cash equivalents

   $ 16,045     354.8 %   $ (6,296 )

 

Net cash used in operating activities for the nine-month periods ended September 26, 2004 and September 28, 2003 reflects net losses, growth in inventory and changes in other operating assets and liabilities.

 

Net cash provided by investing activities for the nine-month periods ended September 26, 2004 and September 28, 2003 consists of net proceeds from the sale of marketable securities, partially offset by the acquisition of fixed assets.

 

Net cash provided by financing activities for the nine-month periods ended September 26, 2004 and September 28, 2003 consists of cash provided from the exercise of employee stock options and employee stock purchase plan purchases, offset by payments on capital lease obligations.

 

Until required for other purposes, our cash and cash equivalents are maintained in deposit accounts or highly liquid investments with remaining maturities of 90 days or less at the time of purchase.

 

24


Table of Contents

The following table provides information regarding our balances of cash and cash equivalents and marketable securities at September 26, 2004 and December 28, 2003:

 

      
September 26,
2004


   December 28,
2003


     (In thousands)

Cash and cash equivalents

   $ 21,330    $ 5,285

Marketable securities

     12,394      38,287
    

  

Total

   $ 33,724    $ 43,572
    

  

 

Liquidity Sources, Requirements and Contractual Cash Requirements and Commitments

 

Our principal sources of liquidity are our cash, cash equivalents and marketable securities. Historically, our principal liquidity requirements have been to fund our operations, and meet our working capital and capital expenditure needs.

 

As of September 26, 2004, our principal contractual obligations and other commitments consisted of obligations outstanding under capital and operating leases and our agreement with Wellpoint Health Networks Inc., as follows:

 

           
Payment Due by Period

     Total

   < 1 year

   1-3 years

   3-5 years

   > 5 years

          (in thousands)

Capital leases (1)

   $ 1,054    $ 213    $ 757    $ 84    $ —  

Operating leases (2)

     19,667      2,643      5,303      5,156      6,565

Marketing agreement (3)

     225      225      —        —        —  
    

  

  

  

  

     $ 20,946    $ 3,081    $ 6,060    $ 5,240    $ 6,565
    

  

  

  

  


(1) Capital lease obligations consist primarily of technology and operations assets.
(2) Operating lease obligations consist of office building, distribution center and call center leases.
(3) Represents total cash payments due to WellPoint.

 

In addition, we have issued two standby letters of credit, in an aggregate amount of approximately $1.1 million, that were required as security deposits in connection with our new corporate headquarters lease (see Note 8 to the financial statements included in this quarterly report). Of this $1.1 million, approximately $600,000 was issued in the fourth quarter of 2004. To date no portion of either letter of credit has been utilized, and we do not anticipate that either will be drawn upon by our new landlord.

 

We believe that our sources of cash will be sufficient to fund our operations and anticipated capital expenditures until we begin generating positive operating cash flow. Our primary source of cash is sales of our products to customers made through our Web sites, for which we collect cash from credit card settlements and insurance reimbursements, and sales made to Amazon.com under our wholesale fulfillment agreement. Our primary uses of cash are purchases of inventory and funding our operations, as well as overhead and infrastructure costs. Any projections of our future cash needs and cash flows are subject to substantial uncertainty for the reasons discussed in this section and the section entitled “Factors That May Affect Our Business” in Part I, Item 1 of our annual report on Form 10-K for the fiscal year ended December 28, 2003 and in our current report on Form 8-K filed with the SEC on October 15, 2004.

 

We may need to raise additional funds for strategic flexibility or if, for example, we pursue business or technology acquisitions. We have in the past and will continue to assess opportunities for raising additional funds by selling equity, equity-related or debt securities, obtaining additional credit facilities or obtaining other means of financing for strategic reasons or to further strengthen our financial position. We cannot be certain that additional financing will be available to us on acceptable terms when required, or at all. Furthermore, if we were to raise additional funds through the issuance of securities, such securities may have rights, preferences or privileges senior to those of the rights of our common stock and our stockholders may experience additional dilution.

 

Management Outlook

 

For the fourth quarter of fiscal year 2004, we are targeting net sales growth of over 27% over the fourth quarter of 2003, to be in the range of $90.0 million to $100.0 million. We are targeting a net loss for the fourth quarter in the range of $4.5 million to $6.5 million. Fiscal year 2004 is a 53-week fiscal year, with the fourth quarter representing a 14-week period.

 

25


Table of Contents

 
Item 3. Quantitative and Qualitative Disclosures About Market Risk

 

We have assessed our vulnerability to certain market risks, including interest rate risk associated with financial instruments included in cash, cash equivalents and marketable securities. Due to the short-term nature of these investments and our investment policies and procedures, we have determined that the risk associated with interest rate fluctuations related to these financial instruments is not material to us. Historically, and as of September 26, 2004, we have little or no exposure to market risk in the area of changes in foreign currency exchange rates as measured against the United States dollar. Historically, and as of September 26, 2004, we have not used derivative instruments or engaged in hedging activities.

 

 
Item 4. Controls and procedures

 

Our management, with the participation of our chief executive officer and chief financial officer, have conducted an evaluation of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934) as of September 26, 2004. Based on that evaluation, our chief executive officer and chief financial officer have concluded that our disclosure controls and procedures are effective in ensuring that all material information required to be filed in this quarterly report has been made known to them in a timely fashion. In addition, there has been no significant change in our internal control over financial reporting during the quarter ended September 26, 2004, that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

 

26


Table of Contents

 
PART II—OTHER INFORMATION

 

 
Item 1. Legal Proceedings

 

See Note 8 of our condensed consolidated financial statements, “Commitments and Contingencies—Legal Proceedings,” included in Part I, Item 1 of this quarterly report, for a discussion of the material legal proceedings to which we are a party.

 

 
Item 2. Changes in Securities, Use of Proceeds and Issuer Purchases of Equity Securities.

 

On October 12, 2004, we entered into a settlement agreement and mutual release, dated as of October 7, 2004, with Arlington Contact Lens Service, Inc. (“AC Lens”). The terms of the settlement agreement require us to issue up to 125,330 shares of our common stock to AC Lens, with the total number of shares to be issued subject to adjustment in certain circumstances. On October 12, 2004, pursuant to the terms of the settlement agreement, we issued 72,560 of these shares to AC Lens. Based on the closing price of our common stock on the date of issuance, we valued these shares at $282,984. This issuance was exempt from registration under Section 4(2) of the Securities Act of 1933, as amended, on the basis that the transaction did not involve a public offering.

 

 
Item 3. Defaults Upon Senior Securities.

 

None.

 

 
Item 4. Submission of Matters to a Vote of Security Holders.

 

None.

 

 
Item 5. Other Information.

 

None.

 

27


Table of Contents

 
Item 6. Exhibits.

 

 
Exhibit No.

 

Exhibit Description


2.1  

Settlement Letter Agreement dated as of October 25, 2004 by and between Brian Usher-Jones, as Sellers’ Representative, and drugstore.com, inc.

3.1  

Amended and Restated Certificate of Incorporation of drugstore.com, inc. (incorporated by reference to Exhibit 3.2 to drugstore.com, inc.’s Registration Statement on Form S-1 filed February 9, 2000 (Registration No. 333-96441)).

3.1a  

Certificate of Designation of Series 1 Preferred Stock of drugstore.com, inc. (incorporated by reference to Exhibit 3.1a to drugstore.com, inc.’s Quarterly Report on Form 10-Q for the Quarter Ended July 2, 2000 (SEC File No. 000-26137)).

3.2  

Amended and Restated Bylaws of drugstore.com, inc. dated April 23, 2003 (incorporated by reference to Exhibit 3.2 to drugstore.com inc.’s Annual Report on Form 10-K/A for the Fiscal Year Ended December 29, 2002 (SEC File No. 000-26137)).

10.1  

Settlement Agreement & Mutual Release, dated as of October 7, 2004, by and between Arlington Contact Lens Service, Inc. and drugstore.com, inc. (incorporated by reference to drugstore.com, inc.’s Current Report on Form 8-K filed October 13, 2004 (SEC File No. 000-26137)).

10.2  

Office Lease Agreement dated as of August 16, 2004, by and between EOP-Northwest Properties, L.L.C. and drugstore.com, inc.

10.3  

Sub-Sublease Agreement dated as of August 16, 2004 and effective as of May 1, 2004, by and between EOP-Northwest Properties, L.L.C. and drugstore.com, inc.

10.4  

Offer letter of Dawn G. Lepore, dated September 21, 2004 (incorporated by reference to drugstore.com, inc.’s Current Report on Form 8-K filed November 3, 2004 (SEC File No. 000-26137)).

10.5  

Amended and Restated Separation Agreement, dated September 17, 2004 (incorporated by reference to drugstore.com, inc.’s Current Report on Form 8-K filed September 17, 2004 (SEC File No. 000-26137)).

31.1  

Certification of Dawn G. Lepore, Chairman of the Board, President and Chief Executive Officer of drugstore.com, inc., pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2  

Certification of Robert A. Barton, Vice President, Chief Financial Officer and Treasurer of drugstore.com, inc., pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1  

Certification of Dawn M. Lepore, Chairman of the Board, President and Chief Executive Officer of drugstore.com, inc., pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

32.2  

Certification of Robert A. Barton, Vice President, Chief Financial Officer and Treasurer of drugstore.com, inc., pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

 

28


Table of Contents

 
SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

DRUGSTORE.COM, INC.

(Registrant)

By:

 

/s/ Robert A. Barton


   

Robert A. Barton

Vice President, Chief Financial Officer and Treasurer (Principal Financial and Chief Accounting Officer)

 

Date: November 5, 2004

 

29

 

 

Exhibit 2.1

 

Brian Usher-Jones

as Sellers’ Representative

81 Glengowan Road

Toronto, Ontario

M4N 1G5

 

October 25, 2004

 

Mr. Robert A. Barton

drugstore.com, inc.

13920 SE Eastgate Way, Suite 300

Bellevue, WA 98005

 

RE:             Settlement Letter Agreement

 

Dear Bob:

 

Further to various correspondence and discussions between the parties, this letter (the “Settlement Letter Agreement”) is delivered in connection with the Stock Purchase Agreement dated as of November 2, 2003, as amended December 8, 2003, by and among drugstore.com, inc. (“drugstore.com”), International Vision Direct Corp. (“IVD”) and Sellers (as defined therein) (the “Stock Purchase Agreement”), and otherwise in connection with the Escrow Agreement dated as of December 8, 2003, by and among drugstore.com, U.S. National Bank Association, Sellers, and Sellers’ Representative (the “Escrow Agreement”, and together with the Stock Purchase Agreement and all other documents executed or delivered in accordance therewith, the “Transaction Documents”). Capitalized terms not defined herein shall have the meanings given those terms in the Stock Purchase Agreement.

 

On June 29, 2004, drugstore.com delivered to Sellers’ Representative a letter (the “Claim Notice”) requesting indemnification and reimbursement from the Escrow Fund for three claimed losses (the “Claimed Losses”). On August 4, 2004, Sellers’ Representative delivered to drugstore.com a letter (the “Claim Objection”) in which Sellers’ Representative objected to the Claimed Losses pertaining to (i) the Settlement relating to Termination by IVD of Vanier Place Lease (the “Alpha Equities Claim”) and (ii) the Tax Liability Resulting from Transfer of Business Operations from Canada to the U.S. (the “IVD Claim” and together with the Alpha Equities Claim, the “Objected Losses”). On August 27, 2004, drugstore.com delivered to Sellers’ Representative a letter responding to the Claim Objection (the “Response” and together with the Claim Notice and the Claim Objection, the “Claim Documents”).

 

Sellers’ Representative and drugstore.com have negotiated to reach a mutually acceptable settlement with respect to the matters set forth in the Claim Documents. As a result of such negotiations, Sellers’ Representative and drugstore.com have identified a mutually acceptable proposal for settlement that is conditioned upon the agreement of both parties to resolve any and all claims for indemnity under Article VIII of the Stock Purchase Agreement, whether asserted in the Claim Notice or to be asserted in the future, in accordance with the modified procedures set forth herein (the “Mutually Acceptable Settlement”). The purpose of this Settlement Letter Agreement is to set forth the terms of the Mutually Acceptable Settlement and the agreement of drugstore.com and Sellers’ Representative, on behalf of the Sellers, thereto.


Accordingly, notwithstanding any provision in the Stock Purchase Agreement or the Escrow Agreement to the contrary, drugstore.com and Sellers’ Representative agree as follows:

 

1. Notwithstanding the provisions of Section 8.1 of the Stock Purchase Agreement, all representations and warranties of the parties under the Stock Purchase Agreement (other than the representations and warranties described in Section 8.1(i) and (ii) of the Stock Purchase Agreement), the covenants contained in Article V of the Stock Purchase Agreement (other than the covenants described in Section 8.1(i) and (ii) of the Stock Purchase Agreement), and any certificates required thereby or contemplated therein, terminate on the date hereof.

 

2. The Alpha Equities Claim is an indemnifiable Loss in the amount of US$46,666, but no liability for indemnification exists with respect to the Alpha Equities Claim pursuant to Section 8.3(c) of the Stock Purchase Agreement. As a result, in furtherance of Section 8.3(c), no Seller shall hereafter have liability for indemnification under the Stock Purchase Agreement until the aggregate amount of the Losses incurred by drugstore.com exceeds US$53,334 in Losses; provided that the foregoing limitation shall not apply to any Loss relating to Taxes as provided in Section 8.3(c) of the Stock Purchase Agreement.

 

3. This Settlement Letter Agreement constitutes the parties’ agreement that Sellers’ Representative satisfy all indemnification obligations with respect to the Claim Documents by the delivery of cash as provided in paragraph 4 below rather than Escrowed Shares. As a result, the parties agree that all requirements, conditions, and procedures set forth in Section 8.5 and Section 8.6 of the Stock Purchase Agreement and elsewhere in all Transaction Documents have been met or otherwise fully satisfied to allow for the release from the Escrow Fund of all Escrowed Shares, which Escrowed Shares the parties agree shall immediately be released by the Escrow Agent to Sellers’ Representative upon receipt of this letter by the Escrow Agent. Following such release, the Escrow Fund shall automatically terminate. In addition, Sellers’ Representative (on behalf of all Sellers as provided under the Stock Purchase Agreement and Escrow Agreement) hereby acknowledges the Sellers’ indemnification obligations for the Claimed Losses in accordance with Section 8.4(f) of the Stock Purchase Agreement, but Sellers shall not be obligated for any interest and penalties after the dates set forth on Exhibit A for the amounts set forth on Exhibit A with respect to the Claimed Losses. For the avoidance of doubt, it is understood that Section 8.3(e) shall continue to apply to any Losses arising from Taxes, including with respect to any refunds or credits arising from or relating to the Claimed Losses.

 

4. Sellers’ Representative is entitled to determine pursuant to Section 8.6 of the Stock Purchase Agreement (and it has met any and all conditions that may exist under the Transaction Documents for making such a determination) that it will satisfy its indemnity obligation, if any, for all Losses that are the subject of the Claim Notice by delivering, in lieu of Escrowed Shares, cash having a value equal to the estimated Losses for which indemnity is required. As a result, in accordance with the calculations on Exhibit A , the parties agree that, notwithstanding any provision in the Transaction Documents to the contrary, cash from the Tax Escrow Fund in the amount equal to US$1,643,974 shall be initially set aside in the Tax Escrow Fund in escrow to enable drugstore.com to satisfy any Losses with respect to such matters in lieu of Escrowed Shares from the Escrow Fund, but then immediately paid as provided in paragraph 5(ii).

 

5. In furtherance of settling all disputes under the Claim Documents, the parties agree that (i) all cash (including interest therein as provided in the Section 2(d)(iii) of the Escrow Agreement) in the Tax Escrow Fund other than US$1,772,562 shall be immediately released by the Escrow Agent to Sellers’ Representative upon receipt of this letter by the Escrow Agent and (ii) cash in the amount of US$1,772,562 in the Tax Escrow Fund shall be immediately released by the Escrow Agent to Purchaser upon receipt of this letter by the Escrow Agent in order to enable Purchaser to satisfy amounts relating to the Claimed Losses in accordance with Exhibit A . The parties acknowledge and agree that the amounts

 

    Page 2


of $109,513 and $5,530 referenced on Exhibit A will be paid by Purchaser to the relevant taxing authorities by October 29, 2004 unless the Sellers substantiate a different amount to Purchaser prior to that time.

 

6. Section 2.1(d) of the Stock Purchase Agreement is hereby amended by adding the following sentence as the last sentence thereto: “After October 21, 2004, notwithstanding anything herein to the contrary, the Tax Escrow Fund also shall be available to indemnify Purchaser for any Losses incurred or sustained by Purchaser that are subject to indemnification under Article VIII of the Stock Purchase Agreement, regardless of whether such indemnification event arose prior to such date.”

 

7. Section 8.7 of the Stock Purchase Agreement is hereby amended and restated in its entirety to read as follows:

 

“8.7 Claims upon Tax Escrow Fund . Upon receipt by the Escrow Agent on or before the Tax Escrow Expiration Date of a certificate signed by the Seller’s Representative and any officer of Purchaser (the “ Purchaser Defined Tax Escrow Certificate ”) stating the amount of such Losses that Purchaser is entitled to recover pursuant to this Article VIII from each Seller, the Escrow Agent shall deliver to Purchaser out of the Tax Escrow Fund, as promptly as practicable, cash (or stock, but only to the extent permitted below or in the proviso in Section 8.3(a)(iii)(B)) in an amount equal to such Losses Purchaser is entitled to recover. Purchaser shall be required to proceed against the Tax Escrow Fund first for the recovery of Losses from a Defined Tax Liability until the Tax Escrow Fund has been exhausted in its entirety, unless the Sellers’ Representative consents otherwise in writing. After the Tax Escrow Fund has been exhausted, (a) RKK Ltd. and the non-Management Sellers shall have no further Liability for the Defined Tax Liability and (b) the Purchaser shall then be required to proceed against the Management Sellers (other than RKK Ltd.), severally, for the recovery of Losses from a Defined Tax Liability and the Management Sellers (other than RKK Ltd.) shall satisfy all such Losses in cash to the extent such Losses exceed (and only for the amount which exceeds) US$1,772,562 (subject to the proviso in Section 8.3(a)(iii)(B) permitting satisfaction in stock); provided , that if the Management Sellers (other than RKK Ltd.) shall have indemnified Purchaser in cash for Defined Tax Liabilities in an aggregate amount equal to (or exceeding) the total Cash Consideration payable to the Management Sellers (other than RKK Ltd.) as set forth on Exhibit A , then any additional indemnity obligation of the Management Sellers (other than RKK Ltd) in respect of a Defined Tax Liability may be satisfied by such Management Sellers, at their option, in cash or in shares of Purchaser Common Stock valued at the Average Share Value per share on the date of this Agreement. The Escrow Agent shall not make any delivery if the Seller’s Representative has objected to such release pursuant to Section 8.4(c) until such objection has been resolved pursuant to the provisions of Section 8.4. Notwithstanding anything to the contrary herein, Purchaser shall be required to proceed for the recovery of Losses (other than in respect of (i) the Defined Tax Liability or (ii) the Claimed Losses in the amounts set forth on Exhibit A to the Settlement Letter Agreement dated on or about October 25, 2004 between Purchaser and Sellers’ Representative, but the Settlement Credit shall be available to the extent the Losses with respect to items (i) and (ii) exceed the amounts on Exhibit A to the Settlement Letter Agreement dated on or about October 25, 2004 between Purchaser and Sellers’ Representative) first by applying the amount of such recoverable Loss against the Settlement Credit until the Settlement Credit has been exhausted in its entirety, second against the Tax Escrow Fund until the Tax Escrow Fund has been exhausted in its entirety, and lastly against the Sellers as otherwise permitted hereby (subject only, with respect to the Defined Tax Liability, as set forth in the third sentence of this Section 8.7, for Defined Tax Liability Losses in excess of US$1,772,562).”

 

8. Section 1(c) of the Escrow Agreement is hereby amended by deleting “relating to the Defined Tax Liability” in the third sentence thereof, effective the date hereof.

 

    Page 3


9. The definition of “Tax Escrow Fund” in the Stock Purchase Agreement is hereby amended by adding “and other indemnification obligations under Article VIII,” effective the date hereof.

 

10. Section 2(e)(ii) of the Escrow Agreement is hereby amended by deleting “as a result of a Defined Tax Liability” from the first sentence thereof, effective the date hereof.

 

11. For purposes of the Transaction Documents, the term “Settlement Credit” shall mean US$880,380, in accordance with the calculations on Exhibit A , which is an agreed credit amount that is neither cash nor Purchaser Common Stock, but which Sellers may use to satisfy indemnity claims as provided hereby.

 

12. The parties agree that references in Section 8.6 in the Stock Purchase Agreement to “Section 8.4(b)” were intended to be and shall be read as references to “Section 8.4(c).”

 

13. Except as expressly set forth in this Settlement Letter Agreement, the Transaction Documents remain in full force and effect. In the event of a conflict or ambiguity between this Settlement Letter Agreement and any Transaction Document, this Settlement Letter Agreement shall control.

 

14. Notwithstanding anything to the contrary in the Stock Purchase Agreement (including under Section 8.6), until such time, if any, as Losses with respect to the Defined Tax Liability exceed the US$1,772,562 threshold referenced in Section 8.7, the Sellers may satisfy their indemnification obligation with respect to any such Losses by delivering to Purchaser shares of Purchaser Common Stock having a value equal to such Losses with such shares being valued at the Average Share Value per share on the date of the Stock Purchase Agreement (US$7.32 per share).

 

Please acknowledge drugstore.com’s acceptance of this Settlement Letter Agreement by signing where indicated below and returning an executed original to me by fax at (425) 372-3808 and email (pdf) to buj@interlog.com and to the Escrow Agreement by fax to (206) 344-4630 and email (pdf) to shirley.young@usbank.com . This Settlement Letter Agreement shall be effective as of the date hereof. If you have any questions regarding this Settlement Letter Agreement, please contact me at (425) 481-8867.

 

Kindest Regards,

 

/s/ Brian Usher-Jones


Brian Usher-Jones, as Sellers’ Representative

 

AGREED AND ACKNOWLEDGED:

 

drugstore.com, inc.
By:  

/s/ Robert A. Barton


    Robert A. Barton
Its:   Chief Financial Officer

 

    Page 4


cc:    Alesia Pinney
     Drugstore.com
     13920 SE Eastgate Way, Suite 300
     Bellevue, WA 98005
     Fax: 425-372-3808
     Michael Nooney
     Greg King
     Simpson Thacher & Bartlett LLP
     3330 Hillview Avenue
     Palo Alto, CA 94304
     Fax: 650-251-5002
     Larry Pringle
     Fasken Martineau DeMoulin LLP
     Toronto Dominion Bank Tower
     66 Wellington Street West
     Toronto, Ontario
     Canada M5K 1N6
     Fax: 416-364-7813
     Shirley Young
     U.S. Bank National Association
     1420 Fifth Avenue, 7 th Floor
     Seattle, WA 98101
     Fax: 206-344-4630
     Jonathan B. Newton
     Baker & McKenzie LLP
     711 Louisiana, Suite 3400
     Houston, TX 77002-2746
     Fax: 713-427-5099

 

    Page 5

 


Exhibit A

 

Deal Stock Price

   $7.32   

10/22 Stock Price

   $3.40   

as of 10/25/04

Stock Price Difference

       

$ 3.92 per share

  

53.55% difference

Exchange Rate

   0.81727               

 

     Cdn$ Claim Amount

   US$ Claim Amount

   Credit (US$)

Lensmart

   $ 157,338    $ 128,588      n/a

IVD

   $ 1,889,931    $ 1,544,584    $ 827,154

Sales Tax

   $ 121,613    $ 99,390    $ 53,225
    

  

  

     $ 2,168,882    $ 1,772,562    $ 880,380
    

  

  

IVD+Sales

   $ 2,011,544    $ 1,643,974       
    

  

      

Current Cash in Escrow

          $ 3,000,000       

Escrow Holdback

          $ 1,772,562       
           

      

Release Amount (approx.)

          $ 1,227,438      plus interest
           

      

 

 

Claim


   Cdn$

   US$

Alpha Equities

   57,100    $ 46,666
    
  

Basket Remainder

        $ 53,334
         

 

     Components (Cdn$)

    
Interest/Penalties
Cut-off Date


Lensmart

   $ 102,822    9/15/2004
     $ 12,666    9/15/2004
     $ 41,850    9/15/2004
    

    
     $ 157,338     

IVD

   $ 1,871,841    9/15/2004
     $ 18,090    9/15/2004
    

    
     $ 1,889,931     

Sales Tax

   $ 109,513    10/31/2004
     $ 6,570    8/31/2004
     $ 5,530    10/31/2004
    

    
     $ 121,613     

 

    Page 6
 
 

Exhibit 10.2

 

ONE BELLEVUE CENTER

BELLEVUE, WASHINGTON

 

OFFICE LEASE AGREEMENT

 

BETWEEN

 

EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company

(“LANDLORD”)

 

AND

 

DRUGSTORE.COM, INC., a Delaware corporation

(“TENANT”)


OFFICE LEASE AGREEMENT

 

THIS OFFICE LEASE AGREEMENT (the “Lease” ) is made and entered into as of the 16th day of August, 2004, by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company (“Landlord”) , and DRUGSTORE.COM, INC., a Delaware corporation (“Tenant”) . The following exhibits and attachments are incorporated into and made a part of this Lease: Exhibit A-1 (Outline and Location of Premises), Exhibit A-2 (Legal Description), Exhibit B (Expenses and Taxes), Exhibit C (Work Letter), Exhibit D (Commencement Letter), Exhibit E (Building Rules and Regulations), Exhibit F (Additional Provisions); Exhibit G (Form of Letter of Credit); Exhibit H (Outline and Location of Generator Area); Exhibit I (Outline and Location of Storage Space); Exhibit J-1 (Detailed Space Plan, with architectural specifications attached as schedule 1 attached thereto); Exhibit J-2 (Specifications Letter, with schedules 1 through 5 attached thereto); and Exhibit K (Description of Base Building Improvements).

 

1. Basic Lease Information.

 

  1.01 Building ” shall mean the building located at 411 108 th Avenue NE, Bellevue, Washington 98004 commonly known as One Bellevue Center. “ Rentable Square Footage of the Building ” is deemed to be 353,552 square feet.

 

  1.02 Premises ” shall mean the area shown on Exhibit A-1 to this Lease. The Premises is located on the 12 th , 14 th and 15 th floor(s) of the Building and is known as suites 1200, 1400 and 1500. If the Premises include one or more floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises. The “ Rentable Square Footage of the Premises ” is deemed to be 53,256 rentable square feet, representing the sum of 17,758 rentable square feet on the 12 th floor, 17,742 rentable square feet on the 14 th floor, and 17,756 rentable square feet on the 15 th floor. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct.

 

  1.03 Base Rent ”:

 

Period or Months of Term


    

Annual Rate

Per Square Foot


  

Monthly

Base Rent


Early Possession Period (defined in Section 1.06 below), if any

   $ 0.00    $ 0.00

1-12

   $ 21.66    $ 96,127.08

13-24

   $ 22.16    $ 98,346.08

25-36

   $ 22.66    $ 100,565.08

37-48

   $ 23.16    $ 102,784.08

49-60

   $ 23.66    $ 105,003.08

61-72

   $ 24.16    $ 107,222.08

73-84

   $ 24.66    $ 109,441.08

85-96

   $ 25.16    $ 111,660.08

 

  1.04 Tenant’s Pro Rata Share ”: 15.0631 %.

 

  1.05 Base Year ” for Taxes (defined in Exhibit B ): 2005; “ Base Year ” for Expenses (defined in Exhibit B ): 2005.

 

  1.06 Term ”: A period commencing on the Commencement Date (defined in Section 3) and, unless terminated early or extended in accordance with this Lease, expiring on the date (the “ Termination Date ”) immediately preceding the date occurring 96 months after the later of (a) the Commencement Date, or (b) August 1, 2005. The portion of the Term, if any, expiring on July 31, 2005 shall be referred to herein as the “ Early Possession Period ”.

 

  1.07 Allowance(s) : As set forth in the Work Letter (defined in Section 1.14 below).

 

  1.08 Security Deposit ”: None, except as provided in Section 1(g) of Exhibit F attached hereto.

 

  1.09 Guarantor(s) ”: None.

 

  1.10 Tenant’s Broker ”: Colliers International.

 

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  1.11 Permitted Use ”: (a) general office use; (b) Limited Pharmaceutical Use (defined below), but only to the extent that such Limited Pharmaceutical Use (i) is legally permitted; (ii) is not a retail use (other than (A) marketing and sales activities conducted solely by telephone, the internet or other electronic media, and (B) the dispensing of pharmacy products in packages from the Premises by methods of package delivery normally associated with general office use (and specifically excluding “over-the-counter”, “walk-in” or similar service) and at a volume not greater than the volume of package delivery normally associated with general office use); and (iii) in all other respects is compatible with a class ”A” office building; and (c) any other use that (i) is legally permitted; (ii) is not a retail use; (iii) does not generate an unusual amount of foot traffic or noise; (iv) does not impose an unusual burden on the Building systems; (v) does not pose an unusual risk to the Building or to the safety or health of its occupants; and (vi) in all other respects is compatible with a class ”A” office building. As used herein, “ Limited Pharmaceutical Use ” means the operation of a pharmacy (excluding any dispensing of pharmacy products to the public at or from the Premises by means of “over-the-counter”, “walk-in” or similar service, and excluding any chemistry laboratory facilities), call center, data center (including, without limitation, computer server and data warehousing rooms with custom HVAC and construction requirements), digital photography studio (but excluding any film processing), employee lunchroom with accommodations for catering and food kiosks, and IDF closets on each floor for cabling, telecommunications and back-up power-supply facilities.

 

  1.12 Notice Address(es) ”:

 

 

Landlord:

     Tenant:    

EOP-Northwest Properties, L.L.C.

c/o Equity Office Management, L.L.C.

701 5th Avenue, Suite 4000

Seattle, WA 98104

Attn: Property Manager

    

drugstore.com, inc.

13920 SE Eastgate Way, Suite 300

Bellevue, WA 98005

Attn: General Counsel

   

 

A copy of any notices to Landlord shall be sent to Equity Office, One Market, Spear Tower, Suite 600, San Francisco, California 94105, Attn: Seattle Regional Counsel.

 

A copy of any notices to Tenant shall be sent to Gordon W. Tanner, Stoel Rives LLP, 600 University Street, Suite 3600, Seattle, Washington 98101.

 

  1.13 Business Day(s) ” are Monday through Friday of each week, exclusive of New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day (“ Holidays ”). Landlord may designate additional Holidays that are commonly recognized by other office buildings in the area where the Building is located. “ Building Service Hours ” are 7:00 A . M . to 7:00 P . M . on Business Days and 9:00 A . M . to 1:00 P . M . on Saturdays.

 

  1.14 Landlord Work ”: As defined in the Work Letter (the “ Work Letter ”) attached to this Lease as Exhibit C .

 

  1.15 Property ” means the Building and the parcel(s) of land on which it is located and, at Landlord’s discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of land on which they are located.

 

  1.16 “Letter of Credit” : $ 541,347.24 , as more fully described in Section 1 of Exhibit F attached hereto.

 

2. Lease Grant.

 

The Premises are hereby leased to Tenant from Landlord, together with the right to use any portions of the Property that are designated by Landlord for the common use of tenants and others (the “ Common Areas ”).

 

3. Adjustment of Commencement Date; Possession.

 

3.01 As used herein, “ Commencement Date ” shall mean the later of (a) February 1, 2005 (the “ Target Commencement Date ”), or (b) the date on which Landlord tenders possession of the Premises to Tenant with the Landlord Work Substantially Complete (defined below). Landlord’s failure to Substantially Complete the Landlord Work by the Target Commencement Date shall not be a default by Landlord or otherwise render Landlord liable for damages. Promptly after the determination of the Commencement Date, Landlord and Tenant shall enter into a commencement letter agreement in the form attached as Exhibit D . If the Termination Date does not fall on the last day of a calendar month,

 

2


Landlord and Tenant may elect to adjust the Termination Date to the last day of the calendar month in which Termination Date occurs by the mutual execution of a commencement letter agreement setting forth such adjusted date. The Landlord Work shall be deemed to be “ Substantially Complete ” on the latest of (i) the date that all Landlord Work has been performed and completed in all material respects in accordance with the final Plans (defined in Exhibit C attached hereto), other than any details of construction, mechanical adjustment or any other similar matter, the non-completion of which does not materially interfere with Tenant’s use of the Premises; and (ii) the date on which Landlord delivers to Tenant a Certificate of Substantial Completion for the Landlord Work issued by Landlord’s Architect (defined in Exhibit C attached hereto) on the form of AIA Document G704; and (iii) the date Landlord receives from the appropriate governmental authorities, with respect to the Landlord Work performed by Landlord or its contractors in the Premises, all approvals necessary for the occupancy of the Premises. If Landlord is delayed in the performance of the Landlord Work as a result of the acts or omissions of Tenant, the Tenant Related Parties (defined in Section 13) or their respective contractors or vendors, including, without limitation, changes requested by Tenant to approved Plans, Tenant’s failure to comply with any of its obligations under this Lease pertaining to the Landlord Work, or the specification, in any request by Tenant for any revision to the Plans pursuant to Section 3 of Exhibit C attached hereto, of any materials or equipment with long lead times (a “ Tenant Delay ”), the Landlord Work shall be deemed to be Substantially Complete on the date that Landlord could reasonably have been expected to Substantially Complete the Landlord Work absent any Tenant Delay. Landlord shall use reasonable efforts to notify Tenant, orally or in writing, of any circumstances (including, without limitation, any long lead times required for any materials or equipment specified by Tenant) of which Landlord is aware that have caused or may cause a Tenant Delay, so that Tenant may take whatever action is appropriate to minimize or prevent such Tenant Delay. Notwithstanding the foregoing, if any Tenant Delay results from a revision to the Plans pursuant to Section 3 of Exhibit C attached hereto, then: (i) if Landlord knows of such Tenant Delay on the date on which Landlord notifies Tenant, pursuant to Section 3 of Exhibit C , of the net increased cost in the Landlord Work, if any, resulting from such revision to the Plans and fails to notify Tenant of such Tenant Delay on such date, then Tenant shall not be responsible for such Tenant Delay with respect to the period of time commencing on such date and ending on the date that Landlord notifies Tenant of such Tenant Delay; and (ii) if Landlord first acquires knowledge of such Tenant Delay after the date on which Landlord notifies Tenant, pursuant to Section 3 of Exhibit C , of the net increased cost in the Landlord Work, if any, resulting from such revision to the Plans and fails to notify Tenant of such Tenant Delay within 2 days after the date Landlord acquires knowledge of such Tenant Delay, then Tenant shall not be responsible for such Tenant Delay with respect to the period of time commencing 3 days after the date when Landlord acquires knowledge of such Tenant Delay and ending on the date that Landlord notifies Tenant of such Tenant Delay.

 

3.02 Subject to Landlord’s obligation to perform the Landlord Work as provided in Section 3.01 above and in Exhibit C , and except as otherwise expressly provided in this Section 3.02 below or elsewhere in this Lease, Tenant agrees that, by accepting possession of the Premises, Tenant shall be deemed to be accepting the Premises in its then “as is” condition and configuration, without any representations or warranties by Landlord, and to be agreeing that the Premises are then in good order and satisfactory condition. Notwithstanding the foregoing, Tenant’s acceptance of the Premises shall be subject to Landlord’s obligation to correct portions of the Landlord Work as set forth on a construction punch list prepared by Landlord and Tenant in accordance with the terms hereof. Within 15 days after Substantial Completion of the Landlord Work, Landlord and Tenant shall together conduct an inspection of the Premises and prepare a “punch list” setting forth any portions of the Landlord Work that are not in conformity with the Landlord Work as required by the terms of this Lease. Notwithstanding the foregoing, at the request of Landlord, such construction punch list shall be mutually prepared by Landlord and Tenant prior to the date on which Tenant first begins to move its furniture, equipment or other personal property into the Premises. Landlord, as part of the Landlord Work, shall use good faith efforts to correct all such items within a reasonable time following the completion of the punch list. Notwithstanding the first sentence of this Section 3.01, Landlord shall be responsible for the correction of any latent defects in the Landlord Work (including, without limitation, any material failure of the Landlord Work to comply with Applicable Laws, but excluding any such failure that is attributable to the fact that the Landlord Work conforms to the Plans) of which Tenant notifies Landlord in writing within 11 months after the Commencement Date. If Tenant takes possession of the Premises with Landlord’s permission before the Commencement Date, such possession shall be subject to the terms and conditions of this Lease, except that Tenant shall not be required to pay Rent for any period of such possession before the Commencement Date. Subject to the terms of this Section 3.02, Landlord grants Tenant the right to enter the Premises, at Tenant’s sole risk, (i) following Landlord’s installation of the ceiling grid in the Premises and Landlord’s removal of all telecommunications and data cabling existing in the Premises as of the date hereof, solely for the purpose of installing Tenant’s telecommunications and data cabling in the Premises, and (ii) following installation of the carpeting in the Premises, solely for the purpose of installing equipment, furnishings and other personalty, but (iii) in each case not earlier than the date that Landlord estimates in good faith will occur 6 weeks before the Commencement Date. Landlord may withdraw such permission to enter the Premises prior to the Commencement Date at any time that Landlord reasonably determines that such entry by Tenant is

 

3


causing a dangerous situation for Landlord, Tenant or their respective contractors or employees, or if Landlord reasonably determines that such entry by Tenant is hampering or otherwise preventing Landlord from proceeding with the completion of the Landlord Work at the earliest possible date.

 

4. Rent.

 

4.01 Tenant shall pay Landlord, without any setoff or deduction, unless expressly set forth in this Lease, all Base Rent and Additional Rent due for the Term (collectively referred to as “ Rent ”). “ Additional Rent ” means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord under this Lease. Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes and business and occupation taxes), if any, imposed upon or measured by Rent. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month without notice or demand. All other items of Rent shall be due and payable by Tenant on or before 30 days after billing by Landlord. Rent shall be made payable to the entity, and sent to the address, Landlord designates and shall be made by good and sufficient check or by other means acceptable to Landlord. Tenant shall pay Landlord a one-time administration fee equal to 3% of each installment of past due Rent, provided that Tenant shall be entitled to a grace period of 5 Business Days for the first 2 late payments of Rent in a calendar year. In addition, past due Rent shall accrue interest at 12% per annum. Landlord’s acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. Rent for any partial month during the Term shall be prorated. No endorsement or statement on a check or letter accompanying payment shall be considered an accord and satisfaction. Tenant’s covenant to pay Rent is independent of every other covenant in this Lease.

 

4.02 Tenant shall pay Tenant’s Pro Rata Share of Taxes and Expenses in accordance with Exhibit B of this Lease.

 

5. Compliance with Laws; Use.

 

The Premises shall be used for the Permitted Use and for no other use whatsoever. Subject to Section 2 of Exhibit C attached hereto, Tenant shall comply with all statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity whether in effect now or later, including the Americans with Disabilities Act (“ Law(s) ”), regarding the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises. In addition, Tenant shall, at its sole cost and expense, promptly comply with any Laws that relate to the “Base Building” (defined below), but only to the extent such obligations arise from Tenant’s use of the Premises, other than for general office use, or Alterations or improvements in the Premises performed or requested by Tenant other than as expressly provided in the Preliminary Plans (defined in Section 2 of Exhibit C ). “ Base Building ” shall include the structural portions of the Building, the public restrooms and the Building mechanical, electrical and plumbing systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. Tenant shall promptly provide Landlord with copies of any notices it receives regarding an alleged violation of Law. Tenant shall comply with the rules and regulations of the Building attached as Exhibit E and such other reasonable rules and regulations adopted by Landlord from time to time, including rules and regulations for the performance of Alterations (defined in Section 9), provided that such other rules and regulations do not materially increase Tenant’s obligations or materially reduce Tenant’s rights hereunder or materially interfere with Tenant’s use of the Premises for the Permitted Use. The rules and regulations shall be generally applicable, and generally applied in the same manner, to all office tenants of the Building.

 

Landlord shall, at Landlord’s expense (except to the extent properly included in Expenses pursuant to Exhibit B ), cause the Base Building and the Common Areas to comply with all applicable Laws (including, without limitation, the ADA) to the extent that (i) such compliance is necessary in order for Tenant to use the Premises for the purposes permitted hereunder in a normal and customary manner and for Tenant’s employees and visitors to have reasonably safe access to and from the Premises, or (ii) Landlord’s failure to cause such compliance would impose liability upon Tenant under applicable Law; provided, however, that Landlord shall not be obligated to cause such compliance to the extent that any non-compliance (i) is caused or triggered by any of the matters that are Tenant’s responsibility under any provision of this Lease, including, without limitation, the preceding paragraph or Section 9 below, or (ii) arises under any provision of the ADA other than Title III thereof. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and obtain a waiver or deferment of compliance, the right to assert any and all defenses allowed by Law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by Law. Landlord, after the exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations or improvements necessary to comply with the terms of any final order or judgment, provided that if Landlord elects not to contest any alleged violation, Landlord will promptly make all repairs, additions, alterations or improvements necessary to comply with the notice of violation. Landlord represents and warrants to Tenant that, as of the date hereof, Landlord has not received written notice from any governmental agency that the Building is in violation of the ADA.

 

4


6. Security Deposit.

 

The Security Deposit, if any, shall be delivered to Landlord in accordance with Section 1(f) of Exhibit F attached hereto and shall be held by Landlord without liability for interest (unless required by Law) as security for the performance of Tenant’s obligations. The Security Deposit is not an advance payment of Rent or a measure of damages. Landlord may use all or a portion of the Security Deposit to satisfy past due Rent or to cure any Default (defined in Section 18) by Tenant. If Landlord uses any portion of the Security Deposit, Tenant shall, within 5 days after demand, restore the Security Deposit to its original amount. Landlord shall return any unapplied portion of the Security Deposit to Tenant within 45 days after the later to occur of: (a) determination of the final Rent due from Tenant; or (b) the later to occur of the Termination Date or the date Tenant surrenders the Premises to Landlord in compliance with Section 25. Landlord may assign the Security Deposit to a successor or transferee of title to the Premises and, following the assignment, Landlord shall have no further liability for the return of the Security Deposit provided that such successor or transferee assumes in writing Landlord’s obligations hereunder with respect to the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts.

 

7. Building Services.

 

7.01 Landlord shall furnish Tenant with the following services: (a) water for use in the Base Building restrooms, any restrooms and break rooms located in the Premises, and the room identified in the Preliminary Plans as the “pharmacy”; (b) heat and air conditioning in season during Building Service Hours as necessary to maintain the Premises (other than the Separate Electrical/HVAC Areas (defined in Section 7.04 below)) at a comfortable temperature consistent with other class “A” office buildings (provided, however, that Landlord shall not be liable for any failure to maintain such temperature to the extent such failure results from (i) any density of occupancy within the Premises that (x) exceeds the occupancy-density level that is customary for general office use in class “A” office buildings, and (y) is not expressly provided for in the Plans, (ii) any use of heat-generating equipment in concentrations or quantities in excess of the average concentrations and quantities customarily associated with general office use in class ”A” office buildings, or (iii) Tenant’s failure to keep the window coverings in the Premises closed during periods when the Premises are exposed to direct sunlight). Tenant shall have the right to receive HVAC service (other than for the Separate Electrical/HVAC Areas) during hours other than Building Service Hours by paying Landlord’s then standard charge for additional HVAC service (which charge is $24.00 per hour per floor as of the date of this Lease and shall not be increased during the Term except to the extent of any increases in Landlord’s cost therefor) and providing such prior notice as is reasonably specified by Landlord; (c) standard janitorial service on Business Days; (d) elevator service; (e) electricity in accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per day/7 days per week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; and (g) such other services as Landlord reasonably determines are necessary or appropriate for the Property.

 

7.02 Electricity used by Tenant in the Premises shall be paid for by Tenant through inclusion in Expenses, except as otherwise provided (a) in this Section 7.02 or elsewhere in this Lease with respect to excess usage, (b) in Section 7.04 below, or (c) in Section 8 of Exhibit F attached hereto. Without the consent of Landlord, Tenant’s use of electrical service shall not exceed, either in voltage, rated capacity or overall load, the electrical standard for the Building. Except with respect to the Separate Electrical/HVAC Areas (in which areas electrical usage shall be measured in accordance with Section 7.04 below), Landlord shall have the right to measure electrical usage by commonly accepted methods. For purposes hereof, the “electrical standard” for the Building is: (i) a design load of 1.0 watts per square foot of net usable floor area for all building standard overhead lighting located within the Premises which requires a voltage of 480/277 volts; and (ii) a connected load of 4.0 watts per square foot of net usable area for all equipment located and operated within the Premises which requires a voltage of 120/208 volts single phase or less, it being understood that electricity required to operate the Base Building HVAC system is not included within or deducted from such 4.0 watts per square foot described in this clause (ii). If it is determined that Tenant is using excess electricity, Tenant shall pay Landlord for the actual cost of such excess electrical usage at the rates charged by the utility provider as Additional Rent.

 

7.03 Landlord’s failure to furnish, or any interruption, diminishment or termination of services due to the application of Laws, the failure of any equipment, the performance of repairs, improvements or alterations, utility interruptions or the occurrence of an event of Force Majeure (defined in Section 26.03) (collectively a “ Service Failure ”) shall not render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the

 

5


obligation to fulfill any covenant or agreement. Without limiting the preceding sentence or Section 7.01 above, in the event of any Service Failure that has a material adverse impact on Tenant’s business and is within Landlord’s reasonable control to cure, Landlord shall use commercially reasonable efforts to cure the same. In addition, if the Premises, or a material portion of the Premises, are made untenantable for a period in excess of 3 consecutive Business Days as a result of a Service Failure that is reasonably within the control of Landlord to correct, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period beginning on the 4 th consecutive Business Day of the Service Failure and ending on the day the service has been restored. If the entire Premises have not been rendered untenantable by the Service Failure, the amount of abatement shall be equitably prorated.

 

7.04 (a) Electricity consumed in the portions of the Premises identified in the Preliminary Plans as the “server room,” the “UPS room,” and the “test/stage lab” (collectively, the “ Separate Electrical/HVAC Areas ”) shall be paid for by Tenant, by separate charge billed by the applicable utility company, and, at Landlord’s option, either: (i) directly to the applicable utility company, or (ii) to Landlord (in which event Landlord shall pay the applicable utility company).

 

(b) Tenant, at Tenant’s sole cost and expense: (i) shall install supplemental HVAC units to provide the sole source of heat, ventilation and air conditioning to the Separate Electrical/HVAC Areas, and (ii) may (but shall not be obligated to) install supplemental HVAC units to provide a supplemental source of heat, ventilation and air conditioning to the portions of the Premises identified on the Preliminary Plans as the “customer care department” and the “NOC Room” (collectively, the “ Redundant HVAC Areas ”), and, in each case, shall connect such supplemental HVAC Units (collectively, the “ Supplemental HVAC Units ”) to Landlord’s condenser water loop at Tenant’s sole cost and expense. Notwithstanding anything contained to the contrary herein: (1) in no event shall the Supplemental HVAC Units exceed (a) 66 tons for floor 12, (b) 79 tons for the entire initial Premises described in Exhibit A-1 , or (c) 10 tons per floor (as appropriately prorated for any partial floors) for any portions of the Premises other than the initial Premises described in Exhibit A-1 ; and (2) in no event shall the Supplemental HVAC Units that are in operation at any one time exceed (a) 36 tons for floor 12, or (b) 49 tons for the entire initial Premises described in Exhibit A-1 . The Supplemental HVAC Units shall be water-cooled units, and in no event shall Tenant be permitted to install air-cooled supplemental HVAC units. Notwithstanding anything to the contrary contained herein, Tenant shall not be permitted to install more than 7 Supplemental HVAC Units for floor 12, or more than 5 Supplemental HVAC Units for any other floor (in each case as appropriately prorated for any partial floor in the Premises). Tenant shall pay to Landlord both a one-time installation fee (in the amount of $257.97 per ton) and a monthly use fee (in the amount of $16.35 per ton per month) for each of the Supplemental HVAC Units to be connected to Landlord’s condenser water loop. All fees shall be payable by Tenant to Landlord within 30 days after billing by Landlord. The manner in which Tenant connects the Supplemental HVAC Units to Landlord’s condenser water loop, including, without limitation, the routing of any water lines, shall be subject to Landlord’s prior written approval. Tenant shall be responsible for the cost of purchasing and installing a submeter to measure electricity consumed in connection with the Supplemental HVAC Units (other than any such electricity produced by the Generator (defined in Section 8 of Exhibit F attached hereto) (“ Tenant-Generated Electricity ”)); provided, however, that such measurement shall be required with respect to the Redundant HVAC Areas only after Building Service Hours. Electricity consumed during Building Service Hours in connection with the Supplemental HVAC Units serving the Redundant HVAC Areas (other than Tenant-Generated Electricity) shall be included in Expenses except to the extent that such electrical consumption, when taken together with the balance of the electrical consumption in the Redundant HVAC Areas, exceeds the electrical standard for the Building. Except only as provided in the immediately preceding sentence, all electricity consumed in connection with the Supplemental HVAC Units (other than Tenant-Generated Electricity) shall be paid for by Tenant, by separate charge billed by the applicable utility company, and, at Landlord’s option, either: (i) directly to the applicable utility company, or (ii) to Landlord (in which event Landlord shall pay the applicable utility company).

 

7.05 If, pursuant to any revision to the Plans, a shutoff valve is installed for the potable water system located on the 14 th floor of the Building, then, in the case of any leakage from such system, Tenant shall be permitted access to, and may close, such valve without the prior consent of (but with reasonably prompt notice to) Landlord.

 

8. Leasehold Improvements.

 

All improvements in and to the Premises, including any Alterations (collectively, “ Leasehold Improvements ”) shall remain upon the Premises at the end of the Term without compensation to Tenant. Landlord, however, by written notice to Tenant at least 30 days prior to the Termination Date, may require Tenant, at its expense, to remove (a) any Cable (defined in Section 9.01) installed by or for the benefit of Tenant, and (b) any Landlord Work or Alterations that, in Landlord’s reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of the removal and repair costs associated with standard office improvements (collectively referred to as

 

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Required Removables ”). Required Removables shall include, without limitation, internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and modifications. The designated Required Removables shall be removed by Tenant before the Termination Date. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant fails to commence and continue performance of such removal so that the Required Removables shall be removed as of the Termination Date, Landlord may perform such removal at Tenant’s expense. Tenant, at the time it requests approval for a proposed Alteration, may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the Alteration are Required Removables. Notwithstanding the foregoing, neither the improvements existing in the Premises as of the date hereof nor any portion of the Landlord Work shown on the Preliminary Plans shall be deemed a Required Removable, except for the following: Cable, the FM-200 system, and all Supplemental HVAC Units (back to the original condition existing before installation).

 

9. Repairs and Alterations.

 

9.01 Tenant shall periodically inspect the Premises to identify any conditions that are dangerous or in need of maintenance or repair. Tenant shall promptly provide Landlord with notice of any such conditions. Except for any maintenance and repairs that are Landlord’s express responsibility under this Lease (including, without limitation, under Section 3.02 above), Tenant shall, at its sole cost and expense, perform all maintenance and repairs to the Premises and keep the Premises in good condition and repair, reasonable wear and tear and any damage caused by Landlord, Casualty (as defined in Section 16.01 below) or condemnation excepted. Tenant’s repair and maintenance obligations include, without limitation, repairs to: (a) floor covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e) electronic, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant (collectively, “ Cable ”); (f) supplemental air conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving Tenant (including, without limitation, the Supplemental HVAC Units); and (g) Alterations. To the extent Landlord is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing damage to the Building caused by the acts of Tenant, Tenant Related Parties and their respective contractors and vendors. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although Landlord’s notice shall not be required to precede the repairs in an emergency in which immediate repairs are required to avoid an imminent threat of personal injury or material property damage and cannot or would not be made by Tenant), Landlord may make the repairs, and Tenant shall pay the reasonable cost of the repairs, together with an administrative charge in an amount equal to 10% of the cost of the repairs.

 

9.02 Landlord shall keep and maintain in good repair and working order and perform maintenance upon the: (a) foundation and structural elements of the Building; (b) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general; (c) Common Areas; (d) roof of the Building; (e) exterior windows of the Building; and (f) elevators serving the Building. Landlord shall promptly make repairs for which Landlord is responsible.

 

9.03 Tenant shall not make alterations, repairs, additions or improvements or install any Cable (collectively referred to as “ Alterations ”) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. However, Landlord’s consent shall not be required for any Alteration that satisfies all of the following criteria (a “ Cosmetic Alteration ”): (a) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from the exterior of the Premises or Building; (c) will not affect the Base Building; and (d) does not require work to be performed inside the walls or above the ceiling of the Premises. Cosmetic Alterations shall be subject to all the other provisions of this Section 9.03. Prior to starting work, Tenant shall furnish Landlord with plans and specifications; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building); required permits and approvals; evidence of contractor’s and subcontractor’s insurance in amounts reasonably required by Landlord and naming Landlord as an additional insured; and any security for performance in amounts reasonably required by Landlord. Changes to the plans and specifications must also be submitted to Landlord for its approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord. Tenant shall reimburse Landlord for any sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic Alterations. In addition, Tenant shall pay Landlord a fee for Landlord’s oversight and coordination of any non-Cosmetic Alterations in an amount equal to (a) 10% of the cost of such non-Cosmetic Alterations if such cost does not exceed $5,000.00; (b) 7.5% of the cost of such non-Cosmetic Alterations if such cost exceeds $5,000.00 but does not exceed $50,000.00; and (c) 5% of the cost of such Non-Cosmetic Alterations if such cost exceeds $50,000.00. Upon completion, Tenant shall furnish “as-built” plans for non-Cosmetic Alterations, completion affidavits and full and final waivers of lien. Landlord’s approval of an Alteration shall not be deemed a representation by Landlord that the Alteration complies with Law.

 

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10. Entry by Landlord.

 

Subject to the provisions of this Section 10, Landlord may enter the Premises (a) to inspect or clean the Premises or to perform or facilitate the performance of repairs, alterations or additions to the Premises or any portion of the Building, or (b) during the last 12 months of the Term, to show the Premises to prospective new tenants. Except in emergencies or to provide Building services, Landlord shall provide Tenant with reasonable prior verbal notice of entry (including, without limitation, notice of the names of the person(s) who will perform such entry and of the affiliation(s) of such person(s) with Landlord or any contractor(s) of Landlord) and shall use reasonable efforts to minimize any interference with Tenant’s use of the Premises and Tenant shall be entitled to have an employee of Tenant accompany the person(s) entering the Premises, provided that Tenant shall make such employee available at the time Landlord or such other party desires to enter the Premises (provided further that Landlord shall provide Tenant with at least 24 hours’ prior verbal notice before showing the Premises to prospective new tenants). If reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Building Service Hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent. Notwithstanding the foregoing, except in emergency situations as reasonably determined by Landlord, Landlord shall exercise reasonable efforts not to unreasonably interfere with the conduct of the business of Tenant in the Premises. If, as a result of Landlord’s entry into the Premises pursuant to this Section 10, Landlord acquires knowledge of any information that constitutes a trade secret of Tenant or any information pertaining to Tenant’s customers that Tenant is required to keep confidential under applicable privacy Laws, Landlord shall not, with actual knowledge that such information constitutes such a trade secret or is subject to such privacy Laws, intentionally disclose, or intentionally and actively cause its employees or contractors to disclose, such information to any third parties, except to the extent, if any, that such disclosure is, in Landlord’s reasonable judgment, required by applicable Law.

 

11. Assignment and Subletting.

 

11.01 Except in connection with a Permitted Transfer (defined in Section 11.04), Tenant shall not assign, sublease, transfer or encumber any interest in this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “ Transfer ”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed if Landlord does not exercise its recapture rights under Section 11.02. If the entity which controls the voting shares/rights of Tenant changes at any time, such change of ownership or control shall constitute a Transfer unless Tenant is an entity whose outstanding stock is listed on a recognized securities exchange or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed. Any attempted Transfer in violation of this Section is voidable by Landlord. In no event shall any Transfer, including a Permitted Transfer, release or relieve Tenant from any obligation under this Lease.

 

11.02 Tenant shall provide Landlord with financial statements for the proposed transferee, a fully executed copy of the proposed assignment, sublease or other Transfer documentation and such other information as Landlord may reasonably request. Within 15 Business Days after receipt of the required information and documentation, Landlord shall either: (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated by Landlord; (b) reasonably refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease (other than pursuant to a Permitted Transfer) or subletting (other than pursuant to a Permitted Transfer) of more than 20% of the Rentable Square Footage of the Premises for more than 50% of the remaining Term (excluding unexercised options), recapture the portion of the Premises that Tenant is proposing to Transfer. Notwithstanding the foregoing, Tenant, within 5 days after receipt of Landlord’s notice of intent to terminate, may withdraw its request for consent to the Transfer. In that event, Landlord’s election to terminate the Lease shall be null and void and of no force and effect. If Landlord exercises its right to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the Transfer. Tenant shall pay Landlord a review fee of $1,500.00 for Landlord’s review of any Permitted Transfer or requested Transfer.

 

11.03 Tenant shall pay Landlord 50% of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant shall pay Landlord for Landlord’s share of the excess within 30 days after Tenant’s receipt of the excess. Before paying any portion of such excess to Landlord, Tenant may deduct from the excess all reasonable and customary expenses directly incurred by Tenant attributable to the Transfer. If Tenant is in Default, Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a credit against Rent in the amount of Tenant’s share of payments received by Landlord.

 

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11.04 Tenant may assign this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization (an “ Ownership Change ”) or assign this Lease or sublet all or a portion of the Premises to an Affiliate (and, so long as Tenant is drugstore.com, inc., Tenant may sublease all or a portion of the Premises to The drugstore.com Foundation, a wholly owned subsidiary of drugstore.com, Inc.) without the consent of Landlord, provided that all of the following conditions are satisfied (a “ Permitted Transfer ”): (a) Tenant is not in Default; (b) in the event of an Ownership Change, Tenant’s successor shall own substantially all of the assets of Tenant and have a net worth which is at least equal to Tenant’s net worth as of the day prior to the proposed Ownership Change; (c) the Permitted Use does not allow the Premises to be used for retail purposes; and (d) Tenant shall give Landlord written notice at least 15 Business Days prior to the effective date of the Permitted Transfer. Tenant’s notice to Landlord shall include information and documentation evidencing the Permitted Transfer and showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant’s successor shall sign a commercially reasonable form of assumption agreement. “ Affiliate ” shall mean an entity controlled by, controlling or under common control with Tenant.

 

11.05 Notwithstanding anything in this Section 11 to the contrary, from time to time during the Term Tenant may permit one or more of its service providers or product suppliers (each, an “ Approved User ”) to occupy space within the Premises without Landlord’s prior written consent, provided that: (a) with respect to each such Approved User: (i) such permission shall be documented by means of an Occupancy Agreement (as defined below); (ii) a copy of the Occupancy Agreement and any related documentation shall be provided to Landlord at least 10 days before the Approved User begins occupying any portion of the Premises, and a copy of any amendment to the Occupancy Agreement shall be provided to Landlord within 5 days after its mutual execution and delivery; (iii) Tenant shall not separately demise such space and the Approved User shall utilize, in common with Tenant, one common entryway to the Premises as well as customarily shared central-office services such as reception and photocopying; (iv) during the term of the Occupancy Agreement, the Approved User shall use the Premises for the principal purpose of providing services or products to Tenant and uses reasonably related thereto; (v) the Approved User shall not transfer the Occupancy Agreement, or otherwise grant any right to occupy any portion of the Premises, to any other party without the prior written consent of both Tenant and Landlord (which consent of Landlord may be withheld in Landlord’s sole and absolute discretion); (b) at no time shall Tenant permit Approved Users to occupy, in the aggregate, more than five percent (5%) of the rentable square footage of the Premises; and (c) at no time shall Tenant enter into any Sublease (as defined below) except in accordance with the provisions of Sections 11.01 through 11.04 above. As used herein, “Occupancy Agreement” means a written agreement between Tenant and an Approved User which: (x) grants to the Approved User a right to occupy a portion of the Premises and describes such right with reasonable specificity (including, without limitation, by expressly stating whether such agreement is intended to create a license or a sublease); and (y) expressly requires the Approved User to assume, with respect to and for the benefit of Landlord, all of the indemnity and insurance obligations of Tenant under this Lease with respect to the portion of the Premises to be occupied by the Approved User pursuant to such agreement (provided that this clause (y) shall not apply to any such agreement, other than a Sublease, that prohibits the Approved User from occupying any portion of the Premises for more than twenty (20) hours per calendar week). As used herein, “Sublease” means an Occupancy Agreement which refers to itself as a “lease” or “sublease”, purports to “lease” or “sublease” space within the Premises to the Approved User, or otherwise grants, or purports to grant, to the Approved User a right to possess any portion of the Premises (as distinguished from a mere license or lesser right to use such portion of the Premises without the right to exclude Tenant therefrom). If any Approved User occupies any portion of the Premises as described herein, it is agreed that (i) Tenant shall cause such Approved User to comply with all provisions of this Lease, and a default by such Approved User shall be deemed a default by Tenant under this Lease, subject to the notice and cure provisions applicable to Tenant hereunder; (ii) all notices required of Landlord under this Lease shall be forwarded only to Tenant in accordance with the terms of this Lease and in no event shall Landlord be required to send any notices to such Approved User; (iii) in no event shall this Section 11.05 or any occupancy of any portion of the Premises by such Approved User be deemed to release or relieve Tenant from any of its obligations under this Lease; (iv) such Approved User and its employees, contractors and invitees visiting or occupying space in the Premises shall be deemed licensees of Tenant for purposes of Tenant’s indemnification obligations in Section 13; (v) the applicable Occupancy Agreement shall be subject and subordinate to the terms of this Lease; and (vi) in no event shall this Section 11.05 or the occupancy of any portion of the Premises by such Approved User be deemed to create a landlord/tenant relationship or (except to the extent of such Approved User’s assumption, pursuant to the Occupancy Agreement, of certain indemnity and insurance obligations of Tenant as expressly provided above) any other contractual relationship between Landlord and such Approved User, and, in all instances, Tenant shall be considered the sole tenant under this Lease notwithstanding the occupancy of any portion of the Premises by such Approved User .

 

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12. Liens.

 

Tenant shall not permit mechanics’ or other liens to be placed upon the Property, Premises or Tenant’s leasehold interest in connection with any work or service done or purportedly done by or for the benefit of Tenant or its transferees. Tenant shall give Landlord notice at least 15 days prior to the commencement of any work in the Premises to afford Landlord the opportunity, where applicable, to post and record notices of non-responsibility. Tenant, within 10 days of notice from Landlord, shall fully discharge any lien by settlement, by bonding or by insuring over the lien in the manner prescribed by the applicable lien Law. If Tenant fails to do so, Landlord may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord, including, without limitation, reasonable attorneys’ fees.

 

13. Indemnity and Waiver of Claims.

 

Tenant hereby waives all claims against and releases Landlord and its trustees, members, principals, beneficiaries, partners, officers, directors, employees, Mortgagees (defined in Section 23) and agents (the “ Landlord Related Parties ”) from all claims for any injury to or death of persons, damage to property or business loss in any manner related to (a) Force Majeure, (b) acts of third parties not acting as agent for Landlord or under contract to provide services to Landlord at the Building, (c) the bursting or leaking of any tank, water closet, drain or other pipe, (d) the inadequacy or failure of any security services, personnel or equipment, or (e) any matter not within the reasonable control of Landlord. Notwithstanding the foregoing, except as provided in Section 15 to the contrary, Tenant shall not be required to waive any claims against Landlord (other than for loss or damage to Tenant’s business) where such loss or damage is due to the negligence or willful misconduct of Landlord or any Landlord Related Parties. Except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related Parties, Tenant shall indemnify, defend and hold Landlord and Landlord Related Parties harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law) (collectively referred to as “ Losses ”), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord Related Parties by any third party and arising out of or in connection with any damage or injury occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties or any of Tenant’s transferees, contractors or licensees. Except to the extent caused by the negligence or willful misconduct of Tenant or any Tenant Related Parties, Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (“ Tenant Related Parties ”) harmless against and from all Losses which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties by any third party and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord or the Landlord Related Parties.

 

14. Insurance.

 

Tenant shall maintain the following insurance (“ Tenant’s Insurance ”): (a) Commercial General Liability Insurance applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (b) Property/Business Interruption Insurance written on an All Risk or Special Perils form, with coverage for broad form water damage including earthquake sprinkler leakage, at replacement cost value and with a replacement cost endorsement covering all of Tenant’s business and trade fixtures, equipment, movable partitions, furniture, merchandise and other personal property within the Premises (“ Tenant’s Property ”) and any Leasehold Improvements performed by or for the benefit of Tenant; (c) Workers’ Compensation Insurance in amounts required by Law; and (d) Employers Liability Coverage of at least $1,000,000.00 per occurrence (provided that if this coverage is unavailable from the Worker’s Compensation carrier or applicable State Fund, a “Stop Gap Liability” endorsement to the Commercial General Liability Policy is acceptable). Any company writing Tenant’s Insurance shall have an A.M. Best rating of not less than A-VIII. All Commercial General Liability Insurance policies shall name as additional insureds Landlord (or its successors and assignees), the managing agent for the Building (or any successor), EOP Operating Limited Partnership, Equity Office Properties Trust and their respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and other designees of Landlord and its successors as the interest of such designees shall appear. Tenant shall give, or shall cause its insurer(s) to give, Landlord and its designees at least 30 days’ advance written notice of any cancellation, termination, material change or lapse of insurance. Tenant shall provide Landlord with a certificate of insurance evidencing Tenant’s Insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises, and thereafter as necessary to assure that Landlord always has current certificates evidencing Tenant’s Insurance.

 

Landlord shall maintain the following insurance (“ Landlord’s Insurance ”), the premiums of which will be included in Expenses: (1) Commercial General Liability insurance applicable to the Property, Building and Common Areas providing, on an occurrence basis, a minimum combined single limit of at

 

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least $2,000,000.00; (2) All Risk Property Insurance on the Building at replacement cost value; (3) Worker’s Compensation insurance as required by the state in which the Building is located and in amounts as may be required by applicable statute; and (4) Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any company writing Landlord’s Insurance shall have an A.M. Best rating of not less than A-VIII. Landlord shall provide Tenant with one or more certificates of insurance evidencing Landlord’s Insurance (a) prior to the Commencement Date, and (b) thereafter before the expiration of the insurance certificate previously delivered by Landlord to Tenant (but only after specific written request from Tenant delivered not earlier than 45 days before such expiration).

 

15. Subrogation.

 

Landlord and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all rights of recovery, claims, actions or causes of action against the other for any loss or damage with respect to Tenant’s Property, Leasehold Improvements, the Building, the Premises, or any contents thereof, including rights, claims, actions and causes of action based on negligence, which loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by insurance.

 

16. Casualty Damage.

 

16.01 If all or any portion of the Premises becomes untenantable by fire, earthquake or other casualty to the Premises, including, without limitation, a casualty to the Premises resulting from an act of terrorism (collectively a “ Casualty ”), Landlord, with reasonable promptness, shall cause a general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required using standard working methods to Substantially Complete the repair and restoration of the Premises and any Common Areas necessary to provide access to the Premises (“ Completion Estimate ”). If the Completion Estimate indicates that the Premises or any Common Areas necessary to provide access to the Premises cannot be made tenantable within 180 days from the date the repair is started, then either party shall have the right to terminate this Lease upon written notice to the other within 10 days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was caused by the gross negligence or intentional misconduct of Tenant or any Tenant Related Parties. In addition, Landlord, by notice to Tenant within 90 days after the date of the Casualty, shall have the right to terminate this Lease if: (1) each of the following conditions exists: (a) the Premises have been materially damaged by Casualty; (b) there is less than 1 year of the Term remaining on the date of the Casualty; and (c) either (i) such damage cannot reasonably be repaired within 60 days after receipt of the Completion Estimate, or (ii) less than 6 months of the Term would remain after expiration of such 60-day period; (2) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt; or (3) a material uninsured loss to the Building occurs. In addition, Tenant shall have the right to terminate this Lease if: (a) a substantial portion of the Premises has been damaged by Casualty and such damage cannot reasonably be repaired within 60 days after receipt of the Completion Estimate; (b) each of the following conditions exists: (i) there is less than 1 year of the Term remaining on the date of the Casualty; and (ii) either (x) such damage cannot reasonably be repaired within 60 days after receipt of the Completion Estimate, or (y) less than 6 months of the Term would remain after expiration of such 60-day period; (c) the Casualty was not caused by the gross negligence or willful misconduct of Tenant or its agents, employees or contractors; and (d) Tenant provides Landlord with written notice of its intent to terminate within 45 days after the date on which Landlord provides Tenant with the Completion Estimate.

 

16.02 If this Lease is not terminated, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, restore the Premises and Common Areas. Such restoration shall be to substantially the same condition that existed prior to the Casualty, except for modifications required by Law or any other modifications to the Common Areas consistent with the overall design and finish of the Building and deemed desirable by Landlord. Upon notice from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s Insurance with respect to any Leasehold Improvements performed by or for the benefit of Tenant; provided if the estimated cost to repair such Leasehold Improvements exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs. Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the repair thereof. Provided that Tenant is not in Default, during any period of time that all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant.

 

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17. Condemnation.

 

Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “ Taking ”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would have a material adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days after it first receives notice of the Taking. The termination shall be effective on the date the physical taking occurs. If this Lease is not terminated, Base Rent and Tenant’s Pro Rata Share shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, however, Tenant may file a separate claim for Tenant’s Property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking.

 

18. Events of Default.

 

Each of the following occurrences shall be a “ Default ”: (a) Tenant’s failure to pay any portion of Rent when due, if the failure continues for 5 Business Days after written notice to Tenant (“ Monetary Default ”); (b) Tenant’s failure (other than a Monetary Default) to comply with any term, provision, condition or covenant of this Lease, if the failure is not cured within 20 days after written notice to Tenant provided, however, if Tenant’s failure to comply cannot reasonably be cured within 20 days, Tenant shall be allowed additional time as is reasonably necessary to cure the failure so long as Tenant begins the cure within 20 days and diligently pursues the cure to completion; (c) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts when due or forfeits or loses its right to conduct business; (d) the leasehold estate is taken by process or operation of Law; or (e) Tenant is in default beyond any notice and cure period under any other lease or agreement with Landlord at the Building or Property or under the Sunset North Sub-Sublease (defined in Section 7 of Exhibit F attached hereto). If (a) Landlord, on 3 separate occasions during any 12-month period, provides Tenant with notice of Tenant’s breach of any specific non-monetary provision of this Lease; (b) Tenant’s breach of such provision materially and adversely affects any of the Building’s occupants or visitors or any of Landlord’s employees, agents or contractors; (c) Tenant fails to use its best efforts to prevent the recurrence of the breach of such provision (including, without limitation, by terminating the employment of any employee of Tenant who has repeatedly caused Tenant to breach such provision), and (d) Tenant subsequently breaches such provision within 12 months after the date of the 3 rd such notice to Tenant, then such subsequent violation of such provision shall, at Landlord’s option, be an immediate Default by Tenant. All notices sent under this Section shall be in satisfaction of, and not in addition to, notice required by Law.

 

Landlord shall be in default under this Lease if (i) Landlord fails to perform any of its obligations hereunder and said failure continues for a period of 20 days after written notice thereof from Tenant to Landlord (provided that if such failure cannot reasonably be cured within said 20 day period, Landlord shall be in default hereunder only if Landlord fails to commence the cure of said failure within said 20 day period, or having commenced the curative action within said 20 day period, fails to diligently pursue the same), and (ii) each Mortgagee (as defined in Section 23) of whose identity Tenant has been notified in writing shall have failed to cure such default within 20 days after written notice thereof from Tenant to such Mortgagee (provided that if such default cannot reasonably be cured within said 20 day period, Landlord shall be in default hereunder only if such Mortgagee fails to commence the cure of said default within said 20 day period, or having commenced the curative action within said 20 day period, fails to diligently pursue same).

 

19. Remedies.

 

19.01 Upon Default, Landlord shall have the right to pursue any one or more of the following remedies:

 

(a) Terminate this Lease, in which case Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to surrender the Premises, Landlord, in compliance with Law, may enter upon and take possession of the Premises and remove Tenant, Tenant’s Property and any party occupying the Premises. Tenant shall pay Landlord, on demand, all past due Rent and other losses and damages Landlord suffers as a result of Tenant’s Default, including, without limitation, all Costs of Reletting (defined below) and any deficiency that may arise from reletting or the failure to relet the Premises. “ Costs of Reletting ” shall include all reasonable costs and expenses incurred by

 

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Landlord in reletting or attempting to relet the Premises, including, without limitation, reasonable legal fees, brokerage commissions, the cost of alterations and the value of other concessions or allowances granted to a new tenant.

 

(b) Terminate Tenant’s right to possession of the Premises and, in compliance with Law, remove Tenant, Tenant’s Property and any parties occupying the Premises. Landlord may (but shall not be obligated to) relet all or any part of the Premises, without notice to Tenant, for such period of time and on such terms and conditions (which may include concessions, free rent and work allowances) as Landlord in its absolute discretion shall determine. Landlord may collect and receive all rents and other income from the reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. The re-entry or taking of possession of the Premises shall not be construed as an election by Landlord to terminate this Lease.

 

19.02 In lieu of calculating damages under Section 19.01, Landlord may elect to receive as damages the sum of (a) all Rent accrued through the date of termination of this Lease or Tenant’s right to possession, and (b) an amount equal to the total Rent that Tenant would have been required to pay for the remainder of the Term discounted to present value, minus the then present fair rental value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated Costs of Reletting. If Tenant is in Default of any of its non-monetary obligations under the Lease, Landlord shall have the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work performed by Landlord. The repossession or re-entering of all or any part of the Premises shall not relieve Tenant of its liabilities and obligations under this Lease.

 

19.03 Landlord agrees to use reasonable efforts to mitigate damages; provided, however, that Landlord shall not be required to relet the Premises in preference to any other space in the Building or to relet the Premises to any party that Landlord could reasonably reject as a transferee pursuant to Section 11 above. In the event of a default by Landlord under this Lease, Tenant shall use reasonable efforts to mitigate its damages and losses arising from any such default and Tenant may pursue any and all remedies available to it at law or in equity, provided, however, in no event shall Tenant claim a constructive or actual eviction or that the Premises have become unsuitable or unhabitable prior to a default and failure to cure by Landlord and its Mortgagee under this Lease and, further provided, in no event shall Tenant be entitled to receive more than its actual direct damages, it being agreed that Tenant hereby waives any claim it otherwise may have for special or consequential damages.

 

19.04 Except as otherwise expressly provided herein: (a) no right or remedy of Landlord or Tenant shall be exclusive of any other right or remedy, and (b) each right and remedy set forth herein shall be cumulative and in addition to any other right and remedy now or subsequently available at Law or in equity.

 

20. Limitation of Liability.

 

NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN SECTION 23 BELOW), NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. FOR PURPOSES HEREOF, “INTEREST OF LANDLORD IN THE PROPERTY” SHALL INCLUDE RENTS DUE FROM TENANTS, INSURANCE PROCEEDS, AND PROCEEDS FROM CONDEMNATION OR EMINENT DOMAIN PROCEEDINGS (PRIOR TO THE DISTRIBUTION OF SAME TO ANY PARTNER OR SHAREHOLDER OF LANDLORD OR ANY OTHER THIRD PARTY).

 

21. [Intentionally Omitted.]

 

22. Holding Over.

 

If Tenant fails to surrender all or any part of the Premises at the termination of this Lease, occupancy of the Premises after termination shall be that of a tenancy at sufferance. Tenant’s occupancy shall be subject to all the terms and provisions of this Lease, and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to 125%

 

13


of the sum of the Base Rent and Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or otherwise. If Landlord is unable to deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as a result of Tenant’s holdover and Tenant fails to vacate the Premises within 15 days after notice from Landlord, Tenant shall be liable for all damages that Landlord suffers from the holdover.

 

23. Subordination to Mortgages; Estoppel Certificate.

 

Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “ Mortgage ”). The party having the benefit of a Mortgage shall be referred to as a “ Mortgagee ”. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease by virtue of the foreclosure of any Mortgage or transfer in lieu thereof; provided, however, that, unless otherwise agreed by Tenant in writing, Tenant shall not be required to so attorn to such successor unless such successor agrees to be bound by the obligations of the Landlord under this Lease which arise after such foreclosure or other transfer; provided further, however, that such successor shall not be required, as a condition to such attornment obligation of Tenant, to agree to be (a) bound by any payment of the Base Rent, Additional Rent, or other sum due under this Lease for more than 1 month in advance; (b) liable for (i) any act or omission or warranties of any prior landlord (including Landlord), (ii) the breach of any warranties or obligations relating to construction of improvements on the Property or any tenant finish work performed or to have been performed by any prior landlord (including Landlord), or (iii) the return of any security deposit or letter of credit, except to the extent such security deposit or letter of credit has been received by such successor; or (c) subject to any offsets or defenses which Tenant might have against any prior landlord (including Landlord). Landlord and Tenant shall each, within 10 days after receipt of a written request from the other, execute and deliver a commercially reasonable estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). Without limitation, such estoppel certificate may include a certification as to the status of this Lease, the existence of any known defaults and the amount of Rent that is due and payable. Notwithstanding the foregoing, upon written request by Tenant, Landlord will use reasonable efforts to obtain a non-disturbance, subordination and attornment agreement from Landlord’s then current Mortgagee on such Mortgagee’s then current standard form of agreement. “Reasonable efforts” of Landlord shall not require Landlord to incur any cost, expense or liability to obtain such agreement, it being agreed that Tenant shall be responsible for any fee or review costs charged by the Mortgagee. Upon request of Landlord, Tenant will execute the Mortgagee’s form of non-disturbance, subordination and attornment agreement and return the same to Landlord for execution by the Mortgagee. Landlord’s failure to obtain a non-disturbance, subordination and attornment agreement for Tenant shall have no effect on the rights, obligations and liabilities of Landlord and Tenant or be considered to be a default by Landlord hereunder.

 

Notwithstanding the foregoing in this Section 23 to the contrary, as a condition precedent to the future subordination of this Lease to a future Mortgage, Landlord shall be required to provide Tenant with a non-disturbance, subordination, and attornment agreement in favor of Tenant from any Mortgagee who comes into existence after the Commencement Date. Such non-disturbance, subordination, and attornment agreement in favor of Tenant shall provide that, so long as Tenant is paying the Rent due under the Lease and is not otherwise in Default under the Lease, its right to possession and the other terms of the Lease shall remain in full force and effect. Such non-disturbance, subordination, and attornment agreement may include other commercially reasonable provisions in favor of the Mortgagee, including, without limitation, the same amounts of time, after written notice to the Mortgagee, as the Landlord has hereunder to cure defaults of the Landlord, and may provide that (a) neither Mortgagee nor any successor-in-interest shall be bound by (i) any payment of the Base Rent, Additional Rent, or other sum due under this Lease for more than 1 month in advance or (ii) any amendment or modification of the Lease made without the express written consent of Mortgagee or any successor-in-interest (except for any amendment or modification that Landlord is required to enter into pursuant to the terms hereof); (b) neither Mortgagee nor any successor-in-interest will be liable for (i) any act or omission or warranties of any prior landlord (including Landlord), (ii) the breach of any warranties or obligations relating to construction of improvements on the Property or any tenant finish work performed or to have been performed by any prior landlord (including Landlord), or (iii) the return of any security deposit or letter of credit, except to the extent such security deposit or letter of credit has been received by Mortgagee; and (c) neither Mortgagee nor any successor-in-interest shall be subject to any offsets or defenses which Tenant might have against any prior landlord (including Landlord).

 

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24. Notice.

 

All demands, approvals, consents or notices (collectively referred to as a “ notice ”) shall be in writing and delivered by hand or sent by registered or certified mail with return receipt requested or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in Section 1. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address.

 

25. Surrender of Premises.

 

At the termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear and damage caused by Landlord, Casualty or condemnation or which Landlord is otherwise obligated to repair hereunder excepted. If Tenant fails to remove any of Tenant’s Property within 5 Business Days after termination of this Lease or Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the reasonable expenses and storage charges incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within 30 days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and title to Tenant’s Property shall vest in Landlord.

 

26. Miscellaneous.

 

26.01 This Lease shall be interpreted and enforced in accordance with the Laws of the state or commonwealth in which the Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state or commonwealth. If any term or provision of this Lease shall to any extent be void or unenforceable, the remainder of this Lease shall not be affected. If there is more than one Tenant or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities, and requests or demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities. Notices to any one person or entity shall be deemed to have been given to all persons and entities. Landlord and Tenant each represents and warrants to the other that it has full right and authority to enter into this Lease and is not executing this Lease on behalf of an undisclosed principal; that each individual executing this Lease on behalf of such party is authorized to do so on behalf of such party; that such execution by such individual binds such party; and that such party is not, and the entities or individuals constituting such party or which may own or control such party or which may be owned or controlled by such party are not, among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists.

 

26.02 If either party institutes a suit against the other for violation of or to enforce any covenant, term or condition of this Lease, the prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorneys’ fees. Landlord and Tenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Lease. Either party’s failure to declare a default immediately upon its occurrence, or delay in taking action for a default, shall not constitute a waiver of the default, nor shall it constitute an estoppel.

 

26.03 Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant (other than the payment of the Security Deposit or Rent), the period of time for the performance of such action shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, terrorist acts, civil disturbances and other causes beyond the reasonable control of the performing party (“ Force Majeure ”). Notwithstanding the foregoing, no obligation of Landlord or Tenant hereunder shall be excused or diminished pursuant to this Section 26.03 by virtue of (x) any failure of such party to obtain the approval or consent of any other party to such party’s entering into this Lease, or (y) any conflict between such obligation and any agreement between such party and any other party.

 

26.04 Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building and Property. Upon transfer Landlord shall be released from any obligations hereunder that accrue after such transfer (but not from obligations that accrued before such transfer) and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations, and to attorn to such successor in interest, provided that, any successor pursuant to a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or deed in lieu thereof) shall have assumed Landlord’s obligations under this Lease.

 

15


26.05 Landlord has delivered a copy of this Lease to Tenant for Tenant’s review only and the delivery of it does not constitute an offer to Tenant or an option.

 

(a) Tenant represents that it has dealt directly with and only with Tenant’s Broker as a broker in connection with this Lease. Tenant shall indemnify and hold Landlord and the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord shall indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease.

 

(b) Agency Disclosure. At the signing of this Lease, Landlord’s leasing agents, Jason Furr and John Black of Broderick Group, Inc. and Don Matt of Equity Office Properties Management Corp. represented (X) Landlord, (              ) Tenant, or (              ) both Landlord and Tenant. At the signing of this Lease, Tenant’s agent, Geoff Boguch of Colliers International, represented (              ) Landlord, (              ) Tenant, or (              ) both Landlord and Tenant. Each party signing this document confirms that the prior oral and/or written disclosure of agency was provided to such party in this transaction, as required by RCW 18.86.030(1)(g).

 

(c) Landlord and Tenant, by their execution of this Lease, each acknowledge and agree that they have timely received a pamphlet on the law of real estate agency as required under RCW 18.86.030(1)(f).

 

26.06 Time is of the essence with respect to the performance of the obligations of the parties to this Lease, and with respect to Tenant’s exercise of any expansion, renewal or extension rights granted to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the expiration or termination of this Lease.

 

26.07 Subject to the terms of this Lease, and provided Tenant pays the Rent and fully performs all of its covenants and agreements, Tenant may peacefully have, hold and enjoy the Premises, and Landlord shall protect and defend Tenant against any claims asserted by parties claiming through, by or under Landlord that would challenge or disturb Tenant’s peaceful and quiet enjoyment of the Premises. This covenant shall be binding upon Landlord and its successors only with respect to its or their respective periods of ownership of the Building, but shall survive the termination of such periods of ownership with respect to events or conditions occurring or existing during such periods of ownership.

 

26.08 This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself any and all rights not specifically granted to Tenant under this Lease. This Lease constitutes the entire agreement between the parties and supersedes all prior agreements and understandings related to the Premises, including all lease proposals, letters of intent and other documents. Neither party is relying upon any warranty, statement or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and Tenant.

 

26.09 Landlord represents and warrants to Tenant that Landlord owns the Building.

 

26.10 Nothing contained in this Lease shall be deemed or construed by the parties or any third party as creating the relationship of principal and agent or partnership or of joint venture between the parties, it being understood and agreed that the sole relationship between the parties is that of Landlord and Tenant.

 

26.11 This Lease has been mutually negotiated with the opportunity for both parties to seek the assistance of independent legal counsel and shall not be construed against either party.

 

26.12 No express or implied waiver of any default shall in any way be or be construed to be a waiver of any future or subsequent default. The written waiver by the non-defaulting party of any term, covenant or condition herein contained shall not be deemed to be a waiver of such term, covenant or condition or any subsequent breach of the same or any other term, covenant or condition herein contained.

 

26.13 All sums herein mentioned shall be conclusively deemed to refer to the lawful currency of the United States.

 

26.14 This Lease shall not be effective or binding upon any party until fully executed and delivered by both parties hereto.

 

16


Landlord and Tenant have executed this Lease as of the day and year first above written.

 

LANDLORD:
EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company

By:

  EOP Operating Limited Partnership, a Delaware limited partnership, its sole member
   

By:

  Equity Office Properties Trust, a Maryland real estate investment trust, its general partner
       

By:

 

/s/ M. Patrick Callahan


           

M. Patrick Callahan

Regional Vice President – Seattle Region

 

TENANT:
DRUGSTORE.COM, INC., a Delaware corporation

By:

 

/s/ Robert A. Barton


Name:

 

Robert A. Barton

Title:

 

CFO, Acting CEO

Tenant’s Tax ID Number (SSN or FEIN): 04-3416255

 

17


LANDLORD ACKNOWLEDGMENT

 

STATE OF         Washington)

COUNTY OF      King          )ss:

 

I, the undersigned, a Notary Public, in and for the County and State aforesaid, do hereby certify that M. Patrick Callahan , personally known to me to be the Regional Vice President – Seattle Region of Equity Office Properties Trust, a Maryland real estate investment trust, and personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that as such officer of said entity being authorized so to do, (s)he executed the foregoing instrument on behalf of said entity, by subscribing the name of such entity by himself/herself as such officer, as a free and voluntary act, and as the free and voluntary act and deed of said entity under the foregoing instrument for the uses and purposes therein set forth.

 

GIVEN under my hand and official seal this 17 day of August , 2004.

 

/s/ signature illegible


Notary Public

 

My Commission Expires: 9-19-04

 

TENANT ACKNOWLEDGMENT

 

STATE OF         Washington)

COUNTY OF      King          )ss:

 

On this the 16th day of August , 2004, before me a Notary Public duly authorized in and for the said County in the State aforesaid to take acknowledgments personally appeared Robert Barton known to me to be Acting CEO/CFO of drugstore.com, inc., a Delaware corporation, one of the parties described in the foregoing instrument, and acknowledged that as such officer, being authorized so to do, (s)he executed the foregoing instrument on behalf of said corporation by subscribing the name of such corporation by himself/herself as such officer and caused the corporate seal of said corporation to be affixed thereto, as a free and voluntary act, and as the free and voluntary act of said corporation, for the uses and purposes therein set forth.

 

IN WITNESS WHEREOF, I hereunto set my hand and official seal.

 

/s/ Jeffrey J. Kimmell


Notary Public

 

My Commission Expires: 10/24/2007

 

1


EXHIBIT A-1

 

OUTLINE AND LOCATION OF PREMISES

 

1


EXHIBIT A-2

 

LEGAL DESCRIPTION

 

THAT CERTAIN LEASEHOLD ESTATE ON THE FOLLOWING DESCRIBED REAL PROPERTY CREATED BY LEASE:

 

 

MEMORANDUM OF LEASE:

 

 
 
 
LESSOR:    Puget Sound Power & Light Company, a Washington corporation
LESSEE:    One Bellevue Center, Ltd., a Washington limited partnership
DATED:    March 1, 1982
RECORDED:    March 3, 1982
RECORDING NO.:    8203030246
THE LEASE WAS AMENDED BY INSTRUMENT:
RECORDED:   

April 20, 1982, February 3, 1984, June 8, 1984,

December 5, 1994, September 25, 1996 and

September 30, 1996

RECORDING NO.:   

8204200678, 8402030552, 8406080934,

9412051111, 9609250539, 9609251185,

9609301918 and 9609301919

Lessor’s interest in the lease was assigned by instrument.
Assignee:    John C. Baldwin and James C. McIntosh, Trustees of the Trust created by Article Eighth of the Last Will and Testament as amended by codicils thereto, of Harold K.L. Castle, deceased, as to an undivided 51.5392878% interest; John C. Baldwin and James C. McIntosh, Trustees of the Trust created by the unrecorded Trust Agreement dated August 5, 1974, made by Alice Hedeman Castle, as Settlor, and James C. Castle, as Individual Trustee, as amended by unrecorded agreements dated May 15, 1976 and January 25, 1978, as to an undivided 41.8791070% interest and Castle Family Limited Partnership, a Hawaii limited partnership as to an undivided 6.5816052% interest.
Recording No.:   

9505300820, 9609301920, 9609301921,

9710030792, 971030796, 9710030797 and

9710030798

Lessee’s interest in the lease was assigned by instrument.
Assignee:    EOP-Northwest Properties, L.L.C., a Delaware limited liability company
Recording No.:   

8203030249, 8203030251, 9412051121,

9412051122, 9412051123 and 9512281531 and

9712190951, 9712190952 and 9712190953.

 

PARCEL A:

 

LOT 1 OF SHORT PLAT NO. 81-08-R, ACCORDING TO THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 8201069002;

 

EXCEPT THOSE PORTIONS CONVEYED TO THE CITY OF BELLEVUE FOR ROAD AND OTHER PUBLIC PURPOSES BY DEED RECORDED UNDER RECORDING NO. 8307191260;

 

SITUATE IN THE CITY OF BELLEVUE, COUNTY OF KING, STATE OF WASHINGTON.

 

1


PARCEL B:

 

AN EASEMENT FOR INGRESS AND EGRESS OVER THAT PORTION OF LOT 2, AS DELINEATED ON CITY OF BELLEVUE SHORT PLAT NO. 81-08-R, RECORDED UNDER RECORDING NO. 8201069002 (AS AMENDED BY INSTRUMENT RECORDED UNDER RECORDING NO. 820204-368) IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

 

BEGINNING AT THE SOUTHEAST CORNER OF LOT 2 IN SAID SHORT PLAT;

 

THENCE NORTH 01º11’05” EAST 285.52 FEET TO THE NORTHWEST CORNER OF LOT 1 IN SAID SHORT PLAT;

 

THENCE NORTH 88º46’31” WEST 25.00 FEET;

 

THENCE SOUTH 01º11’05” WEST, BEING PARALLEL TO AND 25.00 FEET WEST OF THE WEST LINE OF LOT 1 IN SAID SHORT PLAT, A DISTANCE OF 285.52 FEET, MORE OR LESS, TO THE SOUTH LINE OF LOT 2 IN SAID SHORT PLAT;

 

THENCE SOUTH 88º51’21” EAST, ALONG THE SOUTH LINE OF LOT 2 IN SAID SHORT PLAT, A DISTANCE OF 25.00 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING;

 

EXCEPT THOSE PORTIONS OF SAID EASEMENT PROPERTY CONVEYED TO THE CITY OF BELLEVUE BY INSTRUMENTS RECORDED UNDER RECORDING NOS. 8711091255 AND 8711091256.

 

SITUATE IN THE CITY OF BELLEVUE, COUNTY OF KING, STATE OF WASHINGTON.

 

2


EXHIBIT B

 

EXPENSES AND TAXES

 

This Exhibit is attached to and made a part of the Lease (the “ Lease ”) by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company (“Landlord”), and DRUGSTORE.COM, INC., a Delaware corporation (“Tenant”), for space in the Building located at 411 108 th Avenue NE, Bellevue, Washington 98004 commonly known as One Bellevue Center. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease.

 

1. Payments.

 

1.01 Tenant shall pay Tenant’s Pro Rata Share of the amount, if any, by which Expenses (defined below) for each calendar year during the Term exceed Expenses for the Base Year (the “ Expense Excess ”) and also the amount, if any, by which Taxes (defined below) for each calendar year during the Term exceed Taxes for the Base Year (the “ Tax Excess ”). If Expenses or Taxes in any calendar year decrease below the amount of Expenses or Taxes for the Base Year, Tenant’s Pro Rata Share of Expenses or Taxes, as the case may be, for that calendar year shall be $0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess and of the Tax Excess for each calendar year during the Term. On or before the first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of both the Expense Excess and Tax Excess. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the revised estimate. If Landlord does not provide Tenant with an estimate of the Expense Excess or the Tax Excess by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the previous year’s estimate(s) until Landlord provides Tenant with the new estimate.

 

1.02 As soon as is practical following the end of each calendar year, Landlord shall furnish Tenant with a statement of the actual Expenses and Expense Excess (including, without limitation, any adjustment of Base Year Expenses made pursuant to Section 2.01 below) and the actual Taxes and Tax Excess for the prior calendar year. If the estimated Expense Excess or estimated Tax Excess for the prior calendar year is more than the actual Expense Excess or actual Tax Excess, as the case may be, for the prior calendar year, Landlord shall either provide Tenant with a refund or apply any overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before the determination of the overpayment, Landlord shall refund any overpayment to Tenant after first deducting the amount of Rent due. If the estimated Expense Excess or estimated Tax Excess for the prior calendar year is less than the actual Expense Excess or actual Tax Excess, as the case may be, for such prior year, Tenant shall pay Landlord, within 30 days after its receipt of the statement of Expenses or Taxes, any underpayment for the prior calendar year.

 

2. Expenses.

 

2.01 “ Expenses ” means all costs and expenses incurred in each calendar year in connection with operating, maintaining, repairing, and managing the Building and the Property. Expenses include, without limitation, the following items to the extent they are attributable to the Property: (a) all labor and labor related costs, including wages, salaries, bonuses, taxes, insurance, uniforms, training, retirement plans, pension plans and other employee benefits, prorated to reflect the portion of such employees’ time spent on matters relating to the Building; (b) management fees (however, in no event shall the management fees for the Building (expressed as a percentage of gross receipts for the Building) exceed (or, in the Base Year, be less than) the prevailing market management fees (expressed as a percentage of gross receipts), for comparable third party management companies offering comparable management services in office buildings similar to the Building in class, size, age and location); (c) the cost of equipping, staffing and operating an on-site and/or off-site management office for the Building, provided if the management office services one or more other buildings or properties, the shared costs and expenses of equipping, staffing and operating such management office(s) shall be equitably prorated and apportioned between the Building and the other buildings or properties; (d) accounting costs; (e) the cost of services; (f) rental and purchase cost of parts, supplies, tools and equipment; (g) insurance premiums and deductibles; (h) electricity, gas and other utility costs; and (i) the amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of business) made subsequent to the Base Year which are: (1) performed primarily to reduce current or future operating expense costs, upgrade Building security

 

1


systems (as distinguished from increasing the number of security personnel) or otherwise improve the operating efficiency of the Property; or (2) required to comply with any Laws that are enacted, or first interpreted to apply to the Property, after the date of this Lease. The cost of any capital improvement shall be amortized by Landlord over its Useful Life (defined below); provided, however, that if such capital improvement results in a cost savings, then its cost shall be amortized by Landlord over the lesser of its Useful Life or its Payback Period (defined below); provided further, however, that if the cost of such capital improvement is included in Expenses pursuant to clause (i)(1) of the preceding sentence on the grounds that it is performed primarily to reduce current or future operating expense costs or otherwise improve the operating efficiency of the Property (and not pursuant to any other provision hereof), then the cost of such capital improvement shall be amortized by Landlord over the greater of its Useful Life or its Payback Period. The amortized cost of capital improvements may, at Landlord’s option, include actual or imputed interest at the rate that Landlord would reasonably be required to pay to finance the cost of the capital improvement. “ Useful Life ” means, with respect to any capital improvement, the actual useful life of such capital improvement as reasonably determined by Landlord. “ Payback Period ” means, with respect to any capital improvement, the reasonably estimated period of time that it takes for the cost savings resulting from such capital improvement to equal the total cost of such capital improvement. Landlord, by itself or through an affiliate, shall have the right to directly perform, provide and be compensated for any services under this Lease, subject to clause (j) of Section 2.02 below. If Landlord incurs Expenses for the Building or Property together with one or more other buildings or properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned between the Building and Property and the other buildings or properties.

 

If, during any calendar year subsequent to the Base Year, Landlord incurs any category of Expense (including, without limitation, premiums for any category of insurance) for a period of time that is longer or shorter than that, if any, for which Landlord incurred such category of Expense during the Base Year, then, for purposes of determining the Expense Excess for such calendar year, Expenses for the Base Year shall be increased or decreased, as appropriate, so that the total amount of Expenses for the Base Year is equal to what it would have been if Landlord had incurred such category of Expense for exactly the same period of time during the Base Year as Landlord incurred such category of Expense during such subsequent calendar year (and all other components of Expenses for the Base Year had remained the same). For purposes of the preceding sentence, time periods shall be measured in days in a 365-day year, and the shortest possible “period of time” shall be deemed to be zero days. For purposes of this paragraph, if, during any calendar year subsequent to the Base Year, Landlord provides a particular service to tenants of the Building at a level of quality that is materially greater or less than the level of quality at which Landlord provided such service during the Base Year (for instance, if the frequency of janitorial service provided during such calendar year is materially greater or less than the frequency of janitorial service provided during the Base Year), then the Expense, if any, associated with the incremental difference in quality between such levels of service, as determined in good faith by Landlord, shall be deemed a “category of Expense” separate from the Expense associated with the lower-quality of such two levels of service.

 

Landlord’s represents and warrants to Tenant that, as of the date of this Lease, Landlord’s estimate of Expenses for calendar year 2004 is $8.26 per rentable square foot. Landlord makes no representation or warranty as to the accuracy or reasonableness of such estimate except that it has been made by Landlord in good faith.

 

2.02 Expenses shall not include:

 

  (a) the cost of capital improvements (except as set forth above);

 

  (b) depreciation; principal payments of mortgage and other non-operating debts of Landlord;

 

  (c) the cost (other than deductible payments as detailed in Section 2.01 above) of repairs for which Landlord is responsible under Sections 16 and 17 of the Lease;

 

  (d) costs in connection with leasing space in the Building, including brokerage commissions;

 

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  (e) lease concessions, rental abatements and construction allowances granted to specific tenants;

 

  (f) costs incurred in connection with the sale, financing or refinancing of the Building;

 

  (g) fines, interest and penalties incurred due to the late payment of Taxes or Expenses;

 

  (h) organizational expenses associated with the creation and operation of the entity which constitutes Landlord;

 

  (i) any penalties or damages that Landlord pays to Tenant under this Lease or to other tenants in the Building under their respective leases;

 

  (j) sums (other than management fees, it being agreed that the management fees included in Expenses are as described in Section 2.01(b) above) paid to subsidiaries or other affiliates of Landlord for services on or to the Property, Building and/or Premises, but only to the extent that the costs of such services exceed the competitive cost for such services rendered by persons or entities of similar skill, competence and experience;

 

  (k) any fines, penalties, interest or other liabilities resulting from the negligence or willful misconduct of the Landlord or the Landlord Related Parties;

 

  (l) advertising and promotional expenditures;

 

  (m) Landlord’s charitable and political contributions;

 

  (n) ground lease rental;

 

  (o) attorney’s fees and other expenses incurred in connection with negotiations or disputes with prospective tenants or tenants or other occupants of the Building;

 

  (p) the cost or expense of any utilities or other services or benefits provided or available to other tenants in the Building and not provided or available to Tenant;

 

  (q) any costs of purchasing or leasing major sculptures, paintings or other major works or objects of art (as opposed to decorations purchased or leased by Landlord for display in the Common Areas of the Building);

 

 

  (r) any expenses for which Landlord has received actual reimbursement (other than through Expenses) (Landlord agrees to use commercially reasonable efforts to obtain any such reimbursement from appropriate parties);

 

  (s) costs incurred by Landlord in connection with the correction of defects in design and original construction of the Building or Property or in any alterations or improvement to the premises of any tenant in the Building constructed by Landlord;

 

  (t) expenses for the replacement of any item covered under warranty, unless Landlord has not received payment under such warranty and it would not be fiscally prudent to pursue legal action to collect on such warranty;

 

  (u) fines or penalties incurred as a result of violation by Landlord or any Landlord Related Parties of any applicable Laws;

 

  (v) any amounts against which Landlord has agreed to indemnify Tenant under this Lease; or

 

  (w) insurance deductibles other than (i) earthquake insurance deductibles up to 5% of the total insurable value of the Property per occurrence, and (ii) any other insurance deductibles up to $100,000.00 per occurrence.

 

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2.03 If at any time during a calendar year the Building is not at least 95% occupied or Landlord is not supplying services to at least 95% of the total Rentable Square Footage of the Building, Expenses shall, at Landlord’s option, be determined as if the Building had been 95% occupied and Landlord had been supplying services to 95% of the Rentable Square Footage of the Building. If Expenses for a calendar year are determined as provided in the prior sentence, Expenses for the Base Year shall also be determined in such manner. The extrapolation of Expenses under this Section shall be performed in accordance with the methodology specified by the Building Owners and Managers Association.

 

3. “ Taxes ” shall mean: (a) all real property taxes and other assessments on the Building and/or Property, including, but not limited to, gross receipts taxes, current installments of assessments for special improvement districts and building improvement districts, governmental charges, fees and current installments of assessments for police, fire, traffic mitigation or other governmental service of purported benefit to the Property, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes and assessments and the Property’s share of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Property; (b) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Property; and (c) all commercially reasonable costs and fees incurred in connection with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation, any such costs incurred by Landlord for compliance, review and appeal of tax liabilities. Without limitation, Taxes shall not include any income, business and occupation, capital levy, transfer, capital stock, franchise, excess profits, gift, estate or inheritance tax, or other taxes applied or measured by Landlord’s general or net income (as opposed to rents, receipts or income attributable to operations at the Building). If a change in Taxes is obtained for any year of the Term during which Tenant paid Tenant’s Pro Rata Share of any Tax Excess, then Taxes for that year will be retroactively adjusted and Landlord shall provide Tenant with a credit, if any, based on the adjustment. Likewise, if a change is obtained for Taxes for the Base Year, Taxes for the Base Year shall be restated and the Tax Excess for all subsequent years shall be recomputed. Tenant shall pay Landlord the amount of Tenant’s Pro Rata Share of any such increase in the Tax Excess within 30 days after Tenant’s receipt of a statement from Landlord.

 

If a change in Taxes is obtained for the Base Year, then, upon Tenant’s written request received not later than 60 days after Tenant’s receipt of Landlord’s statement of Expenses and Taxes for any subsequent calendar year pursuant to Section 1.02 above, Landlord shall use commercially reasonable efforts to seek a reduction in real estate taxes for such subsequent calendar year; provided, however, that Landlord shall not be required to seek such a reduction unless Landlord reasonably determines that the same is required by prudent management practices.

 

4. Audit Rights . Tenant, within 365 days after receiving Landlord’s statement of Expenses and Taxes, may give Landlord written notice (“ Review Notice ”) that Tenant intends to review Landlord’s records of the Expenses and/or Taxes for the calendar year to which the statement applies. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other than the management office for the Building, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and shipping the records. If Tenant retains an agent to review Landlord’s records, the agent must be with a CPA firm licensed to do business in the state or commonwealth where the Property is located. Notwithstanding the foregoing, Landlord agrees that Tenant may retain a third party agent to review Landlord’s books and records which is not a CPA firm, so long as the third party agent retained by Tenant shall have expertise in and familiarity with general industry practice with respect to the operation of and accounting for a first class office building and whose compensation shall in no way be contingent upon or correspond to the financial impact on Tenant resulting from the review. Tenant shall be solely responsible for all of Tenant’s costs, expenses and fees incurred for the audit; provided, however, that if Landlord and Tenant determine that Expenses for the Building for the year in question were less than stated by more than 5%, Landlord, within 30 days after its receipt of paid invoices therefor from Tenant, shall reimburse Tenant for the reasonable amounts paid by Tenant to third parties in connection with such review by Tenant. Within 90 days after the records are made available to Tenant, Tenant shall have the right to give Landlord written notice (an “ Objection Notice ”) stating in reasonable detail any objection to Landlord’s statement

 

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of Expenses and Taxes for that year. If Tenant fails to give Landlord an Objection Notice within the 90 day period or fails to provide Landlord with a Review Notice within the 365 day period described above, Tenant shall be deemed to have approved Landlord’s statement of Expenses and Taxes and shall be barred from raising any claims regarding the Expenses or Taxes for that year. The records obtained by Tenant shall be treated as confidential. In no event shall Tenant be permitted to examine Landlord’s records or to dispute any statement of Expenses or Taxes unless Tenant has paid and continues to pay all Rent when due. In any event, if Landlord and Tenant determine that Tenant has made an overpayment of Expenses for the year being reviewed, Landlord shall reimburse Tenant in the amount of such overpayment within 30 days after such determination.

 

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EXHIBIT C

 

WORK LETTER

 

This Exhibit is attached to and made a part of the Lease (the “ Lease ”) by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company (“Landlord”), and DRUGSTORE.COM, INC., a Delaware corporation (“Tenant”), for space in the Building located at 411 108 th Avenue NE, Bellevue, Washington 98004 commonly known as One Bellevue Center. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease.

 

1. Base Building Improvements . The Building shall include the Base Building improvements described on Exhibit K to the Lease (or Base Building improvements substantially equivalent thereto); provided, however, that such Base Building improvements may be modified by Landlord (a) as may be required by any governmental agency, or (b) as necessary to comply with any applicable Laws.

 

2. Landlord Work . Landlord shall perform improvements to the Premises in all material respects in accordance with the Plans (defined below). As used herein, “ Plans ” shall mean, collectively: (a) the detailed space plan (with architectural specifications attached as schedule 1 thereto) prepared by Burgess Design (“ Landlord’s Architect ”) and attached to the Lease as Exhibit J-1 (the “ Detailed Space Plan ”), (b) the specifications letter (with schedules 1 through 5 attached thereto) prepared by Tenant and approved by Landlord’s Architect and attached to the Lease as Exhibit J-2 (together with the Detailed Space Plan, collectively, the “ Preliminary Plans ”), and (c) the detailed construction drawings (the “ Construction Drawings ”) to be prepared by Landlord’s Architect based on the Preliminary Plans and approved by Landlord and Tenant in accordance with this Section 2, as such Plans may be revised from time to time with the approval of Landlord and Tenant in accordance with Section 3 below. Notwithstanding anything in the Plans to the contrary, in no event shall the Plans be deemed to include any of the improvements described in Schedule 1 attached hereto. Notwithstanding the foregoing, each of Landlord and Tenant hereby confirms that it has already approved the Preliminary Plans. Promptly following the mutual execution and delivery of the Lease, Landlord shall cause Landlord’s Architect to prepare the Construction Drawings in accordance with the Preliminary Plans. The Construction Drawings shall be subject to the written approval of Landlord and Tenant, which shall not be (i) withheld except, if at all, on the grounds that the Construction Drawings are inconsistent with the Preliminary Plans, or (ii) delayed beyond 5 Business Days after receipt of the same (unless the reviewing party is entitled to disapprove the same in accordance with the preceding clause (i), in which event such reviewing party shall deliver written notice of such disapproval to the other party within such 5-Business-Day period). Tenant agrees that it shall be reasonable for Landlord to disapprove any portion of the Construction Drawings that results in an increase in the cost of the Landlord Work above the cost of the Landlord Work as described in the Preliminary Plans. The improvements to be performed by Landlord in accordance with the Plans are hereinafter referred to as the “ Landlord Work .” Except as may be otherwise expressly provided in the Plans, the Plans shall be deemed to include the Building-standard improvements described in Schedule 2 attached hereto. Landlord shall perform the Landlord Work in a good and workmanlike manner and in all material respects in compliance with all applicable Laws; provided, however, that, as between Landlord and Tenant, and except as expressly provided in this Section 2 below, Tenant, rather than Landlord, shall be responsible for any violations of Law that are attributable to the fact that the Landlord Work conforms to the Plans. It is agreed that all space planning, design, preparation of construction drawings, obtaining necessary permits, and construction of the Landlord Work will be completed at Landlord’s sole cost and expense (subject to the terms of Sections 3 and 13 below) using Building standard methods, materials and finishes. Landlord shall enter into a direct contract for the Landlord Work with a general contractor selected by Landlord (the “ Construction Contract ”). In addition, Landlord shall have the right to select and/or approve of any subcontractors used in connection with the Landlord Work. Notwithstanding the foregoing, Tenant shall be entitled to approve the general contractor and all subcontractors that will perform the Landlord Work (other than subcontractors that will perform work affecting Building systems); provided, however, that such approval shall not be unreasonably withheld or delayed and, in any event, Tenant shall be required to approve one or more general contractors and one or more subcontractors in each applicable trade that, in each case, have previously performed work at the Building. Tenant hereby approves (a) the following general contractors: Turner; Foushee; Express; Schucart; and Boden; and (b) the following subcontractors: (i) Clue Jack Systems; Cochran; First Line Communication; Holmes; MRP Communications; NetVersant; and Zephyr Communications (for cable); (ii) CF Resource; Interior Development Corporation; and Shaw Contract Carpets (for carpet installation); (iii) Corporate Casework; Custom Cabinets; Custom Interiors; Feature Millwork; Highrise Cabinets; Northwest Woodworks; PCS Millwork; RS

 

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Manufacturing; and Ritter Cabinet Manufacturing (for casework/plan); and (iv) Accurate Drywall; First Line; Gordon Brown & Associates; Mehrer Drywall, Inc.; Partition Systems; Performance Contracting; Select Wall Systems; Tenant Construction; and Vertecs Corporation (for drywall). Landlord’s supervision or performance of any work for or on behalf of Tenant shall not be deemed a representation by Landlord that such Plans or the revisions thereto comply with applicable insurance requirements, building codes, ordinances, laws or regulations, or that the improvements constructed in accordance with the Plans and any revisions thereto will be adequate for Tenant’s use, it being agreed that Tenant shall be responsible for all elements of the design of the Plans (including, without limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of the premises and the placement of Tenant’s furniture, appliances and equipment). Notwithstanding the foregoing or any other provision of the Lease to the contrary, if the design of the Plans fails to comply with applicable Law or contains any other material defect, then, upon written notice and request from Tenant, Landlord shall, at its option, either (a) assign to Tenant any claims Landlord may have against Landlord’s Design Professionals (defined below) under the Design Agreements (defined below) arising out of such defect, or (b) at Landlord’s expense, pursue such claims directly against Landlord’s Design Professionals for Tenant’s benefit. As used herein, “ Design Agreements ” shall mean (x) that certain Standard Form of Agreement Between Owner and Architect, as amended by that certain Addendum to Standard Form of Agreement Between Owner and Architect, each dated as of June 30, 2004, between Landlord and Landlord’s Architect, pursuant to which the Preliminary Plans have been prepared and the Construction Documents will be prepared, and (y) any other agreements entered into, or to be entered into, between Landlord and any design professionals (together with Landlord’s Architect, collectively, “ Landlord’s Design Professionals ”) pursuant to which any portion of the Plans may be prepared. Tenant shall be permitted to have its representative attend and participate in Landlord’s periodic construction and design status meetings pertaining to the Landlord Work, which Landlord shall use good faith efforts to hold not less than weekly during the period in which Landlord Work is performed. Tenant’s remedy for certain latent defects in the Landlord Work is set forth in Section 3.02 of the Lease.

 

3. Revisions to Landlord Work . If Tenant shall request any revisions to the Preliminary Plans, the Construction Drawings or the Plans (including, without limitation, any deletions therefrom of any Tenant-Paid Items (defined in Section 13 below)), Landlord shall have such revisions prepared at Tenant’s sole cost and expense and Tenant shall reimburse Landlord for the reasonable third-party cost of preparing any such revisions to the Preliminary Plans, Construction Drawings or Plans, as applicable, plus any applicable state sales or use tax thereon, upon demand. Promptly (and in any event within 5 Business Days) after completion of the revisions to the Preliminary Plans, Construction Drawings or Plans, as applicable, Landlord shall notify Tenant in writing of the net increased cost in the Landlord Work, if any, resulting from such revisions to the Preliminary Plans, Construction Drawings or Plans, as applicable. Such notice of increased cost shall include reasonable back-up documentation sufficient to show, by line-item in the construction budget, all of the elements used to determine the increased cost. In addition, Landlord shall use good faith efforts to include in such notice of increased cost a disclosure of any Tenant Delay that Landlord then knows will result from the proposed revision to the Preliminary Plans, Construction Drawings or Plans, as applicable; provided, however, that Landlord’s failure to include such disclosure in such notice shall not be a default by Landlord under the Lease and, except as may be expressly provided in Section 3.01 of the Lease, shall not give rise to any remedy on the part of Tenant. Tenant, within 5 Business Days after receipt of such notice and back-up documentation, shall notify Landlord in writing whether or not it desires to proceed with such revisions. If Tenant so notifies Landlord within such 5-Business-Day period, Landlord shall continue work on the Construction Drawings or the Premises, as applicable, taking account of or disregarding the requested revision, as instructed by Tenant, in accordance with such notice. If Tenant does not so notify Landlord within such 5-Business-Day period, Landlord shall continue work on the Construction Drawings or the Premises, as applicable, disregarding the requested revision. Except as otherwise provided in Section 3.01 of the Lease, Tenant shall be responsible for any Tenant Delay in completion of the Premises resulting from any revision to the Preliminary Plans, Construction Drawings or Plans. If such revisions result in an increase in the cost of Landlord Work, such increased costs, plus any applicable state sales or use tax thereon (but excluding any markup by Landlord), shall be payable by Tenant within 30 days after receipt of written demand together with reasonable documentation of the same. Notwithstanding anything herein to the contrary, all revisions to the Preliminary Plans, Construction Drawings or Plans shall be subject to the prior written approval of Landlord and Tenant, which shall not be unreasonably withheld, conditioned or delayed. Notwithstanding anything in this Section 3 to the contrary, this Section 3 shall not apply to any revision to the Construction Drawings that is necessary to remedy any deficiency in the Construction Drawings on the basis of which Landlord or Tenant has disapproved of the Construction Drawings pursuant to Section 2 above. Landlord shall request in good faith that its general contractor agree to include in the Construction Contract language substantially similar to

 

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the following language (provided, however, that Landlord’s failure to have such language included in the Construction Contract shall not be a default hereunder by Landlord or give rise to any remedy on the part of Tenant): “The cost of any revisions or changes to the scope of work, or of any change order agreed to under this contract, will be calculated in the same manner as otherwise provided in this contract for the initial scope of work being performed by the Contractor. That is, only “Costs” defined as “reimubursable” in this contract may be charged and the markup on those Costs shall not exceed the percentage markup (for profit and all overhead, including home office, site, etc.) allowed to the Contractor in the underlying contract).”

 

4. Cost of Plans . Without limiting any provision of Section 2 above, but except as otherwise provided in Section 3 above, Landlord shall pay the cost of the preparation of the Plans by Landlord’s Design Professionals.

 

5. Moving Allowance . Landlord shall provide Tenant with an allowance (the “ Moving Allowance ”), in an amount not to exceed $173,082.00 (i.e., a sum equal to Three and 25/100 Dollars ($3.25) per rentable square foot of the initial Premises) (as such amount may be increased pursuant to Section 6 below), to be applied toward Moving and Relocation Costs (as defined below). Landlord shall disburse the Moving Allowance, or applicable portion thereof, to Tenant within thirty (30) days after the later to occur of (i) receipt of paid invoices from Tenant with respect to Tenant’s actual Moving and Relocation Costs, and (ii) the Commencement Date. However, in no event shall Landlord have any obligation to disburse any portion of the Moving Allowance (1) while a Default has occurred and is continuing, or (2) after the date which is the earlier of (a) 6 months after the Commencement Date, or (b) November 30, 2005. As used herein, “ Moving and Relocation Costs ” shall be deemed to mean the cost of moving from Tenant’s existing location into the initial Premises, including, without limitation, the cost of telephone and computer cabling, consulting fees, reprinting stationery on hand and moving Tenant’s furniture, equipment and other personal property into the initial Premises.

 

6. Legal Fee Allowance . Landlord agrees to contribute the amount of $39,942.00 (i.e., $0.75 per rentable square foot of the initial Premises) (the “ Legal Fee Allowance ”) to reimburse Tenant for reasonable legal fees (“ Qualified Legal Fees ”) incurred in negotiating and documenting the Lease and the Sunset North Agreements (defined in Section 7 of Exhibit F to the Lease). Landlord shall disburse the Legal Fee Allowance, or the applicable portion thereof, to Tenant within 30 days after receipt of paid invoices from Tenant with respect to Tenant’s actual Qualified Legal Fees. However, in no event shall Landlord be required to disburse the Legal Fee Allowance (a) while a Default has occurred and is continuing, or (b) after the date occurring 6 months after the Commencement Date. Any portion of the Legal Fee Allowance not paid to Tenant under this clause before the Commencement Date shall become part of the Moving Allowance.

 

7. Upgrades to Elevator Lobbies . Landlord shall, at its sole expense (except as provided in Section 2 above), perform upgrades to the elevator lobbies on the floors on which the initial Premises is located, using Building-standard materials and finishes that, to the extent reasonably practicable, complement the design of the Premises as reflected in the Plans. Such upgrade work shall be deemed part of the Landlord Work.

 

8. Upgrades to Restrooms . Landlord shall, at its sole expense (except as provided in Section 2 above), perform the following work in the restrooms on the floors on which the initial Premises is located: (a) repair any fixtures not in good working order; and (b) using Building-standard materials and finishes that, to the extent reasonably practicable, complement the design of the Premises as reflected in the Plans: repaint the drywall surfaces and stall partitions; replace the carpet, if any; replace the tile floors; repair damaged wall tiles, if any; and (if requested by Tenant in writing not later than 150 days before the Target Commencement Date) upgrade any fixtures not previously upgraded in the 5 years preceding the Target Commencement Date. Such repair and upgrade work shall be deemed part of the Landlord Work.

 

9. Tenant Approvals . No approval by Tenant under this Workletter shall be deemed effective unless it is issued in writing on behalf of Tenant by such representative of Tenant as shall be designated by Tenant from time to time by written notice to Landlord. Tenant hereby designates Doug Swan Associates, Inc. at 3803 N.E. 182 nd Street, Lake Forest Park, WA 98155 (telephone number: 206/368-8568; fax number: 206/368-8337) as its initial representative for purposes of this Section 9.

 

10. Landlord Representative . Landlord shall provide Tenant with the name and contact information of a representative of Landlord who will coordinate all communications with Tenant with respect to the performance of the Landlord Work. Landlord hereby designates John Casey (telephone number: 206/499-1028) as its initial representative for purposes of this Section 10, and agrees to provide Tenant with John Casey’s street address and fax number as soon as reasonably possible after the mutual execution and delivery of this Lease.

 

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11. Application . This Exhibit shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease.

 

12. Disputes . In the event of a dispute between Landlord and Tenant arising under this Exhibit C, Landlord and Tenant shall each appoint a representative having a reasonable level of decision-making authority to negotiate in good faith to resolve such dispute for a period of up to 10 days.

 

13. Tenant’s Obligation to Pay for Certain Portions of Landlord Work . Notwithstanding anything else herein to the contrary, to the extent that the Plans (including, without limitation, the Preliminary Plans and/or Construction Drawings) (as the same may be revised from time to time pursuant to Section 3 above) designate any portions of the Landlord Work as portions whose cost shall be paid by Tenant (“ Tenant-Paid Items ”), Tenant shall pay the costs of all such Tenant-Paid Items, plus any applicable state sales or use tax thereon, within 30 days after receipt of written demand together with reasonable documentation sufficient to show, by line-item in the construction budget, all of the elements used to determine such costs. Tenant shall have the right, by written notice to Landlord delivered not later than the date on which Tenant approves the Construction Drawings, to reasonably select the particular brand and model, and reasonably approve the purchase price, of each item of equipment that is a Tenant-Paid Item.

 

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SCHEDULE 1 to EXHIBIT C

 

DESCRIPTION OF CERTAIN ITEMS EXCLUDED FROM THE PLANS

 

1. 400A 480V PANELBOARD

 

2. 400A FEEDER

 

3. 400A 120/208V PANELBOARD

 

4. CABLE TRAY DISTRIBUTION SERVER, LAB & BUILD

 

5. LADDER RACK

 

6. CRAC UNIT POWER & CONNECT 4 TON W/ HUMIDIFIER

 

7. UPS CARTAGE

 

8. GENERATOR CARTAGE

 

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SCHEDULE 2 to EXHIBIT C

 

DESCRIPTION OF BUILDING-STANDARD IMPROVEMENTS

 

Building Standard Features (Office Areas)

 

 
Interior Doors:    8’4” solid core oak door with anodized metal frame.
Suite Doors:    Full-height solid core oak door with wood frame in walnut finish.
Interior Relites:    24” with anodized aluminum frame
Door Hardware:    Corbin/Russwin U.S. 26 bright chrome finish
     Lock set: Corbin L9551
     Passage set: Corbin L9510
Lighting:    18-cell parabolic 2’ x 4’ fixtures with electronic ballasts with silver reflectors and two F-32 T8 bulbs.
Ceiling Tile:    2’ x 2’ Armstrong Cortega tile
Floor Covering:    Carpet: Direct gluedown per EOP Carpet Program standard books (includes Mohawk and Bentley Prince Street)
     Vinyl: Armstrong Standard Echelon Multicolor
Window Covering:    Bali Classic 1” perforated mini-blinds in Raw Umber
Wall Covering:    2 coats standard paint (single color per room)
Base:    4” rubber cove base
Cabinets:    Non-designer plastic laminate with stainless steel sink; 6’ maximum upper and lower

Restroom Materials/Finishes

Lighting:    Indirect recessed lighting with 1” cell parabolic lens over sink and 2’ x 2’ fixtures with two F-16 T8 bulbs
Floor Covering:    12” x 12” porcelain tile
Wall Covering:    2 coats standard paint
Plumbing Hardware:    Sinks: Chicago autofaucets
     Urinals: Zurn autoflushes
Countertop:    Cardinal granite with ceramic sinks

 

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EXHIBIT D

COMMENCEMENT LETTER

(EXAMPLE)

 

Date

 

 


Tenant

 

 


Address

 

 


   

 


   

 


 

Re:     Commencement Letter with respect to that certain Lease dated as of the          day of                  , 2004, by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company, as Landlord, and drugstore.com, inc., a Delaware corporation as Tenant, for                  rentable square feet on the 12 th , 14 th and 15 th floors of the Building located at 411 108 th Avenue NE, Bellevue, Washington 98004, and commonly known as One Bellevue Center.

 

Dear                      :

 

In accordance with the terms and conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees:

 

  1. The Commencement Date of the Lease is                          ;

 

  2. The Termination Date of the Lease is                          .

 

Please acknowledge your acceptance of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement Letter in the space provided and returning 2 fully executed counterparts to my attention.

 

Sincerely,

 

EOP-NORTHWEST PROPERTIES, L.L.C.,

a Delaware limited liability company

 


Authorized Signatory

 

Agreed and Accepted:

 

Tenant:

   drugstore.com, inc., a Delaware corporation
By:   

 


Name:   

 


Title:   

 


Date:   

 


 

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EXHIBIT E

 

BUILDING RULES AND REGULATIONS

 

This Exhibit is attached to and made a part of the Lease (the “ Lease ”) by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company (“Landlord”), and DRUGSTORE.COM, INC., a Delaware corporation (“Tenant”), for space in the Building located at 411 108 th Avenue NE, Bellevue, Washington 98004 commonly known as One Bellevue Center. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease.

 

The following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking facilities (if any), the Property and the appurtenances. In the event of a conflict between the following rules and regulations and the other terms of the Lease, the other terms of the Lease shall control. Capitalized terms have the same meaning as defined in the Lease.

 

1. Sidewalks, doorways, vestibules, halls, stairways and other similar areas in Common Areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and egress to and from the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those areas. Following written notice from Landlord that Tenant’s employees have been loitering in Common Areas or elsewhere about the Building or Property, Tenant shall use reasonable efforts to prevent such loitering.

 

2. Plumbing fixtures and appliances shall be used only for the purposes for which designed and no sweepings, rubbish, rags or other unsuitable material shall be thrown or placed in the fixtures or appliances. Damage resulting to fixtures or appliances by Tenant, its agents, employees or invitees shall be paid for by Tenant and Landlord shall not be responsible for the damage.

 

3. No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except those of such color, size, style and in such places as are first approved in writing by Landlord. All tenant identification and suite numbers at the entrance to the Premises shall be installed by Landlord, at Tenant’s cost and expense, using the standard graphics for the Building. Notwithstanding the forgoing, Landlord shall, at Landlord’s expense, provide Tenant with Building-standard signage in the Building lobby, in the applicable floor elevator lobbies, and on the door of the main entrance to the Premises. In addition, on any floor whose entire rentable square footage is included in the Premises, Landlord shall, upon Tenant’s written request and at Tenant’s sole expense, install elevator lobby signage satisfying Tenant’s specifications (subject to Landlord’s approval, which shall not be unreasonably withheld, conditioned or delayed). Except in connection with the hanging of lightweight whiteboards, bulletin boards, pictures and wall decorations, no other nails, hooks or screws shall be inserted into any part of the Premises or Building except by the Building maintenance personnel without Landlord’s prior approval, which approval shall not be unreasonably withheld.

 

4. Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or other directory device listing tenants and no other directory shall be permitted unless previously consented to by Landlord in writing.

 

5. Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld, and Landlord shall have the right at all times to retain and, subject to Section 10 of the Lease, use keys or other access codes or devices to all locks within and into the Premises. A reasonable number (not less than the number of Tenant’s employees) of access cards and keys to the locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Landlord’s cost on or before the Commencement Date. Any replacement access cards or keys shall be provided at Tenant’s expense (which shall not exceed Landlord’s actual cost). Tenant shall not make any duplicate access cards or keys. All access cards and keys shall remain the property of Landlord and shall be returned to Landlord at the expiration or early termination of the Lease.

 

6. All contractors, contractor’s representatives and installation technicians performing work in the Building shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time.

 

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7. Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators, stairways, lobby areas or loading dock areas, shall be restricted to hours reasonably designated by Landlord; provided, however, that Landlord shall not restrict such movement to hours other than Building Service Hours except to the extent that such movement during Building Service Hours would unreasonably interfere with the use and occupancy of other tenants of the Building. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity, which approval shall not be unreasonably withheld. If approved by Landlord, the activity shall be under the supervision of Landlord and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting from the activity. If equipment, property, or personnel of Landlord or of any other party is damaged or injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage, loss or injury.

 

8. Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises, which approval shall not be unreasonably withheld. Damage to the Building by the installation, maintenance, operation, existence or removal of Tenant’s Property shall be repaired at Tenant’s sole expense.

 

9. Corridor doors, when not in use, shall be kept closed.

 

10. Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any material way with other tenants or persons having business with them; (2) solicit business or distribute or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the Building that might, in Landlord’s sole opinion, constitute a nuisance.

 

11. No animals, except those assisting handicapped persons, shall be brought into the Building or kept in or about the Premises.

 

12. No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building or about the Property, except for those substances as are typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. Tenant shall not, without Landlord’s prior written consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall remain solely liable for the costs of abatement and removal of any such materials introduced to the Property by Tenant.

 

13. Tenant shall not use or occupy the Premises in any manner that constitutes or causes a nuisance or waste. Tenant shall not use, or permit any part of the Premises to be used for lodging, sleeping or for any illegal purpose.

 

14. Tenant shall not take any action which, to Tenant’s knowledge, would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute with the workforce or trades engaged by Landlord or other tenants in performing work, labor or services at the Property (“ Labor Disruption ”). Tenant shall take all reasonable actions necessary to resolve the Labor Disruption and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties nor shall the Commencement Date of the Term be extended as a result of the above actions.

 

15. Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that would overload the electrical system beyond its capacity for proper, efficient and safe operation as reasonably determined by Landlord;

 

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provided, however, that Landlord acknowledges that the electrical equipment, if any, specifically shown or described in the Plans shall not be deemed to violate this rule so long as it is operated in compliance with Section 7.02 of the Lease. Except as provided in Section 7.04 of the Lease, Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electric or gas heating devices, without Landlord’s prior written consent. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building.

 

16. Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant’s employees and invitees.

 

17. Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord. Notwithstanding the foregoing, bicycles may be stored in the Premises provided they are transported to and from the Premises through the freight elevator.

 

18. Landlord may from time to time adopt systems and procedures for the security and safety of the Building and Property, its occupants, entry, use and contents. Tenant, its agents, employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures.

 

19. Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the reputation of the Building or its desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately.

 

20. Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall have the right to designate the Building (including the Premises) as a non-smoking building.

 

21. Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform exterior appearance. Tenant shall endeavor to ensure that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun.

 

22. Deliveries to and from the Premises shall be made only at the times in the areas and through the entrances and exits reasonably designated by Landlord. Tenant shall not make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use that is inconsistent with good business practice.

 

23. The work of cleaning personnel shall not be hindered by Tenant after 5:30 P . M ., and cleaning work may be done at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time; provided, however, that no such cleaning (other than the cleaning of exterior windows) shall occur before 5:00 p.m. on Business Days without reasonable prior written or oral notice to Tenant or without reasonable efforts to minimize interference with Tenant’s business operations. Tenant shall use reasonable efforts to provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service.

 

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EXHIBIT F

 

ADDITIONAL PROVISIONS

 

This Exhibit is attached to and made a part of the Lease (the “ Lease ”) by and between EOP-NORTHWEST PROPERTIES, L.L.C., a Delaware limited liability company (“Landlord”), and DRUGSTORE.COM, INC., a Delaware corporation (“Tenant”), for space in the Building located at 411 108 th Avenue NE, Bellevue, Washington 98004 commonly known as One Bellevue Center. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease.

 

1. LETTER OF CREDIT

 

  A. General Provisions . Not later than October 1, 2004, Tenant shall deliver to Landlord, as collateral for the full performance by Tenant of all of its obligations under this Lease and for all losses and damages Landlord may suffer as a result of Tenant’s Default , a standby, unconditional, irrevocable, transferable letter of credit (the “ Letter of Credit ”) in the form of Exhibit G attached to the Lease and containing the terms required herein, in the face amount of $ 541,347.24 (the “ Letter of Credit Amount ”), naming Landlord as beneficiary, issued (or confirmed) by a financial institution acceptable to Landlord in Landlord’s reasonable discretion, permitting multiple and partial draws thereon, and otherwise in form acceptable to Landlord in its reasonable discretion. Except as otherwise provided in subparagraphs (g) below, Tenant shall cause the Letter of Credit to be continuously maintained in effect (whether through replacement, renewal or extension) in the Letter of Credit Amount through the date (the “ Final LC Expiration Date ”) that is 120 days after the scheduled expiration date of the Term or any renewal Term. If the Letter of Credit held by Landlord expires earlier than the Final LC Expiration Date (whether by reason of a stated expiration date or a notice of termination or non-renewal given by the issuing bank), Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to Landlord not later than 45 days prior to the expiration date of the Letter of Credit then held by Landlord. Any renewal or replacement Letter of Credit shall comply with all of the provisions of this Section I, shall be irrevocable, transferable and shall remain in effect (or be automatically renewable) through the Final LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole discretion. Notwithstanding anything else in the Lease to the contrary, any failure by Tenant to timely deliver the Letter of Credit to Landlord as required under this subparagraph A which continues for more than 2 Business Days after written notice from Landlord shall be an immediate Default.

 

  B. Drawings under Letter of Credit . Upon a Default or as otherwise specifically agreed to by Landlord and Tenant in writing pursuant to this Lease or any amendment thereto, Landlord may, without prejudice to any other remedy provided in this Lease or by law, draw on the Letter of Credit and use all or part of the proceeds to (i) satisfy any amounts then due to Landlord from Tenant, and (ii) satisfy any other damage, injury, expense or liability caused by such Default. In addition, if Tenant fails to furnish such renewal or replacement at least 45 days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of Credit and hold the proceeds thereof (and such proceeds need not be segregated) in accordance with the terms of this Section 1.

 

  C. Use of Proceeds by Landlord . The proceeds of the Letter of Credit shall constitute Landlord’s sole and separate property (and not Tenant’s property or the property of Tenant’s bankruptcy estate) and Landlord may immediately upon any draw (and without notice to Tenant) apply or offset the proceeds of the Letter of Credit: (i) against any Rent payable by Tenant under this Lease that is not paid when due; (ii) against all losses and damages that Landlord has suffered as a result of Tenant’s Default; and (iii) against any other reasonable amount that Landlord spends by reason of Tenant’s Default. Provided Tenant has performed all of its obligations under this Lease, Landlord agrees to pay to Tenant within 45 days after the Final LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied as allowed above; provided, that if prior to the Final LC Expiration Date a voluntary petition is filed by Tenant or any Guarantor, or an involuntary petition is filed against Tenant or any Guarantor by any of Tenant’s or Guarantor’s creditors, under the Federal Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of Credit proceeds until either all preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed, in each case pursuant to a final court order not subject to appeal or any stay pending appeal.

 

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  D. Additional Covenants of Tenant . If, as result of any application or use by Landlord of all or any part of the Letter of Credit, the amount of the Letter of Credit shall be less than the Letter of Credit Amount, Tenant shall, within 5 Business Days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency (or a replacement letter of credit in the total Letter of Credit Amount), and any such additional (or replacement) letter of credit shall comply with all of the provisions of this Section 1 of Exhibit F, and if Tenant fails to comply with the foregoing for more than 5 Business Days after written notice from Landlord, then, notwithstanding anything to the contrary contained in this Lease, the same shall constitute an immediate Default by Tenant. Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance.

 

  E. Nature of Letter of Credit . Landlord and Tenant (1) acknowledge and agree that in no event or circumstance shall the Letter of Credit or any renewal thereof or substitute therefor or any proceeds thereof (including the LC Proceeds Account) be deemed to be or treated as a “security deposit” under any Law applicable to security deposits in the commercial context (“ Security Deposit Laws ”), (2) acknowledge and agree that the Letter of Credit (including any renewal thereof or substitute therefor or any proceeds thereof) is not intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and (3) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws.

 

  F. Increase in Letter of Credit Amount . Notwithstanding anything else herein to the contrary, the Letter of Credit Amount shall be increased to $992,469.94 on or before the date occurring 60 days after the Commencement Date, unless, as of the date occurring 45 days after the Commencement Date: (i) no Default has previously occurred under the Lease, and (ii) each of the Applicable Conditions (defined in subparagraph H below) has been satisfied. Any increase in the Letter of Credit Amount shall be accomplished by Tenant providing Landlord with a substitute letter of credit in the increased amount. Notwithstanding anything else in the Lease to the contrary, any failure of Tenant to timely provide such substitute letter of credit as required under this subparagraph F shall, at Landlord’s option, be an immediate Default.

 

  G. Replacement of Letter of Credit with Security Deposit. If, as of the Replacement Date (defined below), no Default then exists, each of the Applicable Conditions has been satisfied, and Tenant has delivered to Landlord a cash Security Deposit in the amount of $105,757.54 , then: (i) the Final LC Expiration Date shall be deemed to be amended to be the Replacement Date; (ii) within ten (10) Business Days following the Replacement Date, Landlord shall return the Letter of Credit to Tenant; and (iii) from and after the Replacement Date, such Security Deposit shall be held by Landlord in accordance with the terms of Section 6 of the Lease and Tenant shall have no further obligation to provide a Letter of Credit under the Lease. As used herein, “ Replacement Date ” means either (a) the first day of the 43rd full calendar month of the initial Term (excluding any Early Possession Period), or (b) such later date as Tenant may select by written notice to Landlord delivered not later than the first day of the 43 rd full calendar month of the initial Term (excluding any Early Possession Period).

 

  H. Definitions .

 

  (i) For purposes hereof, the “ Applicable Conditions ” shall be deemed to have been satisfied as of a certain date only if: (i) Tenant’s Reported Current Ratio (defined below) as of the Prior Reporting Date (defined below) is not less than 1.25:1:00; (ii) Tenant’s Reported Tangible Net Worth (defined below) as of the Prior Reporting Date is equal to or greater than 85% of Tenant’s Reported Tangible Net Worth as of the date occurring one year before the Prior Reporting Date; and (iii) Tenant has provided Landlord with copies of the Applicable Reports (defined below) demonstrating that the conditions set forth in the preceding clauses (i) and (ii) have been satisfied.

 

  (ii) As used herein, “ Tenant’s Reported Current Ratio ” means, with respect to any date, the ratio of Tenant’s current assets to Tenant’s current liabilities, as reported in the Applicable Report for such date.

 

  (iii) As used herein, “ Prior Reporting Date ” means, with respect to any date, the latest date that precedes such date and is the last day of a calendar quarter.

 

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  (iv) As used herein, “ Reported Tangible Net Worth ” means, with respect to any date, the amount by which Tenant’s total assets (as reported in the Applicable Report for such date) exceeds the sum of (a) Tenant’s good will and other intangible assets (each as reported in the Applicable Report for such date), plus (b) Tenant’s total liabilities (as reported in the Applicable Report for such date).

 

  (v) As used herein, “ Applicable Report ” means, with respect to any date, Tenant’s 10K report or 10Q report, as applicable, that was submitted to the SEC for the calendar year or quarter ending on such date (or, if Tenant did not submit such a report to the SEC, then the applicable Substitute Report (defined below)). As used herein, “ Substitute Report ” means, with respect to any 10K or 10Q report described in the preceding sentence that was not submitted by Tenant to the SEC, annual or quarterly financial statements, as applicable, for the period that would have been covered by such 10K or 10Q report, prepared in accordance with generally accepted accounting principles consistently applied and certified in writing by the independent certified public accountant(s) that prepared such financial statements or by another independent certified public accountant selected by Tenant and reasonably acceptable to Landlord.

 

2. PARKING

 

  A. During the Term, Landlord agrees to lease to Tenant , and Tenant shall have the right, but not the obligation, to lease from Landlord, the Applicable Number (defined below) of unreserved parking spaces (collectively, the “ Building Parking Spaces ”) in the Building garage (the “ Building Parking Facility ”) for the use of Tenant and its employees. In addition, Landlord agrees to lease to Tenant (or to cause one or more of its affiliates to lease to Tenant), and Tenant shall have the right, but not the obligation, to lease from Landlord (or one or more of such affiliates), the Supplemental Applicable Number (defined below) of unreserved parking spaces (the “ Supplemental Parking Spaces ,” and together with the Building Parking Spaces, collectively, the “ Spaces ”) in one or more other parking facilities owned by Landlord (or one or more of such affiliates) and located in the Bellevue Central Business District (collectively, the “ Supplemental Parking Facility ”, and together with the Building Parking Facility, collectively, the “ Parking Facility ”). As used herein, “ Applicable Number ” shall mean the largest whole number not exceeding the number obtained by dividing the Rentable Square Footage of the Premises by 500 rentable square feet. As used herein, “ Supplemental Applicable Number ” shall mean the largest whole number not exceeding the number obtained by dividing the Rentable Square Footage of the Premises by 1,000 rentable square feet. No deductions or allowances shall be made for days when Tenant or any of its employees does not utilize the Parking Facility or for Tenant utilizing less than all of the Spaces. Tenant shall not have the right to lease or otherwise use more than the number of reserved and unreserved Spaces set forth above. As used in this Exhibit F , “ Bellevue Central Business District ” shall mean the area bounded by the following streets: Main Street; Bellevue Way; N.E. 10 th Street; and 112 th Avenue N.E; provided, however, that the Bellevue Central Business District shall be deemed to exclude the building commonly known as Plaza East and located at 11100 NE 8 th Street and the building commonly known as the Main Street Building and located at 11040 Main Street.

 

  B. Tenant shall pay to Landlord, as Additional Rent in accordance with Section 4 of the Lease, for each Parking Space leased by Tenant hereunder, the following amounts for the following portions of the Term: (i) during the first 60 months of the initial Term, the amount of $0.00 per month; (ii) during months 61 through 72 of the initial Term, the amount of $50.00 per month; (iii) during months 73 through 96 of the initial Term, the amount of $85.00 per month, and (iv) during all other portions of the Term, the amount of the prevailing market rate then being charged by Landlord for the Parking Facility, in each case plus applicable sales tax thereon, if any.

 

  C. Except for particular spaces and areas designated by Landlord or its affiliates for reserved parking or for visitor parking, all parking in the Parking Facility shall be on an unreserved, first-come, first-served basis. Landlord shall maintain at least 12 parking spaces as visitor parking spaces, and shall provide Tenant with a 20% discount off the face value of visitor parking stickers.

 

  D. Landlord and its affiliates shall not be responsible for money, jewelry, automobiles or other personal property lost in or stolen from the Parking Facility regardless of whether such loss or theft occurs when the Parking Facility or any areas therein are locked or

 

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otherwise secured. Except as caused by the negligence or willful misconduct of Landlord and without limiting the terms of the preceding sentence, Landlord shall not be liable for any loss, injury or damage to persons using the Parking Facility or automobiles or other property therein, it being agreed that, to the fullest extent permitted by law, the use of the Spaces shall be at the sole risk of Tenant and its employees.

 

  E. Landlord or any of its affiliates shall have the right from time to time to promulgate reasonable rules and regulations regarding the Parking Facility, if any, the Spaces and the use thereof, including, but not limited to, reasonable rules and regulations controlling the flow of traffic to and from various parking areas, the angle and direction of parking and the like. Tenant shall comply with and cause its employees to comply with all such reasonable rules and regulations provided that they do not discriminate against Tenant in favor of any other office tenants of the Building.

 

  F. Tenant shall not store or permit its employees to store any automobiles overnight in the Parking Facility without the prior written consent of Landlord or its affiliates, which shall not be unreasonably withheld, conditioned or delayed. Except for emergency repairs, Tenant and its employees shall not perform any work on any automobiles while located in the Parking Facility or on the Property. If it is necessary for Tenant or its employees to leave an automobile in the Parking Facility overnight, Tenant shall provide Landlord with prior notice thereof designating the license plate number and model of such automobile.

 

  G. Landlord or its affiliates shall have the right to temporarily close the Parking Facility or certain areas therein in order to perform necessary repairs, maintenance and improvements to the Parking Facility or any portion thereof. Landlord shall use commercially reasonable efforts to minimize the impact of any such closure upon the use of the Parking Facility by the tenants of the Building; provided, however, that Landlord shall not be required to pay overtime rates in order to perform such repairs after Business Service Hours. In addition, if, as a result of such closure, any of the Spaces are rendered unavailable to Tenant, Landlord shall, at Landlord’s option, either provide Tenant temporary replacement parking in other reasonable locations in the Parking Facility or provide Tenant a per diem credit against Additional Rent (in the amount of the prevailing market rate then being charged by Landlord for the Parking Facility, plus applicable sales tax thereon, if any) for each day’s loss of use.

 

  H. Except in connection with any Transfer permitted under the Lease, Tenant shall not assign or sublease any of the Spaces without the consent of Landlord.

 

  I. Landlord or any of its affiliates may elect to provide parking cards or keys to control access to the Parking Facility. In such event, Tenant shall be provided with one card or key for each Space that Tenant is leasing hereunder at no cost to Tenant or its employees, provided that Landlord shall have the right to require Tenant or its employees to place a deposit on such access cards or keys and to pay a fee for any lost or damaged cards or keys.

 

  J. Landlord hereby reserves the right to enter into (or cause one or more of its affiliate to enter into) a management agreement or lease with a reputable parking facility operator for all or any portion of the Parking Facility (a “ Parking Facility Operator ”). In such event, Tenant, upon request of Landlord, shall enter into a parking agreement with such Parking Facility Operator and pay such Parking Facility Operator the monthly charge established hereunder, and Landlord and its affiliates shall have no liability for claims arising through acts or omissions of any Parking Facility Operator unless caused by Landlord’s negligence or willful misconduct. It is understood and agreed that the identity of any Parking Facility Operator may change to another reputable parking facility operator from time to time during the Term. In connection therewith, any parking lease or agreement entered into between Tenant and any Parking Facility Operator shall be freely assignable by such Parking Facility Operator or any successors thereto.

 

3. FIRST RENEWAL OPTION

 

  A. Grant of Option; Conditions . Tenant shall have the right to extend the Term (the “ First Renewal Option ”) for one additional period of 5 years commencing on the day following the Termination Date of the initial Term and ending on the 5 th anniversary of the Termination Date (the “ First Renewal Term ”), if:

 

  1. Landlord receives notice of exercise (for purposes of this First Renewal Option, “ Initial Renewal Notice ”) not less than 12 full calendar months prior to the expiration of the initial Term and not more than 15 full calendar months prior to the expiration of the initial Term; and

 

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  2. Tenant is not in Default at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice (as defined below); and

 

  3. Not more than 50% of the Rentable Square Footage of the Premises is sublet (other than pursuant to a Permitted Transfer) at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice; and

 

  4. The Lease has not been assigned (other than pursuant to a Permitted Transfer) prior to the date that Tenant delivers its Initial Renewal Notice or prior to the date Tenant delivers its Binding Notice.

 

  B. Terms Applicable to Premises During First Renewal Term .

 

  1. The initial Base Rent rate per rentable square foot for the Premises during the First Renewal Term shall equal 95% of the Prevailing Market rate (hereinafter defined) per rentable square foot for the Premises. Base Rent during the First Renewal Term shall increase, if at all, in accordance with the increases assumed in the determination of Prevailing Market rate. Base Rent attributable to the Premises shall be payable in monthly installments in accordance with the terms and conditions of Section 4 of the Lease.

 

  2. Tenant shall pay Additional Rent (i.e. Taxes and Expenses) for the Premises during the First Renewal Term in accordance with the provisions of Section 4 of the Lease and Exhibit B to the Lease, and the manner and method in which Tenant reimburses Landlord for Tenant’s share of Taxes and Expenses and the Base Year, if any, applicable to such matter, shall be some of the factors considered in determining the Prevailing Market rate for the First Renewal Term.

 

  C. Initial Procedure for Determining Prevailing Market . Within 30 days after receipt of Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of the applicable Base Rent rate for the Premises for the First Renewal Term. Tenant, within 15 days after the date on which Landlord advises Tenant of the applicable Base Rent rate for the First Renewal Term, shall either (i) give Landlord final binding written notice (for purposes of this First Renewal Option, “Binding Notice ”) of Tenant’s exercise of its First Renewal Option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (for purposes of this First Renewal Option, “ Rejection Notice ”). If Tenant fails to provide Landlord with either a Binding Notice or Rejection Notice within such 15 day period, Tenant’s First Renewal Option shall be null and void and of no further force and effect. If Tenant provides Landlord with a Binding Notice, Landlord and Tenant shall enter into the First Renewal Amendment (as defined below) upon the terms and conditions set forth herein. If Tenant provides Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith to agree upon the Prevailing Market rate for the Premises during the First Renewal Term. Upon agreement, Tenant shall provide Landlord with Binding Notice and Landlord and Tenant shall enter into the First Renewal Amendment in accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within 30 days after the date on which Tenant provides Landlord with a Rejection Notice, Tenant, by written notice to Landlord (for purposes of this First Renewal Option, “ Arbitration Notice ”) within 5 days after the expiration of such 30 day period, shall have the right to have the Prevailing Market rate determined in accordance with the arbitration procedures described in Section D below. If Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within the 30 day period described and Tenant fails to timely exercise its right to arbitrate, Tenant’s First Renewal Option shall be null and void and of no force and effect.

 

  D. Arbitration Procedure .

 

  1. If Tenant provides Landlord with an Arbitration Notice, Landlord and Tenant, within 5 days after the date of the Arbitration Notice, shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the Premises during the First Renewal Term (for purposes of this First Renewal Option, collectively referred to as the “ Estimates ”). If the higher of such Estimates is not more than 105% of the lower of such Estimates, then Prevailing Market rate shall be the average of the two Estimates. If the Prevailing Market rate is not resolved by the exchange of Estimates, then, within 7 days

 

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after the exchange of Estimates, Landlord and Tenant shall each select an appraiser to determine which of the two Estimates most closely reflects the Prevailing Market rate for the Premises during the First Renewal Term. Each appraiser so selected shall be certified as an MAI appraiser or as an ASA appraiser and shall have had at least 5 years experience within the previous 10 years as a real estate appraiser working in the Bellevue Central Business District, with working knowledge of current rental rates and practices. For purposes hereof of this First Renewal Option, an “ MAI ” appraiser means an individual who holds an MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization and designation most similar), and an “ ASA ” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is no successor organization, the organization and designation most similar).

 

  2. Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market rate for the Premises. The Estimate chosen by such appraisers shall be binding on both Landlord and Tenant as the Base Rent rate for the Premises during the First Renewal Term. If either Landlord or Tenant fails to appoint an appraiser within the 7 day period referred to above, the appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two Estimates most closely reflects the Prevailing Market within 20 days after their appointment, then, within 10 days after the expiration of such 20 day period, the two appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser (i.e. arbitrator) has been selected as provided for above, then, as soon thereafter as practicable but in any case within 14 days, the arbitrator shall make his determination of which of the two Estimates most closely reflects the Prevailing Market rate and such Estimate shall be binding on both Landlord and Tenant as the Base Rent rate for the Premises. If the arbitrator believes that expert advice would materially assist him, he may retain one or more qualified persons to provide such expert advice. The parties shall share equally in the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such appraiser, counsel or expert.

 

  3. If the Prevailing Market rate has not been determined by the commencement date of the First Renewal Term, Tenant shall pay Base Rent upon the terms and conditions in effect during the last month of the initial Term for the Premises until such time as the Prevailing Market rate has been determined. Upon such determination, the Base Rent for the Premises shall be retroactively adjusted to the commencement of the First Renewal Term for the Premises. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of such underpayment within 30 days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit such overpayment against the next installment of Base Rent due under the Lease and, to the extent necessary, any subsequent installments, until the entire amount of such overpayment has been credited against Base Rent.

 

  E. First Renewal Amendment . If Tenant is entitled to and properly exercises its First Renewal Option, Landlord shall prepare an amendment (“ First Renewal Amendment ”) to reflect changes in the Base Rent, Term, Termination Date and other appropriate terms. The First Renewal Amendment shall be sent to Tenant within a reasonable time after Landlord’s receipt of the Binding Notice or other written agreement by Landlord and Tenant regarding the Prevailing Market rate, and Tenant shall execute and return the First Renewal Amendment to Landlord within 15 days after Tenant’s receipt of same, but, upon final determination of the Prevailing Market rate applicable during the First Renewal Term as described herein, an otherwise valid exercise of the First Renewal Option shall be fully effective whether or not the First Renewal Amendment is executed.

 

  F. Definition of Prevailing Market . For purposes of this First Renewal Option, “ Prevailing Market ” shall mean the arms length fair market annual rental rate per rentable square foot under renewal leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder for space comparable in size and

 

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quality to the Premises in the Building and office buildings comparable to the Building in the Bellevue Central Business District (provided that any space consisting of not less than a full floor shall be deemed comparable in size to the Premises). The determination of Prevailing Market shall take into account any material economic differences between the terms of this Lease and any comparison lease or amendment, such as rent abatements, construction costs and other concessions (including, without limitation, payment of brokerage commissions) and the manner, if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes. The determination of Prevailing Market shall also take into consideration any reasonably anticipated changes in the Prevailing Market rate from the time such Prevailing Market rate is being determined and the time such Prevailing Market rate will become effective under this Lease.

 

4. SECOND RENEWAL OPTION

 

  A. Grant of Option; Conditions . If Tenant validly exercises its First Renewal Option, Tenant shall have the right to extend the Term (the “ Second Renewal Option ”) for one additional period of 5 years commencing on the day following the expiration date of the First Renewal Term and ending on the 5 th anniversary of such expiration date (the “ Second Renewal Term ”), if:

 

  1. Landlord receives notice of exercise (for purposes of this Second Renewal Option, “ Initial Renewal Notice ”) not less than 12 full calendar months prior to the expiration of the First Renewal Term and not more than 15 full calendar months prior to the expiration of the First Renewal Term; and

 

  2. Tenant is not in Default at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice (as defined below); and

 

  3. Not more than 50% of the Rentable Square Footage of the Premises is sublet (other than pursuant to a Permitted Transfer) at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice; and

 

  4. The Lease has not been assigned (other than pursuant to a Permitted Transfer) prior to the date that Tenant delivers its Initial Renewal Notice or prior to the date Tenant delivers its Binding Notice.

 

  B. Terms Applicable to Premises During Second Renewal Term .

 

  1. The initial Base Rent rate per rentable square foot for the Premises during the Second Renewal Term shall equal 95% of the Prevailing Market rate (hereinafter defined) per rentable square foot for the Premises. Base Rent during the Second Renewal Term shall increase, if at all, in accordance with the increases assumed in the determination of Prevailing Market rate. Base Rent attributable to the Premises shall be payable in monthly installments in accordance with the terms and conditions of Section 4 of the Lease.

 

  2. Tenant shall pay Additional Rent (i.e. Taxes and Expenses) for the Premises during the Second Renewal Term in accordance with the provisions of Section 4 of the Lease and Exhibit B to the Lease, and the manner and method in which Tenant reimburses Landlord for Tenant’s share of Taxes and Expenses and the Base Year, if any, applicable to such matter, shall be some of the factors considered in determining the Prevailing Market rate for the Second Renewal Term.

 

  C. Initial Procedure for Determining Prevailing Market . Within 30 days after receipt of Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of the applicable Base Rent rate for the Premises for the Second Renewal Term. Tenant, within 15 days after the date on which Landlord advises Tenant of the applicable Base Rent rate for the Second Renewal Term, shall either (i) give Landlord final binding written notice (for purposes of this Second Renewal Option, “Binding Notice ”) of Tenant’s exercise of its Second Renewal Option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (for purposes of this Second Renewal Option, “ Rejection Notice ”). If Tenant fails to provide Landlord with either a Binding Notice or Rejection Notice within such 15 day period, Tenant’s Second Renewal Option shall be null and void and of no further force and effect. If Tenant provides Landlord with a Binding Notice, Landlord and Tenant shall enter into the Second Renewal Amendment (as defined below) upon the terms and conditions set forth herein. If Tenant provides

 

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Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith to agree upon the Prevailing Market rate for the Premises during the Second Renewal Term. Upon agreement, Tenant shall provide Landlord with Binding Notice and Landlord and Tenant shall enter into the Second Renewal Amendment in accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within 30 days after the date on which Tenant provides Landlord with a Rejection Notice, Tenant, by written notice to Landlord (for purposes of this Second Renewal Option, “ Arbitration Notice ”) within 5 days after the expiration of such 30 day period, shall have the right to have the Prevailing Market rate determined in accordance with the arbitration procedures described in Section D below. If Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within the 30 day period described and Tenant fails to timely exercise its right to arbitrate, Tenant’s Second Renewal Option shall be null and void and of no force and effect.

 

  D. Arbitration Procedure .

 

  1. If Tenant provides Landlord with an Arbitration Notice, Landlord and Tenant, within 5 days after the date of the Arbitration Notice, shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the Premises during the Second Renewal Term (for purposes of this Second Renewal Option, collectively referred to as the “ Estimates ”). If the higher of such Estimates is not more than 105% of the lower of such Estimates, then Prevailing Market rate shall be the average of the two Estimates. If the Prevailing Market rate is not resolved by the exchange of Estimates, then, within 7 days after the exchange of Estimates, Landlord and Tenant shall each select an appraiser to determine which of the two Estimates most closely reflects the Prevailing Market rate for the Premises during the Second Renewal Term. Each appraiser so selected shall be certified as an MAI appraiser or as an ASA appraiser and shall have had at least 5 years experience within the previous 10 years as a real estate appraiser working in the Bellevue Central Business District, with working knowledge of current rental rates and practices. For purposes hereof of this Second Renewal Option, an “ MAI ” appraiser means an individual who holds an MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event there is no successor organization, the organization and designation most similar), and an “ ASA ” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is no successor organization, the organization and designation most similar).

 

  2. Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market rate for the Premises. The Estimate chosen by such appraisers shall be binding on both Landlord and Tenant as the Base Rent rate for the Premises during the Second Renewal Term. If either Landlord or Tenant fails to appoint an appraiser within the 7 day period referred to above, the appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two Estimates most closely reflects the Prevailing Market within 20 days after their appointment, then, within 10 days after the expiration of such 20 day period, the two appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser (i.e. arbitrator) has been selected as provided for above, then, as soon thereafter as practicable but in any case within 14 days, the arbitrator shall make his determination of which of the two Estimates most closely reflects the Prevailing Market rate and such Estimate shall be binding on both Landlord and Tenant as the Base Rent rate for the Premises. If the arbitrator believes that expert advice would materially assist him, he may retain one or more qualified persons to provide such expert advice. The parties shall share equally in the costs of the arbitrator and of any experts retained by the arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such appraiser, counsel or expert.

 

  3. If the Prevailing Market rate has not been determined by the commencement date of the Second Renewal Term, Tenant shall pay Base Rent upon the terms and conditions in effect during the last month of the First Renewal Term for the Premises until such time as the Prevailing Market rate has been determined.

 

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    Upon such determination, the Base Rent for the Premises shall be retroactively adjusted to the commencement of the Second Renewal Term for the Premises. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of such underpayment within 30 days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit such overpayment against the next installment of Base Rent due under the Lease and, to the extent necessary, any subsequent installments, until the entire amount of such overpayment has been credited against Base Rent.

 

  E. Second Renewal Amendment . If Tenant is entitled to and properly exercises its Second Renewal Option, Landlord shall prepare an amendment (“ Second Renewal Amendment ”) to reflect changes in the Base Rent, Term, Termination Date and other appropriate terms. The Second Renewal Amendment shall be sent to Tenant within a reasonable time after Landlord’s receipt of the Binding Notice or other written agreement by Landlord and Tenant regarding the Prevailing Market rate, and Tenant shall execute and return the Second Renewal Amendment to Landlord within 15 days after Tenant’s receipt of same, but, upon final determination of the Prevailing Market rate applicable during the Second Renewal Term as described herein, an otherwise valid exercise of the Second Renewal Option shall be fully effective whether or not the Second Renewal Amendment is executed.

 

  F. Definition of Prevailing Market . For purposes of this Second Renewal Option, “ Prevailing Market ” shall mean the arms length fair market annual rental rate per rentable square foot under renewal leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder for space comparable in size and quality to the Premises in the Building and office buildings comparable to the Building in the Bellevue Central Business District (provided that any space consisting of not less than a full floor shall be deemed comparable in size to the Premises). The determination of Prevailing Market shall take into account any material economic differences between the terms of this Lease and any comparison lease or amendment, such as rent abatements, construction costs and other concessions (including, without limitation, payment of brokerage commissions) and the manner, if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes. The determination of Prevailing Market shall also take into consideration any reasonably anticipated changes in the Prevailing Market rate from the time such Prevailing Market rate is being determined and the time such Prevailing Market rate will become effective under this Lease.

 

5. RIGHT OF FIRST OFFER

 

  A. Grant of Option; Conditions . Tenant shall have, commencing on the date on which this Lease is mutually executed and delivered, a continuing right of first offer (the “ Right of First Offer ”) with respect to all of the following space in the Building (the “ Potential Offering Space ”): (i) the 17,766 rentable square feet known as Suite No. 300 and consisting of all of the rentable square footage on the 3rd floor of the Building; (ii) the 17,971 rentable square feet known as Suite No. 1600 and consisting of all of the rentable square footage on the 16 th floor of the Building; and (iii) the 18,107 rentable square feet known as Suite No. 1700 and consisting of all of the rentable square footage on the 17 th floor of the Building. Tenant’s Right of First Offer shall be exercised as follows: at any time on or after the Commencement Date and after Landlord has determined that all or any portion of the Potential Offering Space is Available (as defined below) (but prior to leasing such space to a party other than the existing tenant, if any), Landlord shall advise Tenant (for purposes of this Right of First Offer, the “ Advice ”) of the terms under which Landlord is prepared to lease such space (the “ Offering Space ”) to Tenant for the remainder of the Term, which terms shall reflect the Prevailing Market rate (as defined in subparagraph E below) for the Offering Space as determined reasonably and in good faith by Landlord. The Advice shall be accompanied by a written explanation of Landlord’s determination of the Prevailing Market rate. For purposes hereof, the Offering Space shall be deemed to be “ Available ” as follows: (i) if the Offering Space is under lease to a third party as of the Commencement Date, the Offering Space shall be deemed to be Available when Landlord has determined that such third party will not extend or renew the term of its lease for the Offering Space, or (ii) if the Offering Space is not under lease to a third party as of the Commencement Date, the Offering Space shall be deemed to be Available when Landlord has located a prospective tenant that may be interested in leasing the Offering Space. Tenant may lease the Offering Space in its entirety only, under the terms set forth in the Advice (subject to subparagraph B below), by delivering written notice of exercise to Landlord

 

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(the “ Notice of Exercise ”) within 7 Business Days after the date of the Advice, except that Tenant shall have no such Right of First Offer and Landlord need not provide Tenant with an Advice, if:

 

  1. Tenant is in Default at the time that Landlord would otherwise deliver the Advice; or

 

  2. the Premises, or more than 25% of the rentable square footage thereof, is sublet (other than pursuant to a Permitted Transfer) at the time Landlord would otherwise deliver the Advice; or

 

  3. the Lease has been assigned (other than pursuant to a Permitted Transfer) prior to the date Landlord would otherwise deliver the Advice; or

 

  4. Tenant is not occupying the Premises on the date Landlord would otherwise deliver the Advice; or

 

  5. the Offering Space is not intended for the exclusive use of Tenant during the Term.

 

  B. Terms for Offering Space .

 

  1. The term for the Offering Space shall commence upon the commencement date stated in the Advice and thereupon the Offering Space shall be considered a part of the Premises, provided that all of the terms stated in the Advice shall govern Tenant’s leasing of the Offering Space and only to the extent that they do not conflict with the Advice, the terms and conditions of this Lease shall apply to the Offering Space. Notwithstanding anything in this Section 5 to the contrary, the Advice shall provide that: (a) the term for the Offering Space shall not commence before the Commencement Date and shall be coterminous with the Term for the initial Premises; (b) Tenant shall be permitted to use the Offering Space for the Permitted Use; (c) Tenant’s rights to sublease the Offering Space shall be co-extensive with Tenant’s rights to sublease the initial Premises; and (d) the Offering Space shall be subject to the provisions of Section 2 above without material modification.

 

  2. Tenant shall pay Base Rent and Additional Rent for the Offering Space in accordance with the terms and conditions of the Advice, which terms and conditions shall reflect the Prevailing Market rate for the Offering Space as determined in Landlord’s reasonable, good faith judgment. Upon Tenant’s written request, Landlord shall provide Tenant with copies of any reasonable documentation supporting such judgment that Landlord may possess (other than any information with respect to which Landlord is under a duty of confidentiality to any other party).

 

  3. The Offering Space (including improvements and personalty, if any) shall be accepted by Tenant in its condition and as-built configuration existing on the earlier of the date Tenant takes possession of the Offering Space or as of the date the term for the Offering Space commences, unless the Advice specifies any work to be performed by Landlord in the Offering Space or any allowance for construction of tenant improvements, in which case Landlord shall perform such work in the Offering Space or provide such allowance, in each case in accordance with the terms of the Advice. If Landlord is delayed delivering possession of the Offering Space due to the holdover or unlawful possession of such space by any party, Landlord shall use reasonable efforts to obtain possession of the space, and the commencement of the term for the Offering Space shall be postponed until the date Landlord delivers possession of the Offering Space to Tenant free from occupancy by any party and with any work to be performed by Landlord pursuant to the Advice having been substantially completed substantially in accordance with any applicable plans.

 

  C. Termination of Right of First Offer; Encumbered Offering Space. Notwithstanding anything else herein to the contrary, Tenant’s Right of First Offer shall terminate on the last day of the 72 nd month of the Term (excluding any Early Possession Period). In addition, if Landlord provides Tenant with an Advice for any portion of the Offering Space that contains expansion rights (whether such rights are described as an expansion option, right of first refusal, right of first offer or otherwise) with respect to any other portion of the Offering Space (such other portion of the Offering Space subject to

 

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such expansion rights is referred to herein as the “ Encumbered Offering Space ”) and Tenant does not exercise its Right of First Offer to lease such portion of the Offering Space described in the Advice, Tenant’s Right of First Offer with respect to the Encumbered Offering Space shall be subject and subordinate to all such expansion rights contained in the Advice.

 

  D. Offering Amendment. If Tenant exercises its Right of First Offer, Landlord shall prepare an amendment (the “ Offering Amendment ”) adding the Offering Space to the Premises on the terms set forth in the Advice and reflecting the changes in the Base Rent, Rentable Square Footage of the Premises, Tenant’s Pro Rata Share and other appropriate terms. A copy of the Offering Amendment shall be sent to Tenant within a reasonable time after Landlord’s receipt of the Notice of Exercise executed by Tenant, and Tenant shall execute and return the Offering Amendment to Landlord within a reasonable time (but in any event within 30 days) thereafter, but an otherwise valid exercise of the Right of First Offer shall be fully effective whether or not the Offering Amendment is executed.

 

  E. Definition of Prevailing Market . For purposes of this Right of First Offer provision, “ Prevailing Market ” shall mean the annual rental rate per square foot for space comparable in size and quality to the Offering Space in the Building and office buildings comparable to the Building in the Bellevue Central Business District under leases and renewal and expansion amendments being entered into at or about the time that Prevailing Market is being determined, giving appropriate consideration to tenant concessions, brokerage commissions, tenant improvement allowances, existing improvements in the space in question, and the method of allocating operating expenses and taxes (provided that any space consisting of not less than a full floor shall be deemed comparable in size to the Premises). Notwithstanding the foregoing, space leased under any of the following circumstances shall not be considered to be comparable for purposes hereof: (i) the lease term is for less than the lease term of the Offering Space, (ii) the space is encumbered by the option rights of another tenant, or (iii) the space has a lack of windows and/or an awkward or unusual shape or configuration. The foregoing is not intended to be an exclusive list of space that will not be considered to be comparable.

 

  F. Subordination . Notwithstanding anything herein to the contrary, Tenant’s Right of First Offer is subject and subordinate to the following rights of possession or expansion (whether such rights of expansion are designated as a right of first offer, right of first refusal, expansion option or otherwise) of the following tenants of the Building under the following lease agreements: (a) certain rights of possession or expansion of Salomon Smith Barney, Inc., a Delaware corporation (or its successor thereto), with respect to the 16 th floor of the Building, pursuant to that certain lease agreement dated as of July 5, 1983 (as amended to date), as more fully set forth in such lease agreement; and (b) certain rights of possession or expansion of Parametrix, Inc., a Washington corporation, with respect to the 16 th and 17 th floors of the Building, pursuant to that certain lease agreement dated as of January 8, 2004 (as amended to date), as more fully set forth in such lease agreement.

 

  G. Reinstatement of Right of First Offer With Respect to Third Floor . If Tenant becomes entitled to exercise its Right of First Offer with respect to any Offering Space located on the 3 rd floor of the Building (a “ Third Floor Offering Space ”) based on an Advice delivered by Landlord, but fails to provide Landlord with a Notice of Exercise within the 7-Business-Day period provided in Section 5.A above, then, subject to Section 5.C above, Tenant shall once again have a Right of First Offer with respect to such Third Floor Offering Space if Landlord proposes to lease such Third Floor Offering Space to a prospective tenant on terms that are substantially more favorable to such prospective tenant than those set forth in the Advice. For purposes hereof, the terms offered to such a prospective tenant (the “ Proposed Terms ”) shall not be deemed to be substantially more favorable than those set forth in the Advice unless the “bottom line” cost per rentable square foot of the Third Floor Offering Space to such prospective tenant under the Proposed Terms is less than 90% of the “bottom line” cost per rentable square foot of the Third Floor Offering Space to Tenant under the Advice. For purposes hereof, the “bottom line” cost per rentable square foot of the Third Floor Offering Space under either such deal shall be determined taking into account all of the economic terms of such deal, including, without limitation, the length of the term, the net rent, any tax or expense escalation or other financial escalation, and any financial concessions, but excluding any right to extend the term or any right to expand the leased premises (whether in the form of an expansion option, a right of first offer or refusal, or any similar right). Without limiting the foregoing, if the two deals specify different base years, or if one deal

 

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specifies a base year and the other does not, then, in determining the “bottom line” cost per rentable square foot of the Third Floor Offering Space under each deal, the parties shall take into account the aggregate amount of expenses and taxes (on a per-rentable-square-foot basis), or the amount of any escalations thereof, that the tenant would or would not be required to pay thereunder, as estimated in good faith by Landlord.

 

6. SUNSET NORTH SUBLEASE

 

Notwithstanding anything in the Lease to the contrary, the Lease is contingent upon: (a) Landlord and Tenant, with the written consent of Boeing (as defined below) and Master Landlord (as defined below), contemporaneously with the mutual execution and delivery of the Lease, mutually executing and delivering: (i) an Assignment and Assumption of Sublease (the “ Assignment of Sunset North Sublease ”), pursuant to which, among other things, Tenant shall assign to Landlord, and Landlord shall assume, certain rights and obligations of Tenant as subtenant under the Sunset North Sublease (defined below); and (ii) a Sub-Sublease Agreement (the “ Sunset North Sub-Sublease ”), pursuant to which Landlord shall sub-sublease to Tenant, and Tenant shall sub-sublease from Landlord, the Sunset North Subleased Premises (defined below); and (b) Landlord, Tenant, The Boeing Corporation, a Delaware corporation (“ Boeing ”), and Bellevue Goldwell Associates LLC, a Delaware limited liability company (“ Master Landlord ”), on or before the Contingency Date, entering into a Consent to Assignment and Assumption of Sublease and Consent to Sub-Sublease (the “ Consent ”), pursuant to which, among other things, Boeing, as sublandlord under the Sunset North Sublease, and Master Landlord, as landlord under the Sunset North Master Lease (defined below), shall each consent to the Assignment of Sunset North Sublease and to the Sunset North Sub-Sublease. If the Assignment of Sunset North Sublease, the Sunset North Sub-Sublease, and the Consent (collectively, the “ Sunset North Agreements ”) are not mutually executed and delivered by Landlord and Tenant (and, to the extent applicable, executed and delivered to Landlord and Tenant by Boeing and Master Landlord), contemporaneously with the mutual execution and delivery of the Lease between Landlord and Tenant, then either Landlord or Tenant may terminate the Lease by providing written notice thereof to the other party on or before the earlier of (i) five (5) days after the Contingency Date, or (ii) the full execution and delivery to Landlord and Tenant of the Sunset North Agreements, whereupon the Lease shall be null and void and of no force or effect. As used herein, “ Sunset North Sublease ” means that certain Sublease Agreement dated as of January 29, 1999, between Boeing, as sublandlord, and Tenant, as subtenant, relating to certain premises (the “ Sunset North Subleased Premises ”) consisting of approximately 55,836 rentable square feet located on the 3 rd and 4 th floors of the building located at 13920 Southeast Eastgate Way, Bellevue, Washington, and commonly known as “Sunset Corporate Campus Building II” (the “ Sunset North II Building ”). As used herein, “ Sunset North Master Lease ” means that certain Office Lease Agreement, dated as of September 30, 1997, between Obiyashi Corporation, a Japan corporation, as landlord (and as predecessor in interest to Master Landlord), and Boeing, as tenant, relating to certain premises consisting of approximately 93,539 rentable square feet located on the 2 nd , 3 rd and 4 th floors of the Sunset North II Building, a portion of which consists of the Sunset North Subleased Premises.

 

7. ANTENNA/DISH

 

  A. Tenant shall have the right, in consideration for payments of the Applicable Monthly Amount (defined below) per month (the “ Dish/Antenna Payments ”), to lease space on the roof of the Building for the purpose of installing (in accordance with Section 9.03 of the Lease), operating and maintaining the Applicable Number (defined below) of 24-inch dish/antennae or other communication devices approved by the Landlord (individually or collectively as the context may require, the “ Dish/Antenna ”). As used herein, “ Applicable Number ” means one (1), unless Landlord, upon Tenant’s written request and in Landlord’s sole and absolute discretion, agrees in writing that the Applicable Number shall be greater than one (1), in which event the Applicable Number shall be such greater number. As used herein, “ Applicable Monthly Amount ” means: (a) with respect to the first Dish/Antenna installed, operated and maintained by Tenant pursuant to this Section 7, the amount of $0.00 per month, and (b) with respect to each of any additional Dishes/Antennae that Tenant may install, operate and maintain pursuant to this Section 7, the prevailing market monthly rate, as determined by Landlord in its sole good faith discretion from time to time, plus any taxes thereon. The Dish/Antenna Payments, if any, shall constitute Additional Rent under the terms of the Lease and Tenant shall be required to make these payments in strict compliance with the terms of Section 4 of the Lease. The exact location of the space on the roof to be leased by Tenant shall be designated by Landlord and shall not exceed 9 square feet per Dish/Antenna (the “ Roof Space ”). Landlord reserves the right to relocate the Roof Space as reasonably necessary during the Term. Landlord’s designation shall take into

 

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account Tenant’s use of the Dish/Antenna. Notwithstanding the foregoing, Tenant’s right to install the Dish/Antenna shall be subject to the approval rights of Landlord and Landlord’s architect and/or engineer with respect to the plans and specifications of the Dish/Antenna, the manner in which the Dish/Antenna is attached to the roof of the Building and the manner in which any cables are run to and from the Dish/Antenna. The Dish/Antenna must be tagged with weatherproof labels showing manufacturer, model, frequency range, and name of Tenant. In addition, the cable between the Dish/Antenna and Tenant’s suite must be tagged in the telecom closet on each floor with a label showing Tenant’s name, phone number and suite number. The precise specifications and a general description of the Dish/Antenna along with all documents Landlord reasonably requires to review the installation of the Dish/Antenna (the “ Plans and Specifications ”) shall be submitted to Landlord for Landlord’s written approval no later than 20 days before Tenant commences to install the Dish/Antenna. Tenant shall be solely responsible for obtaining all necessary governmental and regulatory approvals and for the cost of installing, operating, maintaining and removing the Dish/Antenna. Tenant shall notify Landlord upon completion of the installation of the Dish/Antenna. If Landlord determines that the Dish/Antenna equipment does not comply with the approved Plans and Specifications, that the Building has been damaged during installation of the Dish/Antenna or that the installation was defective, Landlord shall notify Tenant of any noncompliance or detected problems and Tenant immediately shall cure the defects. If the Tenant fails to immediately cure the defects, Tenant shall pay to Landlord upon demand the cost, as reasonably determined by Landlord, of correcting any defects and repairing any damage to the Building caused by such installation. If at any time Landlord, in its sole discretion, deems it necessary, Tenant shall provide and install, at Tenant’s sole cost and expense, appropriate aesthetic screening, reasonably satisfactory to Landlord, for the Dish/Antenna (the “ Aesthetic Screening ”).

 

  B. Landlord agrees that Tenant, upon reasonable prior written notice to Landlord, shall have access to the roof of the Building and the Roof Space for the purpose of installing, maintaining, repairing and removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, all of which shall be performed by Tenant or Tenant’s authorized representative or contractors, which shall be approved by Landlord, at Tenant’s sole cost and risk. It is agreed, however, that only authorized engineers, employees or properly authorized contractors of Tenant, FCC (defined below) inspectors, or persons under their direct supervision will be permitted to have access to the roof of the Building and the Roof Space. Tenant further agrees to exercise firm control over the people requiring access to the roof of the Building and the Roof Space in order to keep to a minimum the number of people having access to the roof of the Building and the Roof Space and the frequency of their visits.

 

  C. It is further understood and agreed that the installation, maintenance, operation and removal of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, is not permitted to damage the Building or the roof thereof, or interfere with the use of the Building and roof by Landlord. Tenant agrees to be responsible for any damage caused to the roof or any other part of the Building, which may be caused by Tenant or any of its agents or representatives.

 

  D. Tenant agrees to install only equipment of types and frequencies which will not cause unreasonable interference to Landlord or existing tenants of the Building. In the event Tenant’s equipment causes such interference, Tenant will change the frequency on which it transmits and/or receives and take any other steps necessary to eliminate the interference. If, in Landlord’s reasonable judgment, said interference cannot be eliminated within a reasonable period of time without removing the Dish/Antenna from the Roof Space, then, promptly upon Landlord’s request, Tenant shall remove the Dish/Antenna from the Roof Space.

 

  E. Tenant shall, at its sole cost and expense, and at its sole risk, install, operate and maintain the Dish/Antenna in a good and workmanlike manner, and in compliance with all Building, electric, communication, and safety codes, ordinances, standards, regulations and requirements, now in effect or hereafter promulgated, of the Federal Government, including, without limitation, the Federal Communications Commission (the “ FCC ”), the Federal Aviation Administration (“ FAA ”) or any successor agency of either the FCC or FAA having jurisdiction over radio or telecommunications, and of the state, city and county in which the Building is located. Under this Lease, the Landlord and its agents assume no responsibility for the licensing, operation and/or maintenance of Tenant’s equipment. Tenant has the responsibility of carrying out the terms of its FCC license in all respects. The Dish/Antenna shall be connected to Landlord’s power supply in strict compliance with all applicable Building, electrical, fire and safety codes. Neither

 

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Landlord nor its agents shall be liable to Tenant for any stoppages or shortages of electrical power furnished to the Dish/Antenna or the Roof Space because of any act, omission or requirement of the public utility serving the Building, or the act or omission of any other tenant, invitee or licensee or their respective agents, employees or contractors, or for any other cause beyond the reasonable control of Landlord, and Tenant shall not be entitled to any rental abatement for any such stoppage or shortage of electrical power. Neither Landlord nor its agents shall have any responsibility or liability for the conduct or safety of any of Tenant’s representatives, repair, maintenance and engineering personnel while in or on any part of the Building or the Roof Space.

 

  F. The Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, shall remain the personal property of Tenant, and shall be removed by Tenant at its own expense at the expiration or earlier termination of this Lease or Tenant’s right to possession hereunder. Tenant shall repair any damage caused by such removal, including the patching of any holes to match, as closely as possible, the color surrounding the area where the equipment and appurtenances were attached. Tenant agrees to maintain all of the Tenant’s equipment placed on or about the roof or in any other part of the Building in proper operating condition and maintain same in satisfactory condition as to appearance and safety in Landlord’s sole discretion. Such maintenance and operation shall be performed in a manner to avoid any interference with any other tenants or Landlord. Tenant agrees that at all times during the Term, it will keep the roof of the Building and the Roof Space free of all trash or waste materials produced by Tenant or Tenant’s agents, employees or contractors.

 

  G. In light of the specialized nature of the Dish/Antenna, Tenant shall be permitted to utilize the services of its choice for installation, operation, removal and repair of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, subject to the reasonable approval of Landlord. Notwithstanding the foregoing, Tenant must provide Landlord with prior written notice of any such installation, removal or repair and coordinate such work with Landlord in order to avoid voiding or otherwise adversely affecting any warranties granted to Landlord with respect to the roof. If necessary, Tenant, at its sole cost and expense, shall retain any contractor having a then existing warranty in effect on the roof to perform such work (to the extent that it involves the roof), or, at Tenant’s option, to perform such work in conjunction with Tenant’s contractor. In the event the Landlord contemplates roof repairs that could affect Tenant’s Dish/Antenna, or which may result in an interruption of the Tenant’s telecommunication service, Landlord shall formally notify Tenant at least 30 days in advance (except in cases of an emergency) prior to the commencement of such contemplated work in order to allow Tenant to make other arrangements for such service.

 

  H. Tenant shall not allow any provider of telecommunication, video, data or related services (“ Communication Services ”) to locate any equipment on the roof of the Building or in the Roof Space for any purpose whatsoever, nor may Tenant use the Roof Space and/or Dish/Antenna to provide Communication Services to an unaffiliated tenant, occupant or licensee of another building, or to facilitate the provision of Communication Services on behalf of another Communication Services provider to an unaffiliated tenant, occupant or licensee of the Building or any other building.

 

  I. Tenant acknowledges that Landlord may at some time establish a standard license agreement (the “ License Agreement ”) with respect to the use of roof space by tenants of the Building. Tenant, upon request of Landlord, shall enter into such License Agreement with Landlord provided that such agreement does not materially alter the rights or obligations of Tenant hereunder with respect to the Roof Space.

 

  J. Tenant specifically acknowledges and agrees that the terms and conditions of Section 13 of the Lease shall apply with full force and effect to the Roof Space and any other portions of the roof accessed or utilized by Tenant, its representatives, agents, employees or contractors.

 

  K. If Tenant defaults under any of the terms and conditions of this Section 7 or the Lease, and Tenant fails to cure said default within the time allowed by Section 18 of the Lease, Landlord shall be permitted to exercise all remedies provided under the terms of the Lease, including removing the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, and restoring the Building and the Roof Space to the condition that existed prior to the installation of the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any. If Landlord removes the Dish/Antenna, the appurtenances and the Aesthetic Screening, if any, as a result of an uncured default, Tenant shall be liable for all costs and expenses Landlord incurs in removing the Dish/Antenna, the

 

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appurtenances and the Aesthetic Screening, if any, and repairing any damage to the Building, the roof of the Building and the Roof Space caused by the installation, operation or maintenance of the Dish/Antenna, the appurtenances, and the Aesthetic Screening, if any.

 

8. EMERGENCY GENERATOR

 

  A. Tenant, subject to Landlord’s review and approval of Tenant’s plans therefore, shall have the right to install a 120-240 kilowatt supplemental generator (the “ Generator ”) to provide emergency additional electrical capacity to the Premises during the Term. The Generator shall be placed in the Building’s parking garage at the location outlined on Exhibit H attached hereto and made a part hereof (the “ Generator Area ”). Notwithstanding the foregoing, Tenant’s right to install the Generator shall be subject to Landlord’s approval of the manner in which the Generator is installed, the manner in which any fuel pipe is installed, the manner in which any ventilation and exhaust systems are installed, the manner in which any cables are run to and from the Generator to the Premises and the measures that will be taken to eliminate any vibrations or sound disturbances from the operation of the Generator, including, without limitation, any 2 hour rated enclosures or sound installation required by applicable Law. Landlord shall have the right to require that Tenant install and maintain a chain-link fence around the Generator that is reasonably acceptable to Landlord. Tenant shall be solely responsible for obtaining all necessary governmental and regulatory approvals and for the cost of installing, operating, maintaining and removing of the Generator. Tenant shall not install or operate the Generator until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses and authorizations necessary for the installation and operation of the Generator. In addition to and without limiting Tenant’s obligations under the Lease, Tenant shall comply with all applicable environmental and fire prevention Laws pertaining to Tenant’s use of the Generator Area. Tenant shall also be responsible for the cost of all utilities consumed in the operation of the Generator. Notwithstanding anything herein to the contrary, if Tenant does not install the Generator on or before April 1, 2006, Tenant shall pay to Landlord the prevailing monthly rate for the parking spaces included (in whole or in part) in the Generator Area for the period commencing on such date and expiring on the date on which such installation occurs. In addition, if, after installing the Generator, Tenant removes the Generator from the Generator Area for more than 90 days for reasons other than the repair and replacement of the Generator, Tenant’s right to install and maintain the Generator and to use the Generator Area shall be null and void; provided, however, that Tenant may cause such right to be reinstated on the terms set forth in this Section 8 upon 90 days’ prior written notice to Landlord.

 

  B. Tenant shall be responsible for assuring that the installation, maintenance, operation and removal of the Generator does not materially damage any portion of the Building or Property, and Tenant shall in any event repair any damage to the Building or Property whatsoever that is caused by such installation, maintenance, operation or removal, except for such wear and tear as would normally result from use of the Generator Area as one or more parking spaces. To the maximum extent permitted by Law, the Generator and all appurtenances in the Generator Area shall be at the sole risk of Tenant, and Landlord shall have no liability to Tenant if the Generator or any appurtenances installations are damaged for any reason; provided, however, that, except as provided in Section 15 of the Lease, Tenant shall not be required to waive any claims against Landlord (other than for loss or damage to Tenant’s business) where such loss or damage is due to the negligence or willful misconduct of Landlord or any Landlord Related Parties. Tenant agrees to be responsible for any damage caused to the Building or Property in connection with the installation, maintenance, operation or removal of the Generator and, in accordance with the terms of Section 13 of the Lease, to indemnify, defend and hold Landlord and the Landlord Related Parties harmless from all liabilities, obligations, damages, penalties, claims, costs, charges and expenses, including, without limitation, reasonable architects’ and attorneys’ fees (if and to the extent permitted by Law), which may be imposed upon, incurred by, or asserted against Landlord or any of the Landlord Related Parties in connection with the installation, maintenance, operation or removal of the Generator, including, witho