1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4859-5159-3286.3 COMPLAINT FOR BREACH OF LEASE LAW OFFICES Allen Matkins Leck Gamble Mallory & Natsis LLP ALLEN MATKINS LECK GAMBLE MALLORY & NATSIS LLP RACHEL M. SANDERS (BAR NO. 258652) STACEY A. VILLAGOMEZ (BAR NO. 317081) 865 South Figueroa Street, Suite 2800 Los Angeles, California 90017-2543 Phone: (213) 622-5555 Fax: (213) 620-8816 E-Mail: rsanders@allenmatkins.com svillagomez@allenmatkins.com Attorneys for Plaintiff COLUMBIA REIT - 650 CALIFORNIA, LLC SUPERIOR COURT OF THE STATE OF CALIFORNIA FOR THE COUNTY OF SAN FRANCISCO COLUMBIA REIT - 650 CALIFORNIA, LLC, a Delaware limited liability company, Plaintiff, vs. TWITTER, INC., a Delaware corporation, and DOES 1 through 10, inclusive, Defendants. Case No. ______________ COMPLAINT FOR BREACH OF CONTRACT ELECTRONICALLY F I L E D Superior Court of California, County of San Francisco 12/29/2022 Clerk of the Court BY: JEFFREY FLORES Deputy Clerk CGC-22-603719 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4859-5159-3286.3 COMPLAINT FOR BREACH OF LEASE LAW OFFICES Allen Matkins Leck Gamble Mallory & Natsis LLP Plaintiff COLUMBIA REIT - 650 CALIFORNIA, LLC, a Delaware limited liability company (“Landlord”), alleges as follows: THE PARTIES 1. Landlord is, and at all times herein mentioned was, a Delaware limited liability company organized and existing under the laws of the State of Delaware and authorized to do business, and doing business, in the County of San Francisco, State of California. 2. Defendant TWITTER, INC. (“Tenant”) is, and at all times herein mentioned was, a Delaware corporation organized and existing under the laws of the State of Delaware and authorized to do business, and doing business, in the County of San Francisco, State of California. 3. The true names and capacities, whether individual, corporate, associate or otherwise of Defendants named as Does 1 – 10, inclusive, are unknown to Landlord at the present time, and Landlord therefore sues said Defendants by such fictitious designations. Landlord shall request leave of court to amend this Complaint to insert the true names and capacities of the fictitiously designated Defendants when the same have been ascertained with particularity. All references in this Complaint to Defendants shall include the specifically named and fictitiously named Defendants unless specified otherwise. 4. Landlord is informed and believes and thereon alleges that each of the Defendants are now, and were at all times mentioned herein, the agent, principal, partner, joint venturer, and/or alter ego of the remaining Defendants, and that all of the acts and conduct herein alleged were performed within the course and scope and in the furtherance of such agency, partnership, joint venture and/or alter ego relationship. JURISDICTION AND VENUE 5. Jurisdiction and venue are appropriate in this Court pursuant to Code of Civil Procedure §§ 392 and 410.10 because the parties to this action conduct business in San Francisco County, the subject contract was to be performed in San Francisco County, and the events that are the subject of this Complaint occurred in San Francisco County. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4859-5159-3286.3 -2- COMPLAINT FOR BREACH OF LEASE LAW OFFICES Allen Matkins Leck Gamble Mallory & Natsis LLP THE LEASE 6. Landlord is the owner of the commercial real property located at 650 California Street, San Francisco, California 94108 (the “Building”). 7. Landlord, as landlord, and Tenant (as successor-in-interest to CrossInstall LLC, a Delaware limited liability company, as successor-in-interest to CrossInstall, Inc., a Delaware corporation), as tenant, are parties to that certain Office Lease (the “Lease”) dated as of September 12, 2017 with respect to the premises located on the 30 th Floor of the Building (the “Premises”). A true and correct copy of the Lease is attached hereto as Exhibit A and is incorporated herein by reference. 8. Tenant, as sublandlord, and non-party Dentsu International Americas, LLC, a Delaware limited liability company (“Subtenant”), as subtenant, are parties to that certain Sublease (the “Sublease”) dated as of October 5, 2022 with respect to a subletting by Subtenant of the entirety of the Premises. A true and correct copy of the Sublease is attached hereto as Exhibit B and is incorporated herein by reference. 9. Landlord, Tenant, and Subtenant are parties to that certain Consent to Sublease Agreement (“Consent to Sublease”) dated as of November 30, 2022 with respect to Landlord’s consent to the Sublease on the terms and conditions contained therein. A true and correct copy of the Consent to Sublease is attached hereto as Exhibit C and is incorporated herein by reference. 10. Pursuant to the Articles 3 and 4 of the Lease, Tenant was required to pay Landlord Rent, as that term is defined in the Lease, on a monthly basis. 11. Tenant has breached the Lease by failing to pay Rent due under the Lease in the amounts required by the Lease. FIRST CAUSE OF ACTION Breach of Contract (Against all Defendants) 12. Landlord refers to and incorporates by reference each and every allegation contained in Paragraphs 1 through 11, inclusive. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4859-5159-3286.3 -3- COMPLAINT FOR BREACH OF LEASE LAW OFFICES Allen Matkins Leck Gamble Mallory & Natsis LLP 13. Landlord and Tenant are parties to the Lease, which is a binding written agreement. 14. At all times herein mentioned, Landlord fully performed its obligations and duties under the Lease, except for those obligations and duties that may have been excused as a result of Tenant’s conduct. 15. Under the Lease, Tenant agreed to pay Landlord Rent as it came due under the Lease. Tenant breached Articles 3 and 4 of the Lease by failing to pay Rent when due under the Lease. 16. On or about December 16, 2022, Landlord caused to be served a Notice of Default (“Default Notice”) stating the amount of Rent due in the estimated sum of $136,260.00 and notifying Tenant that it was in default of the Lease if it failed to pay that sum within five (5) business days after service of the Default Notice. The Default Notice was served on Tenant by overnight Federal Express. A true and correct copy of the Default Notice is attached hereto as Exhibit D 17. More than five (5) business days have elapsed since the service of the Default Notice and Tenant has failed to comply with the requirements thereof on or before the required date. 18. As a direct and proximate result of Tenant’s breaches, Landlord has sustained monetary and other damages in the amount of at least $136,260.00 which amount is in excess of the jurisdictional minimum of this Court, subject to proof at the time of trial. 19. Pursuant to the Lease, Landlord is also entitled to recover from Tenant the expenses incurred by Landlord in this action, including, without limitation, its attorneys’ fees. Landlord seeks recovery of such amounts in this action. PRAYER WHEREFORE, Landlord prays for judgment against Defendants, and each of them, as follows: 1. For damages of at least $136,260.00 according to proof; 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4859-5159-3286.3 -4- COMPLAINT FOR BREACH OF LEASE LAW OFFICES Allen Matkins Leck Gamble Mallory & Natsis LLP 2. For interest on Landlord’s monetary damages; 3. For attorneys’ fees according to proof; 4. For costs of suit incurred herein; and 5. For such other and further relief as the Court may deem just and proper. Dated: December 29, 2022 ALLEN MATKINS LECK GAMBLE MALLORY & NATSIS LLP RACHEL M. SANDERS STACEY A. VILLAGOMEZ By: RACHEL M. SANDERS Attorneys for Plaintiff COLUMBIA REIT - 650 CALIFORNIA, LLC EXHIBIT A EXHIBIT A - PAGE 5 771191. 07/WI .A 174~0~ 00000/8· 16 171p11JIC)\ OFFICE LEASE 650 CALlFO RNIA STREET 650 CALIFORNIA STREET LLC , a Delaware limi1cd liabiliLy company. as Landlord, and CROSSINSTALL, INC.. a Delaware corpora1ion, as Tenant. 650 <:Al II ORl'IA ( Cro~~ln~c .1 11,lnc I EXHIBIT A - PAGE 6 ARTICLE I ARTICLE 2 ARTICLE 3 ARTICLE4 ARTICLE 5 ARTICLE6 ARTICLE 7 ARTICLE 8 ARTICLE 9 ARTICLE 10 ARTICLE 11 ARTICLE 12 ARTICLE 13 ARTICLE 14 ARTICLE 15 ARTICLE 16 ARTICLE 17 ARTICLE 18 ARTICLE 19 ARTI CLE 20 ARTICLE 21 ARTICLE 22 ARTICLE 23 ARTI CLE 24 ARTICLE 25 ARTICLE 26 ARTICLE 27 ARTICLE 28 ARTICLE 29 EXHIBITS TABLE OF' CONTENTS PR EMISES, BUILDING. PR OJECT. AND COMMON AREAS ................................................ .4 LEASE TERM; OPTION TE RM .................................................................................................. 5 BASE RENT ...... .... .... .................................... .... ............. .. ............................................................ 5 ADDI T IONAL RENT ......... ............ ...... .... ............................................. .. .......................... .... ....... 5 USE OF PREMI SES .................................................................................................................... I I SERVICES AND UTILITIES ..................................................................................................... 11 REPAIRS ............. .... .................................................. .. .. ......... .. ...... .... .................................. .. ..... 13 ADDITIONS AND ALTERATIONS .......................................................................................... 13 COVE NANT AGAINST LIENS .................................................................. .... ........................... 15 INS URANCE ....................................................... .... ..................................... .. ............................. 15 DAMAGE AND DESTRUCTION ........................................ ... .. ................................................. 17 NONWAIVER ............................................................................................................................. 18 CONDEMNATION ........................................................... .. ............. .. ......................................... 18 ASSIGNMENT AND SUBLETTING .................. .. ..................................................................... 19 SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES ................... .. ........... .. ............ ... .................. .. ................. ... .. ................... ... .. .............. 22 HOLDING OVER ........................................ .... .......................................................... .... .............. 22 ESTOPPEL CERTIFICAT ES ...................................................................................................... 23 SUBORDINATION .. ........................ .. .................. ... ..................................... ... ............................ 23 DEFAULTS; REMEDIES ...................................... ... .... .................................... .. .. ..................... 24 COVENANT OF QUIET ENJOYMENT .... ..... ... ................................................................... ... .. 25 SECURITY DEPOSIT ................................................................................................................. 26 SUBSTITUTION OF OTH ER PREMlSES ...... ... .. ...................................................................... 29 SIGNS ...... .... .............................. ... .................................................. .. ............. ... .. .. ................. ...... 30 COMPLIANCE WITH LAW ...................... .... ..................................................................... .. .... 30 LAT E CHARGES ....................... .... ..................... ... ................. .. ............... ... ................................ 31 LANDLORD'S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT ............................ 31 ENTRY BY LANDLORD ............................................................................... .... ....... .. .. ............. 31 COMMUNICATI ONS AND CO MPUTER LINES .............................................................. ...... 32 MIS CELLANEOUS PROVISIONS ............................................................................................ 32 A OUTLINE OF PREMISES B TENANT WORK LEn ' ER C FORM OF NOTICE OF LEASE TERM DATES D RULES AND REGULATIONS E FORM OF TENANT'S ESTOPPEL CERTIFICATE F INT EN TIONALLY OMITTED G MARKET RENT ANALYSIS H rORM LETTER OF CREDIT 77119.,_07/Wl.I\ J7 .\504 -00C X)()IK 16 - 17/jmJICJ' (i} 650 CAI II OKl\li\ ICro-.lnmll ln c J EXHIBIT A - PAGE 7 lNOEX Page(s) Abatement Event ..................................................................................................................................................... 17 Above Standard Alterations............................................................. .. ........................ .............................................. 19 Accountant ......................................... .. ............................................ .. .... .. ......................... .................. ..................... 14 ACM ...................................... .. .......................................................... ................... .. .... ............................................... 5 Additional Rent, ........................................................................................................................................... .. ........... 9 Advocate Arbitrators ................................................................................................................................................. 6 Alterations .................................. .. .................................................. . .... ..... ............................................................... 18 Arbitration Agreement ......................................................................................... .. ................................................ .... 6 Bank ........ ................................................................................................................................................................. 3 1 Bank Credit Threat .................................................................................................................................................. 32 Bankruptcy Code ... .. ............................. ..... ........ ......... ............. .... ...................... ...................... .. ...... ........ .. ......... ..... 32 Base .Building ....... .. ........ ......... .............. .. .............................. ... .... .... .... ... ......... .... . .. ................................................ 18 Base Rent ............................................................................................. .. .................................................................... 8 Ba se Taxe !. ............................................................................................................................................................... 13 Ba se Year................................................. .. .. ................. .. ..... ........................... .. ........................................................ 9 Briefs ............................................................................................................ .. .... .. ...... ............................................... 7 Brokers ............................. ................................................. .... ................... .............. ........ ....... .................................. 40 Building ................................................................................................................. .. .................................................. 4 Building Common Ar ca~ ....... ........................................................... .. ....................................................................... 4 Building Hours ................................................................................ .. .. ..... ......... .. ............................ .. .................. .... 15 Building SLructure ....... .......... ...... .................... .. .. ............ .. ... ........ .. ......................... .... ............................................. 17 Building Systems ................................................................................................ .. ................................................... 17 Co rnmon Areas .......................................................................... ......................... ....................................................... 4 Comparable Building s ................... ............................................................................................................................ 4 Co mparable Transactions ....... ...................................................................................... .. ...................... ..................... I Comemplatcd EffecLive Date ...... .. ............. .. ............................................................. .................................. .. ........... 26 Contemplated Transfer Space ................................................................................................................... ............... 26 Cost Pools ................ ....... ..... ......................... ......... ... .......... ....................... .... ..... .... .................................. ............... 13 Credit Rating Threshold ...... ....... .................... ... .. .. ..................................... ...... ............... .. ...... ...... .... .... ........ ... .. ..... 3 1 Direct Expenses .......................... .................................... ..... ..................................... .... ........... .................................. 9 Eligibility Period ........................................ .... ................................................... .. ........................................ .. .. ........ 17 Estimate ..... .. .... ..... ....................................... ...................... .. ... ....................... ......... ............ ............. . .. ...... ............... 13 Es timate Statement .................. ....... .. ....................... .. .... .. .... ........ . .. ..... ....... ......................... ........ ............................ 13 Estimated Excess ... ....... ... ......... ........ ............................... ................ .. .......... .. ............................................ .............. 13 Excess .................................. .. ....................................... .. ......................................................................................... 13 Expen se Y ea r ........................... ........ ............................................... ............... .............. .. .............. .. ... .. ....................... 9 F DIC ...... .... ................... ... .. ... ................. .......... ........ .... .... .................. .............. ................ ........... .. .... .. ... . .. .......... .. ... 33 First Rebuua l ~ ............ .. ..................................................... ........................ ................. ................... .. ........... .. ...... ........ 7 Force Majeure ... ... .. ............................................................................................. .. ... ................................................ 38 Holidayi. ......................................................................................................... .. ........................................................ 15 HVAC ........ .. ........... .. .......................... ........... .. ........ .... ............... .. ............. ... .. .... .................................................... 15 Identification Requin:ments... ......................... .................. ........ .. ................. .... .................................... .. .. ................ 37 Intention to Transfer Notice ............................ ................................ .. ...... ...................................................... .. ......... 25 l ,andlord ............. .. ........................................................................... .. ...................................................................... .. I Landlord Parties .. .. .................................... .. .. .. ..... ............. ....................................................................................... 20 Land lord Repair NoLi cc .... ................................ .. ........ ...................... ... ..................... . .. ............................................ 22 Landlord'!> Initial Statement ....................................................................................................................................... 7 Landlord'i. R eb uttal Statement ............................................................................. ...................................................... 8 L -C .. .. ... .... ............................................................................. .... ....... ....... .. ... . .. ..... .......................... .. ..... ........ ........... 31 L -C Amounl. ... ... .. ........ .. .... ... ............... .. ........................... .... ........... ... ..... .. ..... ..... ..................... ... ..... .. .. .... .... .... .. ..... 31 L-C Expiration Dal e ....... ........... ..................... .................................................................................................. .. ..... 32 L-C Replace ment No ti ce ........... .................. ............................................................................................................ 33 Lease .......................................................................................................................................................... .. .............. I 77119307/ WLA \745().l 00000/8· 16 17/jmJICJ> ( ii ) 650 CAlH ORNl1\ (Cro;; l n>tall. lnc I EXHIBIT A - PAGE 8 Page(s) L ease Com mencemen t Date ......... ,... .... ... . .. ....... .... ..... ... .. ............... ........ ............ ........................ ..... .......................... 5 Lease Expiration Date ...................... ..................... .................................................... ................................................ 5 Lease T erm ................................................................................................................................................................ 5 Lease Year .................. ,......... ................................ .. ................................................................................................... 5 Lines .............. .............. ..... .... .................... .... ..... .... .. ..... .. .. ... ........... ... .................. ... ............... ... .............................. 36 Mail ............................................. .. .. .. ..... ... ... ....................... .. ........ ......................................................................... 39 Market Rent, .............................................................................................................................................................. 6 Net W orth ................................................................... .......... .......... ......................................................................... 27 Ne utral Arbitrator .................................. ......... ................................ ... .. ..................... ............. ......... ........................... 6 Notices ... . .. .......... .. .............. ............... .... ............ ...... ..... ......... .................. .............. ............ ..... .......... ....................... 39 OFAC ................. ..... ........... ................................................... .................................................................................. 42 Operating Expen ses ...................................................... .... ...................................................... ........ ........................... 9 Op ti on Interest Notice ....................... .............................................. ............................................................. ............. 6 O ption Re nt ........................ ..... ............... .. ..... ............... ........ ........ ............................................................................. 6 Op ti on Re nt Noti ce ........................................................................... ......................................................................... 6 Optio n Term .............................................................................................................................................................. 5 Optio n Term Tl Allowance .......................................... ......... ...... ..................... ......................................................... I Orig inal Imrrov ements ... ..... ........................................................ ............. .......................... . .. ........ .. ............. ........... 2 1 Orig inal Tenant ............... .............. ...... ............................................. ..... ............... .. ............. ............ ......... ......... ......... 5 Outside Agreement Date ............................................................................................................................................ 6 Pe rmiued Transferee .............................................................. .................................................................................. 27 Permilled T ransferee Assignee ............ ....... .................................. ....................... .................. .... ..... . .. ............... .. ..... 27 Pre mi ses ........................... .. ..................................................... .. .... ....... .................. .... .... ................... ............ ............. 4 Prohibited Person .............................................................................. .... ................................................................... 42 Project ........................................................................................................................................................................ 4 Project Common Ar eas ............................ ......... ......... ....................... ............................ ..... .................. ...................... 4 Propositio n 13 .......................................................................................................................................................... 12 R ece ivership ............................................................... ...................... ...................................... ......... ........................ 33 Ren ovations .................................................................................................................................................... ......... 41 Re nt ... .................................................................................................................................... .... ..... .... .. ..................... 9 Ruling ................ ........................ .. .. ... ................ .... ......... .... ...... ..... .. ........................... ...... .. ...... .. ..... ,.......... .. .............. 8 Seco nd Rcbuuals ........................... .... ............................................................ ................. ....... .............. ... ............... .... 7 Security Deposi t Laws ............................................................................................................................................. 33 Six Month Period .... .................................................................................................................... .... ......................... 26 Sta tement ................................................................................ .... .... .................. ..... .... ......... ... .. .. .......... .................... 13 Subject Spa ce ..... ..... ........... . .. .. .......... ... .......................................... .. .. .... .... ............................................. .. ... ............ 24 Summary .................. ..... ......... ......... ........................................................................................................................... I Tax Exp cn~es ............................................................................................................ ...................................... ......... 12 Tenant ..... ................. .......... .... .... .. ..... ....... .......... ........ ..... .... ................................. ..... ............................. ..... .... .. ......... I Te nant W ork Leiter ...... ..... ........ .. ...... .... ...................... . .. .......................................... ................................................. 4 Tenant 's Init ial Stat eme nt .......................................................................................................................................... 7 Tenant 's R eb u11al S1a1 emcn 1 ................................................................ ...................................................................... 7 Te nant's Share ............... ....... .. ................................ ,.................. ........ ........... .. ........... . .. .. .......................................... 13 Te nant's S ubk:asing Co sts ..... ........................ ............. ........ ...... ........... .... .... .. .. ......... .. .. .... ......... ..... ........... .............. 25 Transfer Noti ce .......................................................................................................................... .............................. 24 Transfer Premium .................................................................................................................................................... 25 Tran sferee ........ ......... ........................ ..... ........... ............................... ..... ................ ................................. ............ ,..... 24 Tra n sfer~ .......... ..... .................. . .. .... .. ...... ........ ................. .... .............. ..... .. ............ .. ....... ........... ...... ........ ............ ...... 24 Underlying D oc uments ........... ....................................................................................................... .......................... 10 Unu se d 1,-C Proceeds ................. ...................................................... ....... ................................. ............................... 33 77t 19.\.07/ WI /\ '7~504-000 00/8 - t 6-17/jmjlcJ' (iii) 650(/\1 llOKNIA !Crcl\\111; 1.ill l nc.1 EXHIBIT A - PAGE 9 EXHIBIT A - PAGE 10 4. Base Rent (Article 3): Period During Annual Lease Term Base Rent Lease Year I $1,290,3 I 8.00 Lease Year 2 $1,329,027.54 Leasc Year 3 $ 1,368,825.30 Lease Year 4 $1,410,022.20 Lease Year 5 $1,452.307 .32 Lea<;c Year 6 s 1,495,836.12 Lease Year 7 $1,540,764.06 5. Base Year (Article 4 ): 6. Tenant's Share (Article 4 ): 7. Pcrmilled Use (Arti cle 5): 8. Letter of Credit (Article 21 ): 10 Address of Tenant (Section 29.18): I I. Address of Landlord (Sec ti on 29.18): 771191 07/Wli\ '1· 1 ~().I ()00(Xl/8 16 - 17/jmj/CJ> Annual Rental Rate Monthly per Rentable Instal Irnent Sguare Fool of Base Rent $107,526.50 $83.00 $110,752.30 $85.49 $114,068.78 $88.05 $117.501.85 $90.70 $121,025.61 $93.42 $124,653.0 I $96.22 $128.397.01 S99.l I Ca lendar year 20 18. Approximately 3.2494%. General office use consi~tent with a first-class office huilding. $770,000.00. Crosslnstall, Inc. 535 Mission SLrcet #2310 San Francisco, CA 94 I 05 Aucntion: Jeff Marshall, CEO (P ri or lo Lease Commencement Date) and The Premises AuenLion: Jeff Marshall, CEO (After Lease Commencement Date) See Section 29 .18 of the Lca-.c. -2- 650 Ci\LI I ORN Ii\ [Cros; ln stall. ln .: I EXHIBIT A - PAGE 11 12 Broker(s) (Section 29.24 ): Hd loOfficc, In c. and Cushman & Wakefield of California, In c. 13. Parking Pa~ses (Section 29.34 ): One ( I) unreserved valet parking pass for every 5,000 rcntable square feet or the Premises, suhjcct lO Lhi; terms of Section 29.34. 14. Tenant Improvement Allowance (Exhibit B ): $80.00 per rentahlc square feet of the Premises (i.i;., One Million Two Hundred Forty-Three Thousand Six Hundred and 00/ I00 Dollars ($ I ,243,600.00)). 771193.07/Wl.A '7-1504-00000//1 16 17/jffij/Cj\ -.I- 650 CAI.II OR:\IA [Cros~ln11nll.lnc 1 EXHIBIT A - PAGE 12 ARTICLE 1 PREMISES, BUILDING, PROJECT, AND C OMMON AREAS l. l Premises, Building, Pr o ject and Common Ar eas. 1.1. I The Premises. Landlord hereby leases to TenanL and TcnanL hereby leases from Landlord Lhe premises SCL forth in Section 2.2 or the Summary ( Lh e "Premises"). The ouL line or Lhe Premises is sel forth in Exhibit A attached hereto. The parties hereto agree that Lhe lease of Lh c Pr e mi ses is upon and subject to the terms, covenants and conditions herein set fonh, and Tenant covenants as a material part of the consideration for this Lease to keep and perform each and all of !>uch Lerms. covenanLc; and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge Lhat the purpose of Exhibit A is Lo show the approximate location of the Premises in th e "B uilding ," ai; that term is defined in Section 1.1 .2, below, on ly , and such Ex hibit is not meant to consti tute an agreement, representati on or warranty as to the cons Lruction of Lhe Premises, the precise area thereof or the speci fie location of th e "Common Areas," as that term is defined in Section 1.1.3, below, or the elements thereof or of Lhc accessways 10 the Premises or the "Project," as Lhat Lenn is defined in Section 1.1.2, below. Except as specilically set forth in this Lcru.c and in the Tenant Work Letter auached hereto as Exhibit B (the " Tenant Work Lett er"), Tenant shall accept the Premises in their existing, "as i s" condition; provided Lhat Land lord represent~ that all "Building Systems" (as that term is defi ned in Article 7 of this Lease) serving the Premises shall be in good working order upon delivery of the Premises, and Landlord shall not otherwise be obligated to provide or pay for any improvement work or services related to the improvement of the Premi cs, except as expressly set forth herein. Tenant also acknowledges that neither Landlord nor any agent of Landlord ha" made any representation or warranty regarding the condition of the Premises, Lhe Building or the Project or with respect to th e sui tability of any of the foregoing for the conduct of Tenant's business, except as specifically set forth in thi s Lease and the Tenant Work Leiter. The taking ol' possession of the Premises by Tenant sha ll conclusively establish that the Premises and the Building were at such time in good a nd san itary order. condition and repair. Subject to applicable laws and the other provisions of this Lease, and except in the event of an emergency, Tenant shall have access 10 the Building, the Premises and the Common Area!>, other than Common Arca<> requiring access with a Building engineer, twenty-four (24) ho ur s per day, seven (7) days per week, every day of lhe year; provided, however, th at Tenant shall on ly be permitted to hav e access to and use of the parking garage, fr eight elevator, loading dock. mailroom and other limited-access areas of' the Building during the normal operating hours of such portions of the Building. 1.1.2 Th e Building and Th e Project. The Premises arc a pan of the building set forth in Sect ion 2. 1 of the Summary (the "Building"). The Bu il ding is part of an office project curren tl y kn ow n as "650 California Street." The term " Pr oject ," as used in this Lease, sha ll mean (i) the Building and th e Common Areas, (ii) the land (which is improved with landscaping, above ground and subterranean parking facilities and other improvements) upon which the Building and the Common Areas arc located, and (iii) at Landlord's discretion, any additional real property, areas, land, buildings or other improvements added thereto outside of th e Project. I .1.3 Common Area s. Tenant shall have the non-exclusive right Lo use in common wi th other tenants in the Project. and subject to the rules and regulations referred to in Article 5 of this Lease. those portions of the Project which arc provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of the Project designated by Landlord, in its discretion, including certain areas designat ed for th e exc lu sive use of certain tenants, or to be shared by La ndl ord and certain tenants, are co ll cc ti vcly referred Lo hcrcin as the "Common Areas"). The Common Areas sha ll co nsi st of th e "Project Common Areas" and the "Building Common Areas." The term "Project Common Areas," a.'> used in this Lease. shall mean Lhe portion of the Project designated ai. such by Landlord. The te rm "Building Common Areas ." ai. u-.cd in thi<; Lease, shall mean the portions of Lhe Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas arc maintained and operated shall be at the sole discreti on o l' Landlord a nd the use thereof s hall be s ub ject 10 such rules, regu la ti ons and restrictions as Landlord may make from time w time. Land lord rese rv es the right to close temporarily, make alterations or additions to. or change the location of' clements of the Project and the Common Areas. 77 t l 'l\ 07/\ld..A 17 HQ.l 0000(l/8-16 -171J m1 lcJ' 650 CAUi OR"llA [Crosslti;tall . h-.: I EXHIBIT A - PAGE 13 1.1.4 As b estos-Co n ta infog Ma te ri als. Tenant acknowledges and agrees that (i) the Project was constructed at a lime when asbestos was commonly used in construction, (ii) asbestos and asbestos-containing materials (co llcc1ively, " ACM ") may be present at 1he Project, and ( iii ) airborne asbestos fibers may be released and result in a potential health ha1.ard if proper ACM containment, remediation and abatement procedures arc not obi..c rv ed. Except ai.. otherwi se provided in this Lease and 1he Tenant Work Lener, Tenant !'.hall be solely rcspon-;ible for all costs related Ln ACM that arise in connection with Tenant's occupa ncy, use, moditication, alteration or improvement of the Premises. In co nnection with any modifications, alterations or improvements comemplalecl 10 be pe rformed by Tenant in the Pr e mi ses, Tenant (including its co ntractors and other agents) shall co ns ult with Landlo rd and Landlord\ asbestos co nsultant co ncerning appropriate procedures LO be fo ll owed in con n ect ion with ACM prior 10 performing any such work in the Premises. All such work shall be subject IO 1he terms of Ariicle 8 below. During Lhe performance of any such work. Tenant (including its co ntract ors and other age nt s) shall comply with all applicable laws, rules, regulati ons and other gove rnmental requirements, as well as all directives of Landlord and Landlord's asbestos consultant, relating to ACM. Tenant hereby irrevocably appoints Landlord and Landlord's m;besLOs co nsultant as Tenant's attorney- in - fa ct for purposes of s upervising an