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EXHIBIT B
SUNNYVALE BUSINESS CENTER
TENANT WORK LETTER
This Tenant Work Letter (“ Work Letter ”) is an integral part of the Lease dated as of June 28, 2011 (“ Lease ”), by and between CA-
S
UNNYVALE B USINESS C ENTER L IMITED P ARTNERSHIP , a Delaware limited partnership (“ Landlord ”), and T ELE N AV , I NC .
, a Delaware
corporation (“ Tenant ”),
relating to certain Premises described therein, and except where clearly inconsistent or inapplicable, the provisions of
the Lease are incorporated into this Agreement. In the event of any inconsistency between the terms of this Agreement and the Lease, this
Agreement will prevail with respect to any matter arising in connection with the Tenant Improvements. In all other cases, the Lease shall prevail.
Capitalized terms used in this Work Letter not otherwise defined herein shall have the meaning given such terms in the Lease and, without
limiting the foregoing, the following terms shall have the following meanings: “ Tenant Improvements ”
means the initial alterations, additions
and improvements to be constructed by Tenant in the Buildings pursuant to this Work Letter; and “ Tenant Improvement Work ”
means the
construction of the Tenant Improvements, together with any related work (including demolition, but excluding the Landlord’
s Work) that is
necessary to construct the Tenant Improvements.
Landlord and Tenant agree as follows with respect to the Tenant Improvements and Landlord’s Work:
1.1 Allowance .
1.1.1 Initial Allowance . Tenant shall be entitled to a one-time tenant improvement allowance (the “ Initial Allowance ”
)
in the amount of Seven Million Three Hundred Sixty Dollars ($7,000,360.00) (i.e., $40.00 per rentable square foot of the Premises) to be applied
toward the Allowance Items (defined in Section 1.2 below) and allocated among the Buildings as follows (each, as applicable, the “
Building
Allowance ”):
The remainder of the Allowance, equal to $2,300,570.00 (“ Unallocated Allowance ”),
may be applied to any of the Allowance Items,
without regard to any particular Building.
1.1.2 Additional Allowance . Subject to the terms and conditions set forth in this Section 1.1.2
, Tenant shall be entitled
to request an additional one-time tenant improvement allowance (the “ Additional Allowance ”) in an amount not to exceed Six Hundred Forty-
Six Thousand Four Hundred Twenty-
Five Dollars ($646,425.00) pursuant to a written notice delivered to Landlord from time to time, but not
later than the following: with respect to the 920 DeGuigne Building and the 950 DeGuigne Building, the first anniversary of the Lease
Commencement Date; and with respect to the 930 DeGuigne Building, the third anniversary of the Lease Commencement Date. The Initial
Allowance and any Additional Allowance are, collectively, herein referred to as the “ Allowance ”.
In the event Tenant exercises its right to use
all or any portion of the Additional Allowance, the monthly installments of Base Rent payable by Tenant under the Lease shall increase by the
total amount of the Additional Allowance contributed by Landlord amortized on a straight-
line basis over the remaining number of months of the
Initial Lease Term following the disbursement of the Additional Allowance amount pursuant to Tenant’
s request at an interest rate equal to eight
percent (8%) per annum. In no event shall Landlord be obligated to make disbursements for the Tenant Improvement Work applicable to any
particular Building in a total amount which exceeds the Building Allowance applicable to such Building as provided in Section 1.1.1
above,
except to the extent of any remaining Unallocated Allowance; and, further, in no event shall the total amount that Landlord is obligated to
disburse for the Tenant Improvement Work pursuant to this Tenant Work Letter exceed the Allowance.
1.1.3 As Is Condition . Except for the Allowance, the Landlord’s Work described in Section 4 below and on Exhibit B-
1 , the limited warranty provided by Landlord pursuant to Section 1.1.2
of the Lease, and except as may otherwise be expressly provided in the
Lease, Tenant agrees to accept the Buildings and Exterior Areas in their condition and configuration existing on the date hereof, without any
obligation of Landlord to provide or pay for any other work or services related to the initial improvement of the Premises for Tenant’
s use, and
without any representation or warranty regarding the condition of
Exhibit B
1
1
ALLOWANCE.
920 DeGuigne Drive
$1,745,070.00
930 DeGuigne Drive
$1,371,720.00
950 DeGuigne Drive
$1,583,000.00