Supplement No. 2 to Construction Agency Agreement (Newport News Property) between The Symantec 2001 Trust and Symantec Corporation

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Summary

This supplement, effective May 1, 2001, is an amendment to the Construction Agency Agreement between The Symantec 2001 Trust (Lessor) and Symantec Corporation (Construction Agent). It applies the terms of the original agreement to the Newport News Property, specifying that Symantec will manage construction and development according to agreed plans and costs. Symantec is responsible for environmental reporting and insurance details are outlined. The agreement is effective for entering into a construction contract for the property, with a commitment termination date of October 4, 2002.

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EX-10.004 12 f72851ex10-004.txt EXHIBIT 10.004 1 EXHIBIT 10.004 SUPPLEMENT NO. 2 TO CONSTRUCTION AGENCY AGREEMENT (NEWPORT NEWS PROPERTY) THIS SUPPLEMENT NO. 2 TO CONSTRUCTION AGENCY AGREEMENT, dated as of June 6, 2001 (this "Supplement"), is entered into by and between THE SYMANTEC 2001 TRUST, a Delaware business trust (the "Lessor"), and SYMANTEC CORPORATION, a Delaware corporation (the "Construction Agent"). Capitalized terms used but not otherwise defined herein shall have the meanings set forth in the Construction Agency Agreement (as defined below). PRELIMINARY STATEMENT The Lessor and Symantec Corporation (the "Lessee") are parties to a Master Lease, dated as of March 30, 2001, pursuant to which the Lessee has agreed to lease the property described on SCHEDULE 1 from the Lessor (the "Property"). The Lessor and the Lessee are also parties to a Construction Agency Agreement, dated as of March 30, 2001 (as amended, supplemented or otherwise modified from time to time, the "Construction Agency Agreement"), pursuant to which the Lessor has appointed the Lessee as its sole and exclusive agent in connection with the identification and acquisition of the Property and the development and construction of the Improvements in accordance with the Plans and Specifications. The Lessor and the Construction Agent desire that the terms of the Construction Agency Agreement apply to the Newport News Property and wish to execute this Supplement to provide therefor. NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto covenant and agree as follows: (a) The Lessor and the Construction Agent each acknowledges and agrees that the construction of the Improvements and the development of the Newport News Property shall be governed by the terms of the Construction Agency Agreement. (b) Attached as SCHEDULE 2 is a true, correct and complete copy of the Plans and Specifications for the Newport News Property, as in effect on the date hereof. (c) Attached as SCHEDULE 3 is a true, correct and complete copy of the Estimated Project Costs for the Newport News Property, as in effect on the date hereof. (d) Attached as SCHEDULE 4 are the deductibles for the insurance policies described in Section 6.1(a) of the Construction Agency Agreement and the premium and the deductibles for the insurance policies described in Section 6.1(b) of the Construction Agency Agreement. 2 (e) The Construction Agent acknowledges and agrees that, as between itself and the Lessor, the Construction Agent shall be solely responsible for reporting to all applicable Governmental Authorities, to the extent required by any Environmental Law, the existence of any and all environmental contaminants existing on, in or under the Property as of the date hereof or on any date in the future, which environmental contaminants shall include the ground water contaminants described in the Environmental Audit. (f) The Commitment Termination Date with respect to the Property is October 4, 2002. (g) This Supplement, upon its execution and delivery, shall constitute a part of the Construction Agency Agreement. (h) Each of the Lessor and the Construction Agent hereby reaffirms its obligations under each of the other Operative Agreements to which each is a party. (i) This Supplement shall be effective as of May 1, 2001, for purposes of entering into the Construction Contract for the Newport News Property, dated as of May 23, 2001, by and between the Construction Agent and Clancy & Theys Construction Company. [The signature page follows.] 3 IN WITNESS WHEREOF, the parties hereto have caused this Supplement to be duly executed and delivered by their proper and duly authorized officers as of the day and year first above written. SYMANTEC CORPORATION By:___________________________________________________ Name:_________________________________________________ Title:________________________________________________ THE SYMANTEC 2001 TRUST By: Wilmington Trust FSB, a federal savings bank, not in its individual capacity but solely as trustee By:___________________________________________________ Name:_________________________________________________ Title:________________________________________________ 4 SCHEDULE 1 TO CONSTRUCTION AGENCY AGREEMENT SUPPLEMENT NO. 2 DESCRIPTION OF NEWPORT NEWS PROPERTY 5 SCHEDULE 2 TO CONSTRUCTION AGENCY AGREEMENT SUPPLEMENT NO. 2 PLANS AND SPECIFICATIONS The Plans and Specifications are represented by the documents listed on the attached Table of Contents, dated May 22, 2001, and Index of Drawings, dated June 1, 2001, both prepared by CMSS Architects, PC. 6 SYMANTEC OFFICE BUILDING JEFFERSON CENTER FOR ADVANCED TECHNOLOGY NEWPORT NEWS, VIRGINIA I. CMSS Project No. 01-021 ________________________________________________________________________ A. TABLE OF CONTENTS MAY 22, 2001
DIVISION 00 CONTRACT DOCUMENTS 00700.......................................................General Conditions of the Contract 00800.........................................................Supplementary General Conditions DIVISION 01 GENERAL REQUIREMENTS 01010..........................................................................Summary of Work 01025..........................................Payment, Modification and Completion Procedures 01070............................................................................Abbreviations 01200....................................................Progress Documentation and Procedures 01300...............................................................................Submittals 01400...............................................................Quality Control Procedures 01410..............................................................Special Inspection Services 01500........................................................Temporary Facilities and Services 01710.................................................................................Cleaning DIVISION 02 SITE WORK 02210..........................................Geotechnical Report (Supplementary Information) 02280...........................................................................Soil Treatment 02300..................................................................Earthwork for Buildings 02515..............................................................................Unit Pavers 02810.......................................................................Irrigation Systems 02900..............................................................................Landscaping DIVISION 03 CONCRETE 03300...................................................................Cast In Place Concrete 1. 03450........................................... Architectural Precast Concrete DIVISION 04 MASONRY 04200.............................................................................Unit Masonry II. 04495 STONE LAVATORY COUNTERS
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DIVISION 05 METALS 05120.........................................................................Structural Steel 05210.............................................................................Steel Joists 05310...............................................................................Steel Deck 05400................................................................Cold Formed Metal Framing 05500.......................................................................Metal Fabrications 05510................................................................Metal Stairs and Railings a. b. DIVISION 06 WOODS AND PLASTICS 06200..........................................................................Rough Carpentry 06400...................................................................Architectural Woodwork DIVISION 07 THERMAL AND MOISTURE PROTECTION 07115........................................................Self Adhesive Sheet Waterproofing 07160..................................................................Bituminous Dampproofing 07210......................................................................Building Insulation 07240...................................................Exterior Insulation and Finish Systems 07250.............................................................................Fireproofing 07275.............................................................................Firestopping 07411...........................................................Manufactured Metal Wall Panels 07412...................................................................Composite Panel System 07530....................................Single Ply Membrane Roofing - (Mechanically Fastened) 07700.........................................................Roof Specialties and Accessories 07900............................................................................Joint Sealers DIVISION 08 DOORS AND WINDOWS 08110...................................................................Steel Doors and Frames 08211..............................................................Solid Core Flush Wood Doors 08305.............................................................................Access Doors 08410.......................................................................Aluminum Entrances 08710............................................................................Door Hardware 08800..................................................................................Glazing 08900......................................................Glazed Aluminum Curtain Wall System B. DIVISION 09 FINISHES 09260.....................................................................Gypsum Board Systems 09300.....................................................................................Tile 09300...............................................................................Stone Tile 09511...............................................................Acoustical Lay In Ceilings 09650.......................................................................Resilient Flooring 09680...................................................................................Carpet 09825.......................................................................Variegated Coating 09900.................................................................................Painting 09950...........................................................................Wall Coverings DIVISION 10 SPECIALTIES
8 10165.....................................................Plastic Laminate Toilet Compartments 10400...................................................................Identification Devices 10425....................................................................................Signs 10522............................................Fire Extinguishers, Cabinets, and Accessories 10810.......................................................................Toilet Accessories a. DIVISION 11 EQUIPMENT 2. Not Used DIVISION 12 FURNISHINGS 12511.................................................................Horizontal Louver Blinds 12690................................................................................Entry Mat DIVISION 13 SPECIAL CONSTRUCTION Not Used DIVISION 14 CONVEYING SYSTEMS 14240............................................................Hydraulic Passenger Elevators DIVISION 15 MECHANICAL Not Used DIVISION 16 ELECTRICAL Not Used
9 SYMANTEC NEWPORT NEWS, VA CMSS PROJECT NO. 01-021 C. INDEX OF DRAWINGS JUNE 1, 2001 G101 TITLE SHEET - -------------------------------------------------------------------------------- C1 COVER SHEET - -------------------------------------------------------------------------------- C2 OVERALL SITE - -------------------------------------------------------------------------------- C3 SITE PLAN - -------------------------------------------------------------------------------- C4 SITE PLAN - -------------------------------------------------------------------------------- C5 SITE PLAN - -------------------------------------------------------------------------------- C6 SITE PLAN - -------------------------------------------------------------------------------- C7 DETAILS - -------------------------------------------------------------------------------- C8 DETAILS - -------------------------------------------------------------------------------- C9 E&S DETAILS - -------------------------------------------------------------------------------- L101 SITE PLAN - -------------------------------------------------------------------------------- L102 ENLARGED HARDSCAPE PLANS - -------------------------------------------------------------------------------- L201 DETAILS - -------------------------------------------------------------------------------- L301 PLANTING PLAN - -------------------------------------------------------------------------------- L302 ENLARGED PLANTING PLANS - -------------------------------------------------------------------------------- S101 STRUCTURAL NOTES - -------------------------------------------------------------------------------- S201 FOUNDATION PLAN - -------------------------------------------------------------------------------- S301 FOUNDATION SECTIONS - -------------------------------------------------------------------------------- S401 TYPICAL FOUNDATION DETAILS - -------------------------------------------------------------------------------- S501 SECOND FLOOR FRAMING PLAN - -------------------------------------------------------------------------------- S502 THIRD FLOOR FRAMING PLAN - -------------------------------------------------------------------------------- S503 ROOF FRAMING PLAN - -------------------------------------------------------------------------------- S504 SCREENWALL FRAMING PLAN - -------------------------------------------------------------------------------- S601 BRACED BAY ELEVATIONS AND DETAILS - -------------------------------------------------------------------------------- S701 FRAMING SECTIONS - -------------------------------------------------------------------------------- S702 FRAMING SECTIONS - -------------------------------------------------------------------------------- S801 TYPICAL FRAMING DETAILS - -------------------------------------------------------------------------------- S802 TYPICAL FRAMING DETAILS - -------------------------------------------------------------------------------- A101 FIRST FLOOR PLAN - -------------------------------------------------------------------------------- A102 SECOND FLOOR PLAN - -------------------------------------------------------------------------------- A103 THIRD FLOOR PLAN - -------------------------------------------------------------------------------- A104 ENLARGED PLANS - FIRST FLOOR - -------------------------------------------------------------------------------- A105 ENLARGED PLANS - SECOND AND THIRD FLOOR LEVEL - -------------------------------------------------------------------------------- A201 EXTERIOR ELEVATIONS - -------------------------------------------------------------------------------- A202 EXTERIOR ELEVATIONS - -------------------------------------------------------------------------------- 10 - -------------------------------------------------------------------------------- A203 ENLARGED CURTAINWALL AND WINDOW ELEVATIONS/TYPES - -------------------------------------------------------------------------------- A301 WALL SECTIONS AND DETAILS - -------------------------------------------------------------------------------- A302 WALL SECTIONS AND DETAILS - -------------------------------------------------------------------------------- A303 MISCELLANEOUS DETAILS - -------------------------------------------------------------------------------- A401 ENLARGED STAIR PLANS AND DETAILS - -------------------------------------------------------------------------------- A402 ENLARGED ELEVATOR PLANS AND DETAILS - -------------------------------------------------------------------------------- A501 FIRST FLOOR REFLECTED CEILING PLAN - -------------------------------------------------------------------------------- A502 SECOND FLOOR REFLECTED CEILING PLAN - -------------------------------------------------------------------------------- A503 THIRD FLOOR REFLECTED CEILING PLAN - -------------------------------------------------------------------------------- A601 ROOF PLAN AND DETAILS - -------------------------------------------------------------------------------- A701 SCHEDULES - -------------------------------------------------------------------------------- A702 DOOR DETAILS - -------------------------------------------------------------------------------- A703 ENLARGED TOILET PLAN, ELEVATIONS AND DETAILS - -------------------------------------------------------------------------------- A704 WALL DETAILS - -------------------------------------------------------------------------------- F101 FIREPROOFING PLANS - -------------------------------------------------------------------------------- 11 SCHEDULE 3 TO CONSTRUCTION AGENCY AGREEMENT SUPPLEMENT NO. 2 ESTIMATED PROJECT COSTS PROJECT COSTS ($ in thousands)
COMPONENT COST PERCENT OF TOTAL Land $10 .0% Sitework/Parking 1,307 5.5% Shell Cost 7,500 31.3% Tenant Improvements 7,500 31.3% Arch/Engineering/Legal/Consult/Comm 1,910 8.0% City Fees/Inspection 500 2.1% Finance/Interest 1,251 5.2% Other 102 .3% Contingency 3,920 16.3% Total Project Cost $24,000 100.0%
7. 12 SCHEDULE 4 TO CONSTRUCTION AGENCY AGREEMENT SUPPLEMENT NO. 2 INSURANCE
LIABILITY INSURANCE COVERAGE DEDUCTIBLES General Liability $20,000,000 combined single Deductible not to exceed limit $25,000 per occurrence. Product/Completed Operations $20,000,000 combined single Deductible not to exceed limit $25,000 per occurrence Auto Liability $20,000,000 combined single Deductible not to exceed limit $25,000 per occurrence Employer's Liability $10,000,000 combined single Deductible not to exceed limit $25,000 per occurrence HAZARD INSURANCE COVERAGE DEDUCTIBLES All Risk/Builder's Risk Replacement Cost Deductible not to exceed $50,000 per occurrence. Delay in Start-Up or 18 months interest during 15 day deductible Completion construction WORKERS' COMPENSATION COVERAGE DEDUCTIBLES Workers' Compensation Statutory Not Applicable
OTHER INSURANCE The Construction Agent shall cause its subcontractors and agents to maintain similar insurance as listed above with the exception of Hazard Insurance. NOTE: THE ABOVE IS INTENDED AS AN OUTLINE. ACCEPTABLE INSURANCE IS SUBJECT TO THE APPROVAL OF THE LESSOR AND THE AGENT. 8.