10-K
UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549
FORM 10-K
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(Mark One) |
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Annual Report Pursuant to Section 13 or 15 (d) of the Securities Exchange Act of 1934 |
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For the fiscal year ended December 27, 2008 |
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or |
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o
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Transition Report Pursuant to Section 13 or 15 (d)
of the Securities Exchange Act of 1934 |
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For the transition period from
to
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Commission file number 1-10948 |
Office Depot, Inc.
(Exact name of registrant as specified in its charter)
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Delaware
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59-2663954 |
(State or other jurisdiction of
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(I.R.S. Employer |
incorporation or organization)
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Identification No.) |
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6600 North Military Trail, Boca Raton, Florida
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33496 |
(Address of principal executive offices)
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(Zip Code) |
(561) 438-4800
(Registrants telephone number, including area code)
Securities registered pursuant to Section 12(b) of the Act:
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Name of each exchange on |
Title of each class |
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which registered |
Common Stock, par value $0.01 per share
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New York Stock Exchange |
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of
the Securities Act. Yes þ No o
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or
15(d) of the Act. Yes o No þ
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
þ No o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the best of registrants
knowledge, in definitive proxy or information statements incorporated by reference in Part III of
this Form 10-K or any amendment to this Form 10-K. þ
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer,
a non-accelerated filer, or a smaller reporting company.
See the definitions of large
accelerated filer, accelerated filer and smaller reporting company in Rule 12b-2 of the Exchange Act. (Check one):
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Large accelerated filer þ |
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Accelerated filer o |
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Non-accelerated filer o
(Do not check if a smaller reporting company) |
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Smaller reporting company o |
Indicate by check mark whether the registrant is a shell company (as defined in
Rule 12b-2 of the Act). Yes o No þ
The aggregate market value of voting stock held by
non-affiliates of the registrant as of June 28, 2008 (based on the closing market price on the
Composite Tape on June 27, 2008) was approximately $3,010,635,490 (determined by subtracting from
the number of shares outstanding on that date the number of shares held by affiliates of Office
Depot, Inc.).
The number of shares outstanding of the registrants common stock, as of the latest
practicable date: At January 24, 2009, there were 274,832,415 outstanding shares of Office Depot,
Inc. Common Stock, $0.01 par value.
Documents Incorporated by Reference:
Certain information required for Part III of this Annual Report on Form 10-K is incorporated by
reference to the Office Depot, Inc. definitive Proxy Statement for its 2009 Annual Meeting of
Shareholders, which shall be filed with the Securities and Exchange Commission pursuant to
Regulation 14A of the Securities Act of 1934, as amended, within 120 days of Office Depot, Inc.s
fiscal year end.
TABLE OF CONTENTS
PART I
Item 1. Business.
Office Depot, Inc. is a global supplier of office products and services. The company was
incorporated in 1986 with the opening of our first retail store in Fort Lauderdale, Florida. In
fiscal year 2008, we sold $14.5 billion of products and services to consumers and businesses of all
sizes through our three business segments: North American Retail Division, North American Business
Solutions Division and International Division. Sales are processed through multiple channels,
consisting of office supply stores, a contract sales force, an outbound telephone account
management sales force, internet sites, direct marketing catalogs and call centers, all supported
by our network of crossdock facilities, warehouses and delivery operations.
Additional information regarding our business segments is presented below and in Managements
Discussion and Analysis of Financial Condition and Results of Operations (MD&A) and Note L
Segment Information of Notes to Consolidated Financial Statements located elsewhere in this Annual
Report on Form 10-K.
North American Retail Division
Our North American Retail Division sells a broad assortment of merchandise through our chain of
office supply stores in the U.S. and Canada. We currently offer general office supplies, computer
supplies, business machines and related supplies, and office furniture from national brands as well
as our own private brands, which include Office Depot®, Foray®, Ativa®, Break Escapes,
Worklife and Christopher Lowell. Most stores also contain a design, print and ship
center offering graphic design, printing, reproduction, mailing, shipping, and other services.
Also, during 2008, we announced the nationwide availability of a PC support and network
installation service that provides our customers with in-home, in-office and in-store support for
their technology needs.
Our retail stores are designed to provide a positive shopping experience for the customer. We
strive to optimize visual presentation, product placement, shelf capacity, in-stock positions, and
inventory turnover. Our goal is to maintain sufficient inventory in the stores to satisfy current
and near-term customer needs, while controlling the overall working capital invested in inventory.
Currently, most store replenishment is handled through our crossdock flow-through distribution
system. Bulk merchandise is sorted for distribution and generally shipped the same day to stores
needing to replenish their inventory. We operated 12 crossdock facilities at the end of 2008, one
of which will be closed during 2009. As we work to optimize our supply chain, we may operate
combination facilities to satisfy both the needs of retail stores and delivery customers.
In recent years, we have developed a new store format that we call M2. This design is intended to
provide improved lines of sight, effective product adjacencies and updated signage and lighting,
while lowering overall operating costs. This format is being used for all new store openings and
remodels. While we believe the current M2 format is a desirable design and an improvement over
prior designs, we may continue to modify it in the future.
At the end of 2008, our North American Retail Division operated 1,267 office supply stores
throughout the U.S. and Canada. The largest concentration of our retail stores is in California,
Texas and Florida, but we have broad representation across North America. The count of open stores
may include locations temporarily closed for remodels or other factors. Store opening and closing
activity for the last three years has been as follows:
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Open at |
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Open at |
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Beginning |
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End |
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of Period |
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Opened |
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Closed |
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of Period |
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Relocated |
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2006 |
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1,047 |
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115 |
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4 |
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1,158 |
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7 |
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2007 |
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1,158 |
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71 |
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7 |
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1,222 |
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3 |
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2008 |
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1,222 |
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59 |
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14 |
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1,267 |
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7 |
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Due to changes in the economic climate, we have reduced our store opening and remodel plans. We
currently plan to add approximately 15 new retail stores in North America in 2009. Also, we will
be closing 108 additional retail stores in North America in the first quarter of 2009 and another
10 stores throughout the year as their leases expire or other lease arrangements are finalized.
See Charges discussed in MD&A for additional information.
2
North American Business Solutions Division
Our North American Business Solutions Division sells nationally branded and private brand office
supplies, technology products, furniture and services by means of a dedicated sales force, through
catalogs and electronically through our internet sites. We strive to ensure that our customers
needs are satisfied through various channel offerings, and we continue to develop the people,
systems and processes to enable us to meet those needs. Our direct business is tailored to serve
small- to medium-sized customers. Our direct customers can order products from our catalogs, by
phone or through our public web sites (www.officedepot.com), including our public web site
devoted to technology products (www.techdepot.com).
Our contract business employs a dedicated sales force that services the office supply needs of
predominantly medium-sized to Fortune 100 customers. We believe sales representatives impact
revenues by building relationships with customers and providing information, business tools and
problem-solving services to them. We offer contract customers the convenience of shopping on
dedicated web sites and in our retail locations, while charging their contract pricing in lieu of
retail pricing. During 2008, we implemented a contact strategy that allows us to continue to
aggressively pursue customers using the tools and processes of this initiative. We also use
telephone account management for outbound sales contacts with our customers. Sales made at retail
locations to our contract customers are included in the results of our North American Retail
Division.
We also entered into government contracts through a multi-state contract available to local and
state government agencies, school districts (K-12), higher education and non-profits nationwide.
We were awarded this contract on January 2, 2006, and the contract expires on January 1, 2010.
Multi-state contracts enable individual states or municipalities to utilize the buying power of
multiple states, which results in lower costs based on volume purchasing. These contracts include an administrative fee payable to a third party
administrator. As part of a normal process of doing business with local and state governmental
agencies, we are subject to audits and reviews of these government contracts. See Part I Item 3
Legal Proceedings for additional discussion.
Contract and direct customers orders are filled primarily through deliveries from our distribution
centers (DCs) located across the United States and Canada. Some DCs and some retail locations
also house sales offices and administrative offices. We have outsourced our inbound call center
activities; however, in-house staff manages what we consider to be the most critical points of
customer interaction.
Inventory is held in our DCs at levels we believe sufficient to meet current and anticipated
customer needs. We utilize processes to evaluate the appropriate timing and quantity of reordering
with the objective of controlling our investment in inventory, while at the same time ensuring
customer satisfaction. Certain purchases may be sent directly from the manufacturer to our
customers.
Over the past several years, we have implemented technologies to assist with reordering, stocking,
the pick-and-pack process and delivery operations. We have also increased our use of third party
delivery services and reduced our own fleet of vehicles where cost reductions could be achieved
without compromising customer service levels. We operated 20 DCs at the end of 2008. During 2009,
we will consolidate certain of our supply chain facilities, which will result in the closure of
four of these distribution centers as well as one distribution center that had ceased operations as
of the end of 2008. Additionally, we are likely to modify our supply chain operations to include
combination facilities that will service both our North American Retail and North American Business
Solutions Divisions.
Because sales and marketing efforts and catalog production have similarities between the North
American Business Solutions Division and the International Division, those topics are addressed
separately after the three segment discussions, though they are integral to understanding the
processes and management of these Divisions.
International Division
As of December 27, 2008, we sold to customers in 48 countries throughout North America, Europe,
Asia and Central America either through wholly-owned entities, majority-owned entities or other
ventures covering 38 countries, and through alliances in an additional ten countries. Our
International Division sells office products and services through direct mail catalogs, contract
sales forces, internet sites and retail stores, using a mix of company-owned operations, joint
ventures, licensing and franchise agreements, alliances and other arrangements. International
operations are managed on a geographic basis through three regional offices rather than by sales
channel; however, for consistency of discussion, sales channels will be used to describe the
activities of the International Division.
3
The international direct channel was launched in 1990 with the start-up of operations in the United
Kingdom (UK). We offer products under the Viking name that is co-branded with Office Depot, and
we may migrate to the Office Depot brand in Europe over a multi-year period. We now have catalog
offerings in 14 countries outside of North America, and we operate approximately 35 separate web
sites in the International Division.
In 2000, we launched the Office Depot contract channel in the UK and subsequently expanded the
channel to four additional countries. We further expanded our contract start-up business in 2003
with the acquisition of Guilbert, S.A. Guilbert operations and customers have been fully
integrated into the Office Depot operations since the end of 2006.
In an effort to expand our geographic footprint around the globe, we have made certain acquisitions
over the past few years. During 2006, we completed acquisitions in South Korea (majority ownership
interest in Best Office), China (majority ownership interest in AsiaEC) and Eastern Europe (100%
ownership interest in Papirius s.r.o.). Also in 2006, we increased our ownership interest to a
majority stake in Office Depot Israel. During 2008, we became a 51% owner of a joint venture,
which acquired eOfficePlanet India pvt. Also in 2008, we completed an acquisition in Sweden
(majority ownership interest in AGE Kontor & Data AB) and purchased the remaining shares of Asia EC
and Office Depot Israel.
To appropriately support our geographic expansion, our International Division operates separate
regional headquarters for Europe/Middle East (The Netherlands), Asia (Hong Kong) and Latin America
(South Florida). During 2007, we began to transition our back-office accounting functions in
Europe to a shared-services facility in Eastern Europe and at the end of 2008, that transition was
essentially complete.
At the end of 2008, the International Division operated, through wholly-owned or majority-owned
entities, 162 retail stores in France, Hungary, Israel, Japan, South Korea and Sweden. In
addition, we participate under licensing and merchandise arrangements in 98 stores in South Korea
and Thailand. Following a strategic review of the business in late 2008, we have decided to close
our retail store operations in Japan during 2009.
Since 1994, we have participated in a joint venture in Mexico. In recent years, this venture,
Office Depot de Mexico, has grown in size and scope and now includes 186 retail locations in
Mexico, Costa Rica, El Salvador, Guatemala, Honduras, and Panama, as well as call centers and
distribution centers to support the delivery business in certain areas. We provide services to the
venture through management consultation, product selection, product sourcing and information
technology services. Because we participate equally in this business with a partner, we account
for the activity under the equity method and venture sales of approximately $953 million in 2008
are not directly reflected in our revenues nor in our consolidated retail comparable store
statistics.
Including company-owned operations, joint ventures, licensing and franchise agreements we sell
office products through 446 retail stores outside North America.
International Division store and distribution center operations are summarized below (includes only
wholly-owned and majority-owned entities):
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Office Supply Stores |
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Open at |
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Open at |
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Beginning |
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Opened/ |
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End |
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of Period |
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Acquired |
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Closed |
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of Period |
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2006 |
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70 |
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55 |
(1) |
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125 |
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2007 |
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125 |
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26 |
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3 |
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148 |
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2008 |
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148 |
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15 |
(2) |
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1 |
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162 |
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Distribution Centers |
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Open at |
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Open at |
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Beginning |
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Opened/ |
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End |
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of Period |
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Acquired |
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Closed |
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of Period |
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2006 |
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25 |
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10 |
(3) |
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3 |
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32 |
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2007 |
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32 |
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2 |
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1 |
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33 |
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2008 |
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33 |
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19 |
(4) |
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9 |
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43 |
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(1) |
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Includes 33 retail stores obtained in the acquisition of the business in Israel
and nine retail stores obtained in the acquisition of the business in South Korea. |
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(2) |
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Includes 13 retail stores obtained in the acquisition of the business in Sweden. |
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(3) |
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Includes one DC obtained in the acquisition of the business in Israel, five DCs
obtained in the acquisition of the business in China, one DC obtained in the acquisition of
the business in South Korea and two DCs obtained in the acquisition of Papirius that are
located in the Czech Republic and Lithuania (Lithuania was disposed during 2008). |
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Includes 12 DCs obtained in the acquisition of the business in India and four DCs
obtained in the acquisition of the business in Sweden. |
4
Merchandising
Our merchandising strategy is to meet our customers needs by offering a broad selection of
nationally branded office products, as well as an increasing array of private brand products and
services. Our selection of private brand products has increased in breadth and level of
sophistication over time. We currently offer general office supplies, computer supplies, business
machines and related supplies, and office furniture under various labels, including Office Depot®,
Viking Office Products®, Foray®, Ativa®, Break Escapes, Niceday, Worklife and
Christopher Lowell.
Total sales by product group were as follows:
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2008 |
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2007* |
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2006* |
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Supplies |
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61.5 |
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59.3 |
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60.1 |
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Technology |
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24.7 |
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26.7 |
% |
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26.7 |
% |
Furniture and other |
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13.8 |
% |
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14.0 |
% |
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13.2 |
% |
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100.0 |
% |
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100.0 |
% |
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100.0 |
% |
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* |
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Conformed to current year product classification. |
We buy substantially all of our merchandise directly from manufacturers and other primary
suppliers, including direct sourcing of products from domestic and offshore sources. We also enter
into arrangements with vendors that can lower our unit product costs if certain volume thresholds
or other criteria are met. For additional discussion regarding these arrangements, see the
Critical Accounting Policies section of MD&A. In most cases, our suppliers deliver merchandise
directly to our DCs or crossdock facilities. The latter are flow-through facilities that re-supply
our retail stores in North America.
We operate separate merchandising functions in North America, Europe and Asia as well as in our
joint ventures. Each group is responsible for selecting, purchasing and pricing merchandise as
well as managing the product life cycle of our inventory. In recent years, we have increasingly
used global tenders across all regions to further reduce our product cost while maintaining product
quality.
We operate a global sourcing office in Shenzhen, China, which allows us to take more direct control
of our product sourcing, logistics and quality assurance. This office consolidates our purchasing
power with Asian factories and, in turn, helps us to increase the scope of our private brand
offerings.
Sales and Marketing
Our marketing programs are designed to attract new customers and to drive frequency of customer
visits to our stores and web sites and increase the share of wallet of our existing customers by
capturing more of what they spend in total on the products we sell. We regularly advertise in major
newspapers in most of our North American markets. These advertisements are combined with local and
national radio, network and cable television advertising campaigns, and direct marketing efforts.
We offer customer loyalty programs that provide customers with rewards that can be applied against
future Office Depot purchases or other incentives. These programs have provided us with valuable
information enabling us to market more effectively to our customers and drive incremental sales.
These programs may change in popularity in the future, and we may make alterations to them from
time to time.
We perform periodic competitive pricing analyses to monitor each market, and prices are adjusted as
necessary to adhere to our pricing philosophy and further our competitive positioning. We
generally expect our everyday prices to be highly competitive with other resellers of office
products.
5
We acquire new customers by selectively mailing specially designed catalogs and by making
on-premises sales calls to prospective customers. We also make outbound sales calls using dedicated
agents through our telephone account management program. We obtain the names of prospective
customers in new and existing markets through the purchase of selected lists from outside marketing
information services and other sources as well as through the use of a proprietary mailing list
system. We also acquire customers through e-mail marketing campaigns and online affiliates. We are
a primary sponsor of NASCAR® and are currently designated NASCAR®s official office products
partner. No single customer in any of our segments accounts for more than 5% of our total sales.
We consider our business to be only somewhat seasonal, with sales generally trending lower in the
second quarter, following the back-to-business sales cycle in the first quarter and preceding the
back-to-school sales cycle in the third quarter and the holiday sales cycle in the fourth
quarter. Certain working capital components may build and recede during the year reflecting
established selling cycles. Business cycles can and have impacted our operations and financial
position when compared to other periods. See Item 1A Risk Factors for additional discussion.
Catalogs
We use catalogs to market directly to both existing and prospective customers throughout our
operations globally. We have developed a distinctive style for our catalogs, most of which are
produced in-house by our designers, writers and production artists. We also produce a Green Book®
catalog, which features products that are recyclable, energy efficient, or otherwise have a reduced
impact on the environment. We continually evaluate our catalog offerings for efficiency and
effectiveness at generating incremental revenues.
Our catalog offerings typically include a complete buyers guide containing all of our products at
their regular discount prices. This buyers guide, which is distributed to our active customers,
varies in size among countries. Prospecting catalogs with special offers designed to attract new
customers are mailed at certain intervals. In addition, specialty and promotional catalogs may be
delivered more frequently to selected customers.
Design, Print and Ship
Most of our North American retail stores contain a Design, Print & Ship DepotTM offering
graphic design, printing, reproduction, mailing, shipping, and other services. We have launched
the exclusive Xerox Certified Print Specialist program, which certifies associates as experts in
the area of digital imaging and printing. In addition to the in-store locations, we operate ten
regional print facilities, which support copy and print orders taken in our North American Retail
and North American Business Solutions Divisions.
Industry and Competition
We operate in a highly competitive environment in all three of our segments. We believe that we
compete favorably on the basis of price, service, relationships and selection. We compete with
office supply stores, wholesale clubs, discount stores, mass merchandisers, food and drug stores,
computer and electronics superstores, internet-based companies and direct marketing companies.
These companies, in varying degrees, compete with us in substantially all of our current markets.
Other office supply retail companies market similarly to us in terms of store format, pricing
strategy and product selection and availability in the markets where we operate, primarily those in
the United States and Canada. We anticipate that in the future we will face increased competition
from these chains as each of us expands our operations locally and globally.
Internationally, we compete on a similar basis to how we compete in North America. Outside of the
U.S. and Canada, we sell through contract and catalog channels in 20 countries and operate retail
stores in six countries through wholly-owned or majority-owned entities, though we have recently
announced our intent to close our retail operations in Japan. Additionally, our International
Division provides office products and services in 26 countries through joint ventures, licensing
and franchise agreements, cross-border transactions, alliances and other arrangements.
Employees
As of January 24, 2009, we had approximately 43,000 employees worldwide. Our workforce is largely
non-union and our labor relations are generally good. In certain international locations, changes
in staffing or work arrangements may need approval of local works councils or other bodies.
6
Environmental Activities
As both a significant user and seller of paper products, we have developed environmental practices
that are values-based and market-driven. Our environmental initiatives center on three guiding
principles: (1) recycling and pollution reduction; (2) sustainable forest management; and (3) issue
awareness and market development for environmentally preferable products. We offer thousands of
different products containing recycled content, including from 35% to 100% post-consumer waste
content paper and technology recycling services in our retail stores.
In 2008, Office Depot continued to implement environmental programs in line with our stated
environmental vision to increasingly buy green, be green and
sell green including environmental
sensitivity in our packaging, operations and sales offerings. Also, in January 2009, our Green
retail store prototype received a Leadership in Energy and Environmental Design (LEED) Gold
Certification from the U.S. Green Building Council. Additional information on our green product
offerings can be found at www.officedepot.com/buygreen.
Available Information
We maintain a web site at www.officedepot.com. We make available, free of charge, on the
Investor Relations section of our web site, our annual reports on Form 10-K, quarterly reports on
Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant
to Section 13(a) or 15(d) of the Exchange Act, as soon as reasonably practicable after we
electronically file or furnish such materials to the U.S. Securities and Exchange Commission
(SEC).
Additionally, our corporate governance materials, including governance guidelines; the charters of
the Audit, Compensation, Finance, and Governance and Nominating Committees; and the code of ethical
behavior may also be found under the Investor Relations section of our web site at
www.offficedepot.com. Office Depot makes no provisions for waivers of the code of ethical
behavior. A copy of the foregoing corporate governance materials is available upon written request
to the company.
We submitted our 2008 annual Section 12(a) CEO certification with the New York Stock Exchange
(NYSE). The certification was not qualified in any respect. Additionally, we filed with this
Form 10-K, the CEO and CFO certifications required under Sections 302 and 906 of the Sarbanes-Oxley
Act of 2002.
Executive Officers of the Registrant
Steve Odland Age: 50
Mr. Odland has been Chairman, Chief Executive Officer and a Director since early 2005. Prior to
joining Office Depot, Inc., he was Chairman, Chief Executive Officer and President of AutoZone,
Inc., from 2001 until 2005. Previously he was an executive with Ahold USA from 1998 to 2000,
President of the Foodservice Division of Sara Lee Bakery from 1997 to 1998 and was employed by The
Quaker Oats Company from 1981 to 1996 in various executive positions. Mr. Odland is also a
director of General Mills, Inc.
Charles Brown Age: 55
Mr. Brown has been President, International since 2005. In 2007, oversight of business development
was added to his role. He was the companys Executive Vice President and Chief Financial Officer
from 2001 to 2005. Prior to that, Mr. Brown was Senior Vice President, Finance and Controller
since he joined our company in 1998. Before joining Office Depot, he was Senior Vice President
and Chief Financial Officer of Dennys, Inc. from 1996 until 1998; from 1994 until 1995, he was
Vice President and Chief Financial Officer of ARAMARK International; and from 1989 until 1994, he
was Vice President and Controller of Pizza Hut International, a Division of PepsiCo, Inc. Mr.
Brown assumed the role of acting Chief Financial Officer of the Company effective March 1, 2008 and
served in that role until August 2008, when Michael Newman began his role as the Companys
permanent Chief Financial Officer.
Elisa Garcia Age: 51
Ms. Garcia was appointed Executive Vice President, General Counsel and Corporate Secretary in July
2007 with overall responsibility for global compliance matters and governmental relations. Prior
to joining Office Depot, Ms. Garcia served as General Counsel and Corporate Secretary of Dominos
Pizza, Inc. from April 2000. Prior to joining Dominos Pizza, Ms. Garcia served as Latin American
Regional Counsel for Philip Morris International, and Corporate Counsel for GAF Corporation.
7
Monica Luechtefeld Age: 60
Ms. Luechtefeld has been our Executive Vice President, Information Technology since early 2005.
She was also responsible for business development from early 2005 to 2007. She assumed
responsibility for supply chain from 2007 through 2008. Previously, she was Executive Vice
President of E-Commerce from 2000. Prior to this role, she held several officer positions
including Vice President, Marketing and Sales Administration and Vice President of Contract
Marketing & Business Development. Ms. Luechtefeld joined Office Depot in 1993, serving as General
Manager of the Southern California Region of Office Depot until 1996.
Michael Newman Age: 52
Mr. Newman was appointed Executive Vice President, Chief Financial Officer in August 2008. Prior
to joining Office Depot, Mr. Newman served as Chief Financial Officer of Platinum Research
Organization, Inc. from April 2007 through February 2008. Prior to joining Platinum Research
Organization, Mr. Newman was employed as an independent consultant since 2005. Mr. Newman also
served as Chief Financial Officer of Blackstone Crystal Holdings Capital Partners from 2004 to 2005
and Chief Financial Officer of Radio Shack Corp. from 2001 to 2004. Mr. Newman also held Chief
Financial Officer roles at Intimate Brands and Hussmann International (which was acquired by
Ingersoll-Rand in 2000). He also spent 17 years at General Electric in a variety of management
roles both in the United States and Europe.
Kevin Peters Age: 51
Mr. Peters was appointed Executive Vice President, Supply Chain in October 2007. Prior to joining
Office Depot, Mr. Peters spent five years in management roles at W. W. Grainger, Inc., most
recently as Senior Vice President, Supply Chain. Prior to W. W. Grainger, Mr. Peters spent 11
years at The Home Depot, serving as the companys Vice President and General Manager, Strategic
Initiatives, Toronto/San Diego. He also has held positions in physical distribution operations,
purchasing and inventory management at McMaster-Carr Supply Company.
Carl (Chuck) Rubin Age: 49
Mr. Rubin was appointed President, North American Retail in early 2006. Prior to assuming that
position, Mr. Rubin held the position of Executive Vice President, Chief Merchandising Officer and
Chief Marketing Officer since 2004. Before joining the company, Mr. Rubin spent six years with
Accenture Ltd., most recently as Partner, where he worked for clients, including Office Depot,
across retail formats in the department, specialty and e-commerce channels, as well as new business
startups. Prior to joining Accenture, Mr. Rubin spent six years in specialty retailing and 11 years
in department store retailing, where he served as General Merchandise Manager and a member of the
Executive Committees for two publicly-held companies.
Steven Schmidt Age: 54
Mr. Schmidt was appointed President, North American Business Solutions in July 2007. Prior to
joining Office Depot, Mr. Schmidt spent 11 years with the ACNielsen Corporation, most recently
serving as President and Chief Executive Officer. Prior to joining ACNielsen, Mr. Schmidt spent
eight years at the Pillsbury Food Company, serving as President of its Canadian and Southeast Asian
operations. He has also held management positions at PepsiCo and Procter & Gamble.
Daisy Vanderlinde Age: 57
Ms. Vanderlinde was appointed Executive Vice President, Human Resources in late 2005. Prior to
joining Office Depot, Ms. Vanderlinde was Senior Vice President, Human Resources and Loss
Prevention, for AutoZone Inc. from 2001 to 2005, and was a member of the Executive Committee. Ms.
Vanderlinde has also served as a senior HR officer for other retailers, including Tractor Supply
Company, Marshalls, Inc., and The Broadway Stores.
Mark Hutchens Age: 43
Mr. Hutchens was appointed Senior Vice President and Controller in September 2008. Prior to
assuming that position, Mr. Hutchens held the position of Senior Vice President of Finance,
International Division since late 2006. Prior to joining the company, Mr. Hutchens served as
Assistant Treasurer at Yum! Brands, Inc., from February 2005 to November 2006 and as General
Auditor from November 2003 to February 2005. In addition, Mr. Hutchens served in a variety of
senior management positions at Yum! from May 1996 to November 2003. Prior to joining Yum!
Mr. Hutchens served in various management positions at Ford Motor Company, where he was employed
until May 1996.
Information with respect to our directors is incorporated herein by reference to information
included in the Proxy Statement for our 2009 Annual Meeting of Shareholders.
8
Item 1A. Risk Factors.
In addition to risks and uncertainties in the ordinary course of business that are common to all
businesses, important factors that are specific to our industry and our company could materially
impact our future performance and results. We have provided below a list of these risk factors that
should be reviewed when considering our securities. These are not all the risks we face, and other
factors currently considered immaterial or unknown to us may impact our future operations.
Economic Conditions May Cause a Decline in Business and Consumer Spending Which Could Adversely
Affect Our Business and Financial Performance: Our operating results and performance depend
significantly on worldwide economic conditions and their impact on business and consumer spending.
The decline in business and consumer spending resulting from the global recession and the
deterioration of global credit markets has caused our comparable store sales to decline from prior
periods and we have experienced similar declines in our other domestic and international
businesses. Our business and financial performance may continue to be adversely affected by
current and future economic conditions and the level of consumer debt and interest rates, which may
cause a continued or further decline in business and consumer spending.
Supplier Credit and Order Fulfillment Risk: We purchase products for resale under credit
arrangements with our vendors. In recent years, we have worked to set payment terms to our vendors
under these credit arrangements to occur at a time approximately equal to the anticipated time it
takes to sell the vendors products. In weak global markets, vendors may seek credit insurance to
protect against non-payment of amounts due to them. If we continue to experience declining
operating performance, and if we experience severe liquidity challenges, vendors may demand that we
accelerate our payment for their products. Also, credit insurers may curtail or eliminate coverage
to the vendors. If vendors begin to demand accelerated payment of amounts due to them or if they
begin to require advance payments or letters of credit before goods are shipped to us, these
demands could have a significant adverse impact on our operating cash flow and result in a severe
drain on our liquidity. Borrowings under our existing credit facility could reach maximum levels
under such circumstances and we would seek alternative liquidity measures but may not be able to
meet our obligations as they become due. In addition if our suppliers are unable to access
liquidity or become insolvent, they could be unable to supply us with product. Also, some of our
suppliers may serve other industries. Any adverse impacts to those industries, as a result of the
economic slowdown or credit crisis, could have a ripple effect on these suppliers which could
adversely impact their ability to supply us as necessary. Any such disruptions could negatively
impact our ability to deliver products and services to our customers, which in turn could have an
adverse impact on our business, operating results, financial condition or cash flow.
Liquidity: Historically, we have generated positive cash flow from operating activities and have
had access to broad financial markets that provide the liquidity we need to operate our business.
Together, these sources have been used to fund operating and working capital needs, as well as
invest in business expansion through new store openings, capital improvements and acquisitions.
However, due to the downturn in the global economy our operating results and liquidity have
diminished. In September 2008, we entered into a $1.25 billion asset based credit facility
intended to provide liquidity. The recent distress in the financial markets has resulted in
extreme volatility in the capital markets and diminished liquidity and credit availability. There
can be no assurance that our liquidity will not be adversely affected by changes in the financial
markets and the global economy. In addition, deterioration in our financial results could
negatively impact our credit ratings. The tightening of the credit markets or a downgrade in our
credit ratings could increase our borrowing costs and make it more difficult for us to access
funds, to refinance our existing indebtedness, to enter into agreements for new indebtedness or to
obtain funding through the issuance of securities. If such conditions were to persist, we would
seek alternative sources of liquidity but may not be able to meet our obligations as they become
due.
Financial Covenants in Existing Credit Facility: Our asset based credit facility contains a fixed
charge coverage ratio covenant that is operative only when borrowing availability is below $187.5
million or prior to a restricted transaction, such as incurring additional indebtedness,
acquisitions, dispositions, dividends, or share repurchases. The agreement also contains
representations, warranties, fees, affirmative and negative covenants, and default provisions. A
breach of any of these covenants could result in a default under our credit agreement. Upon the
occurrence of an event of default under our credit agreement, the lenders could elect to
declare all amounts outstanding to be immediately due and payable and terminate all commitments to
extend further credit. If the lenders accelerate the repayment of borrowings, we may not have
sufficient assets to repay our revolving credit agreement and our other indebtedness. Also, should
there be an event of default, or need to obtain waivers following an event of default, we may be
subject to higher borrowing costs and/or more restrictive covenants in future periods. Acceleration
of any obligation under any of our material debt instruments will permit the holders of our other
material debt to accelerate their obligations. See Liquidity and Capital Resources.
9
New York Stock Exchange (NYSE) Compliance Risk: Our common stock is currently listed on the NYSE.
Subject to NYSE rules, we are required to maintain compliance with the minimum share price rule
which requires that the average closing price of our common stock be at least $1.00. If we were
unable to maintain a minimum share price of at least $1.00 for a period of 30 consecutive trading
days our common stock could be subject to delisting. A delisting of our common stock could
negatively impact us by reducing the liquidity and market price of our common stock, reducing the
number of investors willing to hold or acquire our common stock, which could negatively impact our
ability to raise equity financing.
Litigation / Regulatory Risks: We are involved in various legal proceedings, which may involve
class action lawsuits, state and federal governmental inquiries and investigations, employment,
tort, consumer litigation and intellectual property litigation. Certain of these legal proceedings
are described in detail in our Legal Proceedings Section. These legal proceedings could expose us
to significant defense costs, fines, penalties, suspensions,
debarments and liability to private parties for monetary
recoveries and attorneys fees, any of which could have a material adverse effect on our business
and results of operations.
Litigation and governmental investigations could result in substantial additional costs. The SEC is
investigating our compliance with Federal securities laws and certain states and federal agencies
are investigating our pricing under certain contracts. Although we are cooperating with the
governmental agencies in these matters, they may determine that we have violated some laws or
regulations. If these agencies determine that we have violated some laws or regulations, we may
face sanctions, including, but not limited to, significant monetary penalties, injunctive relief
and loss of business.
In addition, we have been named a defendant in a number of class-action and related lawsuits. The
findings and outcome of the SEC investigation may affect the class-action and derivative lawsuits
that are pending. We are generally obliged, to the extent permitted by law, to indemnify our
directors and our former directors and officers who are named defendants in some of these lawsuits.
We are unable to estimate what our liability in these matters may be, and we may be required to pay
judgments or settlements and incur expenses in aggregate amounts that could have a material adverse
effect on our financial condition or results of operations. See
Part I Item 3 Legal
Proceedings for a description of pending litigation and governmental proceedings and
investigations.
Competition: We compete with a variety of retailers, dealers, distributors, contract stationers,
direct marketers and internet operators throughout our worldwide operations. This is a highly
competitive marketplace that includes such retail competitors as office supply stores, warehouse
clubs, computer and electronics stores, mass merchant retailers, local merchants, grocery and
drug-store chains as well as other competitors including direct mail and internet merchants,
contract stationers, and direct manufacturers. Our competitors may be local, regional, national or
international. Further, competition may come from highly-specialized low-cost merchants, including
ink refill stores and kiosks, original equipment manufacturers, concentrated direct marketing
channels including well-funded and broad-based enterprises. There is a possibility that any or all
of these competitors could become more aggressive in the future, thereby increasing the number and
breadth of our competitors. In recent years, new and well-funded competitors have begun competing
in certain aspects of our business. For example, two major common carriers of goods have retail
outlets that allow them to compete directly for copy, printing, packaging and shipping business,
and offer products and services similar to those we offer. While they do not yet have the breadth
of products that we offer, they are extremely competitive in the areas of package shipping and copy
and print centers. Recently, the so-called warehouse clubs have expanded upon their in-store
offerings by adding catalog and internet sales channels, offering a broad assortment of office
products for sale on a direct delivery basis. In order to achieve and maintain expected
profitability levels in our three operating divisions, we must continue to grow by adding new
customers and taking market share from competitors and using pricing necessary to retain existing
customers. If we fail to adequately address and respond to these pressures in both North America
and internationally, it could have a material adverse effect on our business, financial condition,
results of operations and cash flows.
Government Contracts: One of our largest U.S. clients currently consists of various state and local
governments, a relationship, which is subject to uncertain future funding levels and federal and
state procurement laws and requires restrictive contract terms; any of these factors could curtail
current or future business. Contracting with state and local governments is highly competitive and
can be expensive and time-consuming, often requiring that we incur significant upfront time and
expense without any assurance that we will win a contract. Our ability to compete successfully for
and retain business with the federal and various state and local governments is highly dependent on
cost-effective performance. Our government business is also sensitive to changes in national
and international priorities and U.S., state and local government budgets.
10
Execution of Expansion Plans: We plan to open approximately 15 stores in the North American Retail
Division during 2009. Circumstances outside of our control could negatively impact these
anticipated store openings. We cannot determine with certainty whether our new store openings,
including some newly sized or formatted stores or retail concepts, will be successful. The failure
to expand by successfully opening new stores as planned, or the failure of a significant number of
these stores to perform as planned, could have a material adverse effect on our business, financial
condition, results of operations and cash flows.
Costs of Remodeling and Re-merchandising Stores: Remodeling and re-merchandising our stores is a
necessary aspect of maintaining a fresh and appealing image to our customers. The expenses
associated with such activities could have a significant negative impact on our future earnings.
Business lost during remodeling periods, because of customer inconvenience, may not be recovered or
successfully redirected to other stores in the area. Our growth, through both store openings and
possible acquisitions, may continue to require the expansion and upgrading of our information,
operational and financial systems, as well as necessitate the hiring of new store associates at all
levels. If we are unsuccessful in achieving an acceptable return on this design, unsuccessful at
hiring the right associates, or unsuccessful at implementing appropriate systems, such failure
could have a material adverse effect on our business, financial condition, results of operations
and cash flows.
International Activity: We may enter additional international markets as attractive opportunities
arise. Such entries could take the form of start-up ventures, acquisitions of stock or assets or
joint ventures or licensing arrangements. Internationally, we face such risks as foreign currency
fluctuations, unstable political and economic conditions, and, because some of our foreign
operations are not wholly owned, the potential for compromised operating control in certain
countries. In addition, the business cultures in certain areas of the world are different than
those that prevail in the United States, and we may be at a competitive disadvantage against other
companies that do not have to comply with standards of financial controls, Foreign Corrupt
Practices Act requirements, or business integrity that we are committed to maintaining as a U.S.
publicly traded company. Our results may continue to be affected by all of these factors. All of
these risks could have a material adverse effect on our business, financial condition, results of
operations and cash flows.
Product Availability; Potential Cost Increases: In addition to selling our private brand
merchandise, we are a reseller of other manufacturers branded items and are thereby dependent on
the availability and pricing of key products, including ink, toner, paper and technology products,
to name a few. As a reseller, we cannot control the supply, design, function or cost of many of the
products we offer for sale. Disruptions in the availability of raw materials used in production of
these products may adversely affect our sales and result in customer dissatisfaction. Further, we
cannot control the cost of manufacturers products and cost increases must either be passed along
to our customers or result in an erosion of our earnings. Failure to identify desirable products
and make them available to our customers when desired and at attractive prices could have a
material adverse effect on our business, financial condition, results of operations and cash flows.
Global Sourcing of Products/Private Brand: In recent years, we have substantially increased the
number and types of products that we sell under our private brands. We currently offer general
office supplies, computer supplies, business machines and related supplies, and office furniture
under various labels, including Office Depot®, Viking Office Products®, Niceday, Foray®, Ativa®,
Break Escapes, Worklife and Christopher LowellTM. Sources of supply may prove to be
unreliable, or the quality of the globally sourced products may vary from our expectations. We have
recently opened our own product sourcing office in China and are reducing our reliance on the use
of third-party trading companies. While this may improve our cost structure, it also makes our
company more accountable for relationships with the Asian factories and other sources of private
branded product and increases our risks associated with doing business in that region of the world.
Economic and civil unrest in areas of the world where we source such products, as well as shipping
and dockage issues could adversely impact the availability or cost of such products, or both.
Moreover, as we seek indemnities from the manufacturers of these products, the uncertainty of
realization of any such indemnity and the lack of understanding of U.S. product liability laws in
certain parts of Asia make it more likely that we may have to respond to claims or complaints from
our customers as if we were the manufacturer of the products. Most of our imported goods to the
United States arrive from Asia, and the ports through which these goods are imported are located
primarily on the West Coast. Therefore, we are subject to potential disruption of our supplies of
goods for resale due to labor unrest, security issues or natural disasters affecting any or all of
these ports. Finally, as a significant importer of manufactured goods from foreign countries, we
are vulnerable to security concerns, labor unrest and other factors that may affect the
availability and reliability of ports of entry for the products that we source. Any of these
circumstances could have a material adverse effect on our business, financial condition, results of
operations and cash flows.
Possible Business Disruption Because of Weather: Weather conditions may affect any business,
especially retail businesses, including snow storms, high winds and heavy rain. Because of our
heavy concentration in the southern United States (including Florida and the Gulf Coast), our
company may be more susceptible than some others to the effects of tropical weather disturbances.
For example, during 2004 and 2005, we sustained disruption to our businesses in the United States
due to the number and severity
11
of weather events in the Southeastern United States, including record numbers of hurricanes. While
we have been able to recover quickly from these events in the past, the long-range weather forecast
calls for higher than normal tropical storm activity, especially in the Southeastern United States,
for a number of years into the future. It is impossible to know whether these storms will occur as
forecasted, or the location or severity of such storms. Winter storm conditions in the Midwest and
Southwest, areas that also have a large concentration of our business activities, could result in
supply chain constraints or other business disruptions. We believe that we have taken reasonable
precautions to prepare for any such weather-related events, but our precautions may not be adequate
to deal with such events in the future. If these events occur in the future (as they almost
certainly will), and if they should impact areas in which we have concentrations of retail stores
or distribution facilities, such events could have a material adverse effect on our business,
financial condition, results of operations and cash flows.
New Systems and Technology: We frequently modify our information systems and technology to increase
productivity and efficiency. We are undertaking certain system enhancements and conversions that,
if not done properly, could divert the attention of our workforce during development and
implementation and constrain for some time our ability to provide the level of service our
customers demand as well as our ability to complete requisite filings with the SEC. Also, when
implemented, the new systems and technology may not provide the benefits anticipated and could add
costs and complications to our ongoing operations. A failure to effectively convert to these
systems or to realize the intended efficiencies could have a material adverse effect on our
business, financial condition, results of operations and cash flows.
Labor: We are heavily dependent upon our labor force to identify new customers and provide desired
products and services to existing customers. We attempt to attract and retain an appropriate level
of personnel in both field operations and corporate functions. Our compensation packages are
designed to provide benefits commensurate with our level of expected service. However, within our
retail operations, we face the challenge of filling many positions at wage scales that are
appropriate to the industry and competitive factors. We operate in a number of jurisdictions. It
can be cumbersome to comply with labor laws and regulations, many of which vary from jurisdiction
to jurisdiction. This has added to our labor costs in some locales as we have had to add personnel
to monitor and track compliance with sometimes arcane rules and regulations that impact retailers
in particular. As a result of these and other factors, we face many external risks and internal
factors in meeting our labor needs, including competition for qualified personnel, overall
unemployment levels, works councils (in our international locations), prevailing wage rates, as
well as rising employee benefit costs, including insurance costs and compensation programs. We also
engage third parties in some of our processes such as delivery and transaction processing and these
providers may face similar issues. Changes in any of these factors, including especially a shortage
of available workforce in the areas in which we operate, could interfere with our ability to
adequately provide services to customers and result in increasing our labor costs. Any failure to
meet increasing demands on securing our workforce could have a material adverse effect on our
business, financial condition, results of operations and cash flows. In addition, changes in the
process for our employees to join a union could disrupt our business and add costs.
Unionization: While our management believes that our employee relations are good, we cannot be
assured that we will not experience pressure from labor unions or become the target of campaigns
similar to those faced by our competitors. The potential for unionization could increase if the
United States Congress passes federal card check legislation. We have always respected our
employees right to unionize or not to unionize. However, the unionization of a significant portion
of our workforce could increase our overall costs at the affected locations and adversely affect
our flexibility to run our business in the most efficient manner to remain competitive or acquire
new business. In addition, significant union representation would require us to negotiate wages,
salaries, benefits and other terms with many of our employees collectively and could adversely
affect our results of operations by increasing our labor costs or otherwise restricting our ability
to maximize the efficiency of our operations.
Operating Costs: We operate a large network of stores and delivery centers around the globe. As
such, we purchase significant amounts of fuel needed to transport products to our stores and
customers. We also incur significant shipping costs to bring products from overseas producers to
our distribution systems. While we may hedge our anticipated fuel purchases, the underlying
commodity costs associated with this transport activity have been volatile in recent periods and
disruptions in availability of fuel could cause our operating costs to rise significantly to the
extent not covered by our hedges. Additionally, we rely on predictable and available energy costs
to light our stores and operate our equipment. Increases in any of the components of energy costs
could have an adverse impact on our earnings, as well as our ability to satisfy our customers in a
cost effective manner. Any of these factors that could impact the availability or cost of our
energy resources could have a material adverse effect on our business, financial condition, results
of operations and cash flows.
Possible Changes to Our Global Tax Rate: As a result of our operations in many foreign countries,
in addition to the United States, our global tax rate is derived from a combination of applicable
tax rates in the various jurisdictions in which we operate. Depending upon the sources of our
income, any agreements we may have with taxing authorities in various jurisdictions, and the tax
filing positions we take in various jurisdictions, our overall tax rate may be lower or higher than
that of other companies or higher or lower than our tax rates have been in the past. At any given
point in time, we base our estimate of an annual effective tax rate upon a
12
calculated mix of the tax rates applicable to our company and to estimates of the amount of income
likely to be generated in any given geography. The loss of one or more agreements with taxing
jurisdictions, a change in the mix of our business from year to year and from country to country,
changes in rules related to accounting for income taxes, changes in tax laws in any of the multiple
jurisdictions in which we operate or adverse outcomes from the tax audits that regularly are in
process in any of the jurisdictions in which we operate could result in an unfavorable change in
our overall tax rate, which change could have a material adverse effect on our business, financial
condition, results of operations and cash flows.
Regulatory Environment: While businesses are subject to regulatory matters relating to the conduct
of their businesses, including consumer protection laws, advertising regulations, wage and hour
regulations and the like, certain jurisdictions have taken a particularly aggressive stance with
respect to such matters and have stepped up enforcement, including fines and other sanctions. We
transact substantial amounts of business in certain such jurisdictions, and to the extent that our
business locations are exposed to what might be termed an overly aggressive enforcement environment
or legal or regulatory systems that authorize or encourage private parties to pursue relief under
so-called private attorney general laws and similar authorizations for private parties to pursue
enforcement of governmental laws and regulations, the resulting fines and exposure to third party
liability (such as monetary recoveries and recoveries of attorneys fees) could have a material
adverse effect on our business and results of operations, including the added cost of increased
preventative measures that we may determine to be necessary to conduct business in such locales.
Compromises of our Information Security: Through our sales and marketing activities, we collect and
store certain personal information that our customers provide to purchase products or services,
enroll in promotional programs, register on our web site, or otherwise communicate and interact
with us. We also gather and retain information about our associates in the normal course of
business. We may share information about such persons with vendors that assist with certain aspects
of our business. Despite instituted safeguards for the protection of such information, we cannot be
certain that all of our systems are entirely free from vulnerability to attack. A breach of our
security system resulting in customer or employee personal information being obtained by
unauthorized persons could adversely affect our reputation, disrupt our operations and expose us to
claims from customers, financial institutions, payment card associations and other persons, which
could have a material adverse effect on our business, financial condition and results of
operations. In addition, our online operations at www.officedepot.com depend upon the
secure transmission of confidential information over public networks, including information
permitting cashless payments.
Pursuit or Execution of New Business Ventures: Our growth strategy includes expansion via new
business ventures, strategic alliances and acquisitions both in the U.S. and abroad. While we
employ several different valuation methodologies to assess a potential opportunity, we can give no
assurance that new business ventures and strategic alliances will positively affect our financial
performance. Acquisitions may result in the diversion of our capital and our managements attention
from other business issues and opportunities. We may not be able to assimilate or integrate
successfully companies that we acquire, including their personnel, financial systems, distribution,
operations and general operating procedures. If we fail to assimilate or integrate acquired
companies successfully, our business could suffer materially. We may also encounter challenges in
achieving appropriate internal control over financial reporting in connection with the integration
of an acquired company. In addition, the integration of any acquired company, and its financial
results, into ours may have a material adverse effect on our financial condition, results of
operations and cash flows.
Disclaimer of Obligation to Update
We assume no obligation (and specifically disclaim any such obligation) to update these Risk
Factors or any other forward-looking statements contained in this Annual Report to reflect actual
results, changes in assumptions or other factors affecting such forward-looking statements.
Item 1B. Unresolved Staff Comments.
None.
13
Item 2. Properties.
As of January 24, 2009, we operated 1,238 office supply stores in 49 U.S. states, the District of
Columbia and Puerto Rico, 29 office supply stores in five Canadian provinces and 162 office supply
stores (excluding our participation in arrangements through non-consolidated entities) in six
countries outside of the United States and Canada. The following table sets forth the locations of
these facilities. As of January 24, 2009, we also had 19 DCs in 15 U.S. states and one Canadian
province and 43 DCs in 16 countries outside of the United States and Canada.
STORES
|
|
|
|
|
|
|
|
|
|
|
State/Country |
|
# |
|
|
State/Country |
|
# |
|
UNITED STATES: |
|
|
|
|
|
|
|
|
|
|
Alabama |
|
|
21 |
|
|
North Dakota |
|
|
2 |
|
Alaska |
|
|
2 |
|
|
Ohio |
|
|
17 |
|
Arizona |
|
|
7 |
|
|
Oklahoma |
|
|
17 |
|
Arkansas |
|
|
12 |
|
|
Oregon |
|
|
22 |
|
California |
|
|
153 |
|
|
Pennsylvania |
|
|
25 |
|
Colorado |
|
|
41 |
|
|
Puerto Rico |
|
|
5 |
|
Connecticut |
|
|
6 |
|
|
Rhode Island |
|
|
2 |
|
Delaware |
|
|
4 |
|
|
South Carolina |
|
|
21 |
|
District of Columbia |
|
|
1 |
|
|
South Dakota |
|
|
1 |
|
Florida |
|
|
147 |
|
|
Tennessee |
|
|
27 |
|
Georgia |
|
|
50 |
|
|
Texas |
|
|
148 |
|
Hawaii |
|
|
4 |
|
|
Utah |
|
|
11 |
|
Idaho |
|
|
6 |
|
|
Virginia |
|
|
27 |
|
Illinois |
|
|
64 |
|
|
Washington |
|
|
39 |
|
Indiana |
|
|
24 |
|
|
West Virginia |
|
|
3 |
|
Iowa |
|
|
5 |
|
|
Wisconsin |
|
|
14 |
|
Kansas |
|
|
9 |
|
|
Wyoming |
|
|
3 |
|
|
|
|
|
|
|
|
|
|
|
|
Kentucky |
|
|
21 |
|
|
TOTAL UNITED STATES |
|
|
1,238 |
|
Louisiana |
|
|
36 |
|
|
|
|
|
|
|
Maine |
|
|
2 |
|
|
CANADA: |
|
|
|
|
Maryland |
|
|
32 |
|
|
Alberta |
|
|
7 |
|
Massachusetts |
|
|
7 |
|
|
British Columbia |
|
|
9 |
|
Michigan |
|
|
27 |
|
|
Manitoba |
|
|
2 |
|
Minnesota |
|
|
12 |
|
|
Ontario |
|
|
9 |
|
Mississippi |
|
|
16 |
|
|
Saskatchewan |
|
|
2 |
|
|
|
|
|
|
|
|
|
|
|
|
Missouri |
|
|
29 |
|
|
TOTAL CANADA |
|
|
29 |
|
Montana |
|
|
4 |
|
|
|
|
|
|
|
Nebraska |
|
|
6 |
|
|
FRANCE |
|
|
48 |
|
Nevada |
|
|
21 |
|
|
HUNGARY |
|
|
17 |
|
New Hampshire |
|
|
1 |
|
|
ISRAEL |
|
|
44 |
|
New Jersey |
|
|
23 |
|
|
JAPAN |
|
|
27 |
|
New Mexico |
|
|
7 |
|
|
SOUTH KOREA |
|
|
13 |
|
New York |
|
|
16 |
|
|
SWEDEN |
|
|
13 |
|
|
|
|
|
|
|
|
|
|
|
|
North Carolina |
|
|
38 |
|
|
TOTAL OUTSIDE NORTH AMERICA |
|
|
162 |
|
We did not open or close any retail stores during January 2009. We plan to close 118 stores in
North America, of which 116 are part of the strategic review launched in the fourth quarter of
2008. We also plan to exit our retail operations in Japan during 2009. See Charges discussed in
MD&A for additional information.
14
DCs
|
|
|
|
|
|
|
|
|
|
|
State/Country |
|
# |
|
|
State/Country |
|
# |
|
UNITED STATES: |
|
|
|
|
|
|
|
|
|
|
Arizona |
|
|
1 |
|
|
BELGIUM |
|
|
1 |
|
California |
|
|
2 |
|
|
CHINA |
|
|
7 |
|
Colorado |
|
|
1 |
|
|
CZECH REPUBLIC |
|
|
1 |
|
Florida |
|
|
2 |
|
|
FRANCE |
|
|
5 |
|
Georgia |
|
|
1 |
|
|
GERMANY |
|
|
2 |
|
Illinois |
|
|
1 |
|
|
INDIA |
|
|
11 |
|
Maryland |
|
|
1 |
|
|
IRELAND |
|
|
1 |
|
Massachusetts |
|
|
1 |
|
|
ISRAEL |
|
|
1 |
|
Michigan |
|
|
1 |
|
|
ITALY |
|
|
1 |
|
Minnesota |
|
|
1 |
|
|
JAPAN |
|
|
1 |
|
New Jersey |
|
|
1 |
|
|
SOUTH KOREA |
|
|
1 |
|
North Carolina |
|
|
1 |
|
|
SPAIN |
|
|
1 |
|
Ohio |
|
|
1 |
|
|
SWEDEN |
|
|
4 |
|
Texas |
|
|
2 |
|
|
SWITZERLAND |
|
|
1 |
|
Washington |
|
|
1 |
|
|
THE NETHERLANDS |
|
|
1 |
|
|
|
|
|
|
|
UNITED KINGDOM |
|
|
4 |
|
|
|
|
|
|
|
|
|
|
|
|
CANADA: |
|
|
|
|
|
|
|
|
|
|
Ontario |
|
|
1 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
TOTAL UNITED STATES & CANADA |
|
|
19 |
|
|
TOTAL OUTSIDE NORTH AMERICA |
|
|
43 |
|
Although our distribution centers in Utah and Louisiana were not closed as of January 24, 2009, we
were no longer receiving goods from suppliers or shipping goods to
customers at these locations
on that date. As discussed in MD&A, we plan to close these two distribution centers, along with
three others in North America, during 2009. We also plan to close one distribution center in
Europe during 2009.
In addition to the properties identified in the tables above, we operate 12 crossdock facilities in
the United States. Generally, these facilities serve as centralized same-day distribution
facilities where bulk shipments are brought in, broken into smaller quantities and shipped to
retail stores needing supply. As discussed in MD&A, we plan to close one crossdock facility in
North America during 2009.
Our corporate offices in Boca Raton, Florida consist of approximately 600,000 square feet of office
space in three interconnected buildings. This facility is being leased over 15 years with certain
renewal options. This lease is accounted for as a capital lease. We also own a corporate office
in Venlo, the Netherlands which is approximately 226,000 square feet in size, and a systems data
center in Charlotte, North Carolina which is approximately 53,000 square feet in size.
Although we own a small number of our retail store locations and several of our European
distribution centers, most of our facilities are leased or subleased, with initial lease terms
expiring in various years through 2032.
Item 3. Legal Proceedings.
We are involved in litigation arising in the normal course of our business. While, from time to
time, claims are asserted that make demands for a large sum of money (including, from time to time,
actions which are asserted to be maintainable as class action suits), we do not believe that any of
these matters, either individually or in the aggregate, will materially affect our financial
position or the results of our operations.
As previously disclosed, the company continues to cooperate with the SEC in its formal order of
investigation issued in January 2008 covering the matters previously subject to the informal
inquiry that commenced July 2007. A formal order of investigation allows the SEC to subpoena
witnesses, books, records, and other relevant documents. The matters subject to the investigation
include contacts and communications with financial analysts, inventory receipt and reserves, timing
of vendor payments, certain intercompany loans, certain payments to foreign officials, inventory
obsolescence and timing and recognition of vendor program funds.
15
In early November 2007, two putative class action lawsuits were filed against the Company and
certain of its executive officers alleging violations of the Securities Exchange Act of 1934. In
addition, two putative shareholder derivative actions were filed against the Company and its
directors alleging various state law claims including breach of fiduciary duty. The allegations in
all four lawsuits primarily relate to the accounting for vendor program funds. Each of the
above-referenced lawsuits was filed in the Southern District of Florida, and is captioned as
follows: (1) Nichols v. Office Depot, Inc., Steve Odland and Patricia McKay filed on November 6,
2007; (2) Sheet Metal Worker Local 28 Pension Fund v. Office Depot, Inc., Steve Odland and Patricia
McKay filed on November 5, 2007; (3) Marin, derivatively, on behalf of Office Depot, Inc. v. Office
Depot, Inc., Steve Odland, Neil R. Austrian, David W. Bernauer, Abelardo E. Bru, Marsha J. Evans,
David I. Fuente, Brenda J. Gaines, Myra M. Hart, Kathleen Mason, Michael J. Myers, and Office
Depot, Inc. filed on November 8, 2007; and (4) Mason, derivatively, on behalf of Office Depot, Inc.
v. Steve Odland, Neil R. Austrian, David W. Bernauer, Abelardo E. Bru, Marsha J. Evans, David I.
Fuente, Brenda J. Gaines, Myra M. Hart, Kathleen Mason, Michael J. Myers, and Office Depot, Inc.
filed on November 8, 2007.
On March 21, 2008, the court in the Southern District of Florida entered an Order consolidating the
class action lawsuits and an Order consolidating the derivative actions. Lead plaintiff in the
consolidated class actions, the New Mexico Educational Retirement Board, filed its Consolidated
Amended Complaint on July 2, 2008. On September 2, 2008, Office Depot filed a motion to dismiss
the Consolidated Amended Complaint on the basis that it fails to state a claim, which remains
pending. We are still awaiting an amended complaint in the derivative action. We plan to vigorously
defend both the consolidated class action and the consolidated derivative action, which are in
their early stages.
As part of a normal process of doing business with federal, local and state governmental agencies,
we are subject to audits and reviews of our governmental contracts. Many of these audits and
reviews are resolved without incident, however we have had several highly publicized inquiries by
certain state agencies into contract pricing, and additional state inquiries may follow. We
currently do not anticipate that this will have a material effect on our business. We are
currently cooperating with the Florida and Missouri Attorneys General with respect to civil
investigations regarding our pricing practices that relate primarily to government customers. We
first became aware of the Florida matter in the second quarter of 2008 and the Missouri matter in
the first quarter of 2009. We are also cooperating with the U.S.
Department of Defense (DOD), the Department of Education, and
the General Services Administration (GSA) with respect to
their joint investigations that are being conducted in coordination
with the Department of
Justice regarding
our pricing practices that relate to sales to certain federal agencies. We first became aware of
the GSA matter on December 29, 2008, the DOD matter on
January 20, 2009 and the Department of Education matter on
February 19, 2009. No claim for relief
has been made in any of these matters and management cannot predict their ultimate outcome.
Item 4. Submission of Matters to a Vote of Security Holders.
None.
16
PART II
Item 5. Market for Registrants Common Equity, Related Stockholder Matters and Issuer Purchases of
Equity Securities.
Our common stock is listed on the New York Stock Exchange (NYSE) under the symbol ODP. As of
the close of business on January 24, 2009, there were 7,597 holders of record of our common stock.
The last reported sale price of the common stock on the NYSE on January 24, 2009 was $2.43.
The following table sets forth, for the periods indicated, the high and low sale prices of our
common stock, as quoted on the NYSE Composite Tape. These prices do not include retail mark-ups,
markdowns or commission.
|
|
|
|
|
|
|
|
|
|
|
High |
|
|
Low |
|
2008 |
|
|
|
|
|
|
|
|
First Quarter |
|
$ |
15.540 |
|
|
$ |
10.600 |
|
Second Quarter |
|
|
14.390 |
|
|
|
10.690 |
|
Third Quarter |
|
|
11.430 |
|
|
|
5.510 |
|
Fourth Quarter |
|
|
5.940 |
|
|
|
1.450 |
|
2007 |
|
|
|
|
|
|
|
|
First Quarter |
|
$ |
39.660 |
|
|
$ |
32.230 |
|
Second Quarter |
|
|
37.050 |
|
|
|
30.100 |
|
Third Quarter |
|
|
31.070 |
|
|
|
17.790 |
|
Fourth Quarter |
|
|
22.790 |
|
|
|
13.080 |
|
We have never declared or paid cash dividends on our common stock. Our asset based credit facility
includes limitations in certain circumstances on the payment of dividends. These dividend
restrictions are based on the then-current and proforma fixed charge coverage ratio and borrowing
availability at the point of consideration. While we regularly assess our dividend policy, we have
no current plans to declare a dividend. Earnings and other cash resources will continue to be used
in the maintenance and expansion of our business.
COMPARISON OF 5 YEAR CUMULATIVE TOTAL RETURN*
Among Office Depot, Inc., The S&P 500 Index
And The S&P Specialty Stores Index
The foregoing graph shall not be deemed to be filed as part of this Form 10-K and does not
constitute soliciting material and should not be deemed filed or incorporated by reference into any
other filing of the company under the Securities Act of 1933, as amended, or the Securities
Exchange Act of 1934, as amended, except to the extent the company specifically incorporates the
graph by reference.
17
The following table provides information with respect to our purchases of Office Depot, Inc. common
stock during the fourth quarter of the 2008 fiscal year:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(d) Maximum Number |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
of Shares (or |
|
|
|
|
|
|
|
|
|
|
|
|
(c) Total Number of |
|
|
Approximate Dollar |
|
|
|
|
|
|
|
|
|
|
|
|
Shares Purchased as |
|
|
Value) that May Yet |
|
|
|
|
|
|
|
|
|
|
|
|
Part of Publicly |
|
|
Be Purchased Under |
|
|
|
|
(a) Total Number of |
|
|
(b) Average Price |
|
|
|
Announced Plans or |
|
|
the Plans or |
|
Period |
|
|
Shares Purchased |
|
|
Paid per Share |
|
|
|
Programs (1) |
|
|
Programs |
|
September 28, 2008
October 25, 2008 |
|
|
|
|
|
$ |
|
|
|
|
|
|
|
$ |
500,000,000 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
October 26 2008
November 22, 2008 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
500,000,000 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
November 23, 2008
December 27, 2008 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
500,000,000 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total/Balance as of
December 27, 2008 |
|
|
|
|
|
$ |
|
|
|
|
|
|
|
$ |
500,000,000 |
|
18
Item 6. Selected Financial Data.
The following table sets forth selected consolidated financial data at and for each of the five
fiscal years in the period ended December 27, 2008. It should be read in conjunction with the
Consolidated Financial Statements and Notes thereto, included in Item 8 of this report, and
Managements Discussion and Analysis of Financial Condition and Results of Operations, included in
Item 7 of this report.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(In thousands, except per share amounts and statistical data) |
|
2008 |
|
|
2007 |
|
|
2006(2) |
|
|
2005(3) |
|
|
2004 |
|
|
|
|
Statements of Operations Data: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sales |
|
$ |
14,495,544 |
|
|
$ |
15,527,537 |
|
|
$ |
15,010,781 |
|
|
$ |
14,278,944 |
|
|
$ |
13,564,699 |
|
Net earnings (loss) (1) |
|
$ |
(1,478,938 |
) |
|
$ |
395,615 |
|
|
$ |
503,471 |
|
|
$ |
273,792 |
|
|
$ |
335,504 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) per share: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
$ |
(5.42 |
) |
|
$ |
1.45 |
|
|
$ |
1.79 |
|
|
$ |
0.88 |
|
|
$ |
1.08 |
|
Diluted |
|
|
(5.42 |
) |
|
|
1.43 |
|
|
|
1.75 |
|
|
|
0.87 |
|
|
|
1.06 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Statistical Data: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Facilities open at end of period: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
United States and Canada: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Office supply stores |
|
|
1,267 |
|
|
|
1,222 |
|
|
|
1,158 |
|
|
|
1,047 |
|
|
|
969 |
|
Distribution centers |
|
|
20 |
|
|
|
21 |
|
|
|
20 |
|
|
|
20 |
|
|
|
22 |
|
Call centers |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
3 |
|
|
|
13 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
International(4): |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Office supply stores |
|
|
162 |
|
|
|
148 |
|
|
|
125 |
|
|
|
70 |
|
|
|
78 |
|
Distribution centers |
|
|
43 |
|
|
|
33 |
|
|
|
32 |
|
|
|
25 |
|
|
|
25 |
|
Call centers |
|
|
27 |
|
|
|
31 |
|
|
|
30 |
|
|
|
31 |
|
|
|
31 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total square footage North American Retail Division |
|
|
30,672,862 |
|
|
|
29,790,082 |
|
|
|
28,520,269 |
|
|
|
26,261,318 |
|
|
|
24,791,255 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Percentage of sales by segment: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
North American Retail Division |
|
|
42.2% |
|
|
|
43.9% |
|
|
|
45.2% |
|
|
|
45.6% |
|
|
|
43.8% |
|
North American Business Solutions Division |
|
|
28.6% |
|
|
|
29.1% |
|
|
|
30.5% |
|
|
|
30.1% |
|
|
|
29.8% |
|
International Division |
|
|
29.2% |
|
|
|
27.0% |
|
|
|
24.3% |
|
|
|
24.3% |
|
|
|
26.4% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Balance Sheet Data: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total assets |
|
$ |
5,268,226 |
|
|
$ |
7,256,540 |
|
|
$ |
6,557,438 |
|
|
$ |
6,098,525 |
|
|
$ |
6,794,338 |
|
Long-term debt, excluding current maturities |
|
|
688,788 |
|
|
|
607,462 |
|
|
|
570,752 |
|
|
|
569,098 |
|
|
|
583,680 |
|
|
|
|
(1) |
|
Fiscal year 2008 net loss includes impairment charges for goodwill and trade names
of $1.27 billion and other asset impairment charges of $222 million. See Managements
Discussion and Analysis of Financial Condition and Results of Operations for additional
information. |
|
(2) |
|
Statements of Operations Data for fiscal year 2006 and Balance Sheet Data for 2006,
have been restated to reflect adjustments for vendor program accounting, which were filed on
Form 10-K/A on November 20, 2007. |
|
(3) |
|
Includes 53 weeks in accordance with our 52 53 week reporting convention. |
|
(4) |
|
Facilities of owned or majority-owned entities operated by our International
Division. |
19
Item 7. Managements Discussion and Analysis of Financial Condition and Results of Operations.
RESULTS OF OPERATIONS
GENERAL
Our business is comprised of three reportable segments. The North American Retail Division
includes our retail office supply stores in the U.S. and Canada, which offer office supplies,
computers and business machines and related supplies, and office furniture. Most stores also offer
a design, print and ship center offering graphic design, printing, reproduction, mailing and
shipping. The North American Business Solutions Division sells office supply products and services
in the U.S. and Canada directly to businesses through catalogs, internet web sites and a dedicated
sales force. Our International Division sells office products and services through catalogs,
internet web sites, a dedicated sales force and retail stores.
Our fiscal year results are based on a 52- or 53-week retail calendar ending on the last Saturday
in December. Each of the three years addressed in this Managements Discussion and Analysis of
Financial Condition and Results of Operations (MD&A) is based on 52 weeks. Our comparable store
sales relate to stores that have been open for at least one year.
OVERVIEW
Economic factors and company performance
Fiscal year 2008 was a very difficult period for the company. The housing crisis that began in
California and Florida in 2007 deepened in 2008 and spilled over to other sectors of the U.S.
economy and then the global economy. A wide range of underlying asset values decreased and in
turn, contributed to a banking and credit crisis, as well as extreme volatility in the stock
market. We entered a recessionary period combined with a systemic lack of liquidity and deep cuts
in corporate spending. All of these factors contributed to a difficult retail environment. While
we worked hard to anticipate and satisfy our customers needs, we clearly did not meet our goals.
As a result, the company has reported a decline in sales and gross margins, as well as significant
asset impairments and other charges, resulting in a significant loss for the year. We cannot
predict the future, but most economists anticipate another difficult year in 2009. This outlook of
continued recessionary factors has contributed to the severity of some of the impairment charges
recognized in 2008. We will continue to focus on the needs of our small- to medium-sized
customers, controlling cash flows, expanding our private brands and providing solutions to all
customers.
Summary of charges
At the time we reported our third quarter 2008 results, we also announced the launch of an internal
review of assets and processes with the goal of positioning the company to deal with the deepening
economic crisis and to benefit from its eventual improvement. The results of that internal review
led to decisions to close stores, exit certain businesses and write off certain assets that were
not seen as providing future benefit. These decisions resulted in material charges, some of which
were recognized during the fourth quarter of 2008, and others which will be recognized during 2009
as the related accounting criteria are met. Additional information about these activities is
provided below. We will manage these activities at a corporate level and the impacts will be
disclosed as corporate charges and will not be reflected in the Division operating results.
In addition to the charges that relate to these changes in business, we recognized other material
charges because of the downturn in our business. Those charges include material asset impairments
relating to stores we will continue to operate, charges to impair amortizing customer relationship
intangible assets, as well as an increase in our allowance for bad debts related to our private
label credit card portfolio and certain other accounts receivable balances to reflect the current
economic downturn. These charges are considered reflective of operating an ongoing business in
difficult times and are included in Division operating results.
We also recognized material goodwill and trade name impairment charges during 2008. The factors
and amounts associated with these and other charges reported internally at the corporate level
(collectively, the Charges) are discussed below.
Goodwill and trade name impairment charges
As a result of our annual fourth quarter review of goodwill and other non-amortizing intangible
assets, we recorded non-cash charges of $1.2 billion to write down goodwill and $57 million related
to the impairment of trade names. Our recoverability assessment of these non-amortizing intangible
assets considers company-specific projections, assumptions about market participant
views and the companys overall market capitalization around the testing period. All of those
factors worsened during 2008 compared to amounts used for the 2007 evaluations.
20
Beginning in 2007, we discussed in our periodic reports the adverse impacts on our business from
several broad economic drivers. We continually adjusted our activities during 2008 in an effort to
address the impact these factors were having on our customers and lessen the adverse impact on our
results. Through the third quarter of 2008, we assessed our 2008 full year forecast compared to
the base year used in our prior year goodwill test and looked to a recent acquisition in the office
supply sector as an indicator of then-current market participant information. At that time, our
stock price had begun to decline, but it had not sustained a low valuation for an extended period
of time. We had announced the beginning of a business review to be conducted by each of the
Divisions, but the potential impacts were uncertain at that time. Considering these factors, we
concluded that the accounting criteria requiring an acceleration of our goodwill testing had not
been met at the end of the third quarter.
The changes in business conditions since that time are considered significant. Initial decisions
from our fourth quarter business review included the closing of stores in North America and
internationally, the exiting of certain unproductive businesses and the curtailing of capital
expenditures throughout the company. Because of the current real estate markets, some of these
decisions will require the use of cash for several years as the opportunities for subleasing vacant
locations appears limited. These changes, combined with the extreme volatility and related
deepening economic crisis experienced during the fourth quarter, lower-than-expected full year 2008
operating results, continued recessionary projections for 2009 and significant uncertainty about
when the global economy will recover, have contributed to reduced projected cash flows and higher
risk-adjusted discount rates used in our current analysis compared to those used in our goodwill
test for 2007 and carried forward through our third quarter considerations. For our 2008 test, we
assessed our valuations with discount rates of approximately 19% to 22% without changing the
impairment conclusion. Our 2007 test included a 13% discount rate. This increase reflects the
significantly higher risk in the overall market and particularly with specialty retailers, as well
as a reduction in our credit rating during 2008. Our projections include anticipated benefits from
a re-leveraging of sales when conditions improved. We anticipate a continued challenging
environment for 2009 followed by some recovery beginning in 2010 in North America and beginning in
2011 for our international operations. In each of the reporting units, we have estimated a
terminal value based on a normal growth model. Given current market uncertainties, we believe this
captures the periodic cycles inherent in any forward forecast of operations and is a better
indicator than the multiple of ending year cash flow used in prior analyses.
To assess the reasonableness of our calculations, the resulting estimated fair values of all
reporting units were aggregated and compared to an average market capitalization (equity and debt)
during late 2008, including a control premium of approximately 20% to 50%, depending on the
discount rate used to assess the projected cash flows (22% 19%; the higher the discount rate, the
lower the resulting control premium). The market capitalization around the 2007 goodwill test was
in excess of then-current book value and corroborated the conclusion of no impairment at that time.
For the 2008 test, the estimated fair values indicated that the second step of goodwill impairment
analysis was required in four of our five reporting units, and that analysis showed that the
current value of goodwill could not be sustained in those four reporting units. Accordingly, we
recorded a goodwill impairment charge of $1.2 billion, relating to the following reporting units:
North American Retail, $2 million; North American Contract, $348 million; Europe, $794 million; and
Asia, $69 million. Included in these impairment charges is goodwill resulting from 1990 and later
acquisitions. All of these entities are considered integrated into their respective reporting
units and their cash flows were aggregated with all other cash flows of the respective reporting
unit in the determination of estimated fair value. Additionally, in light of the significant
adverse economic conditions which developed later in the year, we looked for current market
transactions that could provide perspective to our analysis, but no relevant purchase transactions
could be found.
Approximately $19 million of goodwill associated with the North American Direct reporting unit was
not impaired. This reporting unit has a relatively low net investment and projected cash flows
were sufficient to recover its net assets. Based on the fair value estimate in excess of the
carrying value, the company currently does not anticipate a risk of goodwill impairment for this
reporting unit.
The impairment of trade names totaled approximately $57 million and primarily relates to the
Niceday brand name which was part of a business acquisition in 2003. We have decided to shift the
emphasis in the related markets away from this brand name to products with the Office Depot® and
other private brand names. Accordingly, we lowered the expected contribution from this trade name
and, combined with the factors above, a non-cash impairment charge was recorded to reduce the asset
to its estimated fair value. Because the brand is expected to be retained but with lower
prominence, it remains a non-amortizing intangible asset.
Exit Costs
During 2005, we announced a number of material charges relating to asset impairments, exit costs
and other operating decisions that resulted from a wide-ranging assessment of assets and
commitments. It was disclosed that additional charges would be recognized when the identified
plans were implemented and the related accounting criteria were met. Associated pre-tax Charges in
2006 and 2007 totaled $63 million and $40 million, respectively. The few remaining exit activities
from the 2005 planned business changes
21
have been incorporated into the activities related to our
internal review that began in the fourth quarter of 2008. As mentioned above, we manage the costs
and programs associated with these activities (the Charges) at a corporate level, and
accordingly, these amounts are not included in determining Division operating profit. Additional
information about the costs and programs associated with the Charges is provided below.
A summary of the Charges and the line item presentation of these amounts in our accompanying
Consolidated Statements of Operations is as follows.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
(Dollars in millions, except per share amounts) |
|
Amounts |
|
|
Amounts |
|
|
Amounts |
|
|
Cost of goods sold and occupancy costs |
|
$ |
16 |
|
|
$ |
|
|
|
$ |
1 |
|
Store and warehouse operating and selling expenses |
|
|
52 |
|
|
|
25 |
|
|
|
37 |
|
Goodwill and trade name impairments |
|
|
1,270 |
|
|
|
|
|
|
|
|
|
Other asset impairments |
|
|
114 |
|
|
|
|
|
|
|
7 |
|
General and administrative expenses |
|
|
17 |
|
|
|
15 |
|
|
|
18 |
|
|
|
|
|
|
|
|
|
|
|
Total pre-tax Charges |
|
|
1,469 |
|
|
|
40 |
|
|
|
63 |
|
Income tax effect |
|
|
(103 |
) |
|
|
(11 |
) |
|
|
(21 |
) |
|
|
|
|
|
|
|
|
|
|
After-tax impact |
|
$ |
1,366 |
|
|
$ |
29 |
|
|
$ |
42 |
|
Per share impact |
|
$ |
5.01 |
|
|
$ |
0.11 |
|
|
$ |
0.15 |
|
The primary components of Charges associated with exit activities include:
|
|
Store closures (North America) - During the fourth quarter of 2008, we identified 112
stores in North America to be closed by the end of the first quarter of 2009, with an
additional 14 stores identified to be closed during 2009 as their leases expire or other lease
arrangements are finalized. As of December 27, 2008, six of the 112 stores had been closed,
and the number of additional stores to be closed had been reduced to ten, net of relocated
stores. The stores being closed are underperforming stores or stores that are no longer a
strategic fit for the company. In making the decision on which stores to close, we considered
sales, operating profit, cash flow, condition of the shopping center, location of other stores
in the proximity and customer demographics, among other factors. The stores to be closed are
located in various geographic regions, including 45 in the Central U.S., 40 in the Northeast
and Canada, 19 in the West and eight in the South. Many of these customers may shop in
alternative locations or through the companys other distribution channels. We have not
accounted for these closures as discontinued operations. The total charges for these closures
are estimated to be $180 million, with approximately $89 million recorded in the fourth
quarter of 2008 and the balance to be recognized during 2009 as the stores are closed. The
2008 amounts include approximately $15 million of inventory write downs because the company
executed an agreement with a third party liquidator in North America establishing the
recoverable amount for inventory in those specific stores. These inventory write downs are
presented in cost of goods sold and occupancy costs in our Consolidated Statements of
Operations. Additionally, approximately $66 million is for asset impairment, $1 million is
associated with severance and one-time termination benefit accruals, and $1 million represents
other facility closure costs. As mentioned above, six of the stores were closed by year end
2008 and approximately $6 million was recognized for the estimated period of economic loss
under the associated operating lease contracts. Additional severance of approximately $3
million will be recognized as services are performed over the closure period and applicable
lease accruals will be recognized when the facilities are closed during 2009. We currently
estimate approximately $88 million of lease charges to be recognized in 2009, but the amount
may change as sublease assumptions are refined and then-current risk-adjusted discount rates
applied. We are currently using discount rates ranging from 13.5% to 15.0% to discount these
multi-year obligations. |
|
|
Reduction in store openings (North America) - We have reduced the number of new store
openings for 2009 to approximately 15, from the previous estimate of 40 stores. This
reduction resulted in the recognition in 2008 of approximately $9 million for the estimated
period of economic loss under the operating lease contracts associated with the stores that
will not be opened. We expect to record approximately $3 million in lease costs for these
activities during 2009. |
|
|
Store closures (International) - We have decided to exit the retail sales channel in Japan
during 2009 because most of our stores in that country are unprofitable. The total charges for
these closures is estimated to be $13 million, with approximately
$6 million recorded in the fourth quarter of 2008 and the balance to be recognized during 2009
as the stores are closed. The 2008 charges are primarily associated with asset impairments, and
the 2009 charges include severance related expenses, lease costs and other facility closure
costs of $4 million, $2 million and $1 million, respectively. Additionally, we expect to incur
charges associated with residual inventory values from these closed facilities, however, these
values cannot be reasonably estimated. |
22
|
|
Supply chain consolidation (North America) - During 2009, our current plan is to close five
distribution centers and one crossdock facility to streamline our supply chain. These
facilities are near the end of their initial lease terms and projected closure costs total
approximately $8 million, with $2 million recognized during 2008 for severance related costs.
The remainder of the charges relate to one-time termination benefits of $1 million, lease
costs of $2 million and other exit costs including deconstruction expenses of $3 million.
Additionally, we expect to incur charges associated with residual inventory values from these
closed facilities, however, these values cannot be reasonably estimated. |
|
|
Supply chain consolidation (International) - We have substantially completed the
consolidation of our distribution centers in Europe with one closure planned for 2009. During
2008, we recorded approximately $20 million in exit costs associated with this activity.
These costs consisted primarily of accelerated depreciation, severance related expenses and
future lease obligations, which totaled $8 million, $4 million and $4 million, respectively.
We also recorded $4 million in charges related to other facility closure costs in 2008. We
expect to record approximately $23 million in charges for these activities during 2009. The
2009 charges include lease costs, severance related expenses, accelerated depreciation and
other facility closure costs of $11 million, $4 million, $4 million and $4 million,
respectively. |
|
|
Call center and back office restructuring (International) - During 2007, we began the
consolidation of our call centers and back office operations in Europe. We recorded
approximately $13 million of charges related to these activities in 2008, of which $12 million
was associated with severance and other one-time termination benefits. The remaining $1
million of charges incurred in 2008 related to other exit activities. We expect to record
approximately $10 million in severance related charges and
$1 million in lease costs for these activities during 2009. |
|
|
Additional employee reductions - Each of the Divisions, as well as Corporate, have
identified positions that have been or will be eliminated in an effort to be more responsive
to either customer needs or to centralize activities and eliminate geographic redundancies.
Total severance and one-time benefit costs associated with these actions are estimated to be
approximately $33 million, with $13 million recognized during 2008. |
|
|
Asset write downs - As a result of the fourth quarter 2008 business review, the company
determined that it would no longer use the functionality in certain software applications and
accordingly, recognized a charge of approximately $31 million to write down previously
capitalized software costs that will not be providing future economic benefit. Additionally,
during late 2008, the company substantially lowered its expectations for new store openings
and store remodels and determined that certain other projects would not be completed. The
company also concluded that possible acquisitions would not be completed before the end of the
year, if at all. Previously deferred costs for these activities, which totaled approximately
$11 million, were expensed during the fourth quarter of 2008. |
|
|
Other restructuring activities - During 2008, we
recorded approximately $5 million of
charges associated with other restructuring activities related to enhancing efficiencies
throughout the company. Of these charges, approximately $1 million related to the
harmonization of our product offerings in Europe, which resulted in a write down of inventory
in the fourth quarter of 2008. Of the remaining charges, approximately $2 million related to
the acceleration of depreciation on certain assets and $2 million was for lease costs. We expect to recognize additional charges of
approximately $25 million in 2009 related to restructuring activities not identified above. |
A summary of past and estimated future Charges is presented below:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006 |
|
|
2007 |
|
|
2008 |
|
|
2009 |
|
(Dollars in millions) |
|
Actual |
|
|
Actual |
|
|
Actual |
|
|
Projected |
|
|
Goodwill and trade name impairments |
|
$ |
|
|
|
$ |
|
|
|
$ |
1,270 |
|
|
$ |
|
|
Other asset impairments and accelerated depreciation |
|
|
28 |
|
|
|
20 |
|
|
|
124 |
|
|
|
8 |
|
Cost of goods sold |
|
|
1 |
|
|
|
|
|
|
|
16 |
|
|
|
|
|
Lease obligations/Contract terminations |
|
|
9 |
|
|
|
2 |
|
|
|
21 |
|
|
|
111 |
|
One-time termination benefits |
|
|
22 |
|
|
|
19 |
|
|
|
32 |
|
|
|
46 |
|
Other associated costs |
|
|
3 |
|
|
|
(1 |
) |
|
|
6 |
|
|
|
21 |
|
|
Total pre-tax Charges |
|
$ |
63 |
|
|
$ |
40 |
|
|
$ |
1,469 |
|
|
$ |
186 |
|
|
As with any estimate, the timing and amounts may change when projects are implemented.
Additionally, changes in foreign currency exchange rates may impact amounts reported in U.S.
dollars related to our foreign activities.
Of the
total 2008 and projected 2009 Charges, approximately $237 million either have or are
expected to require cash settlement, including longer-term lease obligations that will require cash
over multi-year lease terms; approximately $1,418 million of Charges are non-cash items.
23
SUMMARY OF OPERATING RESULTS
A summary of factors important to understanding our results for 2008 is provided below and further
discussed in the narrative that follows this overview.
|
|
Total company sales were $14.5 billion in 2008, down 7% compared to 2007. Sales in North
America decreased 10% for the year and comparable store sales in North American Retail
decreased 13%. International Division sales increased 1% in U.S. dollars and decreased 2% in
local currencies. |
|
|
Gross margin for 2008 declined 140 basis points from 2007, following a 200 basis point
decline in the prior year. The 2008 decline reflects deleveraging of fixed property costs
resulting from the reduced sales, as well as increased promotional activity, partially offset
by shifts in product and customer mix. |
|
|
Non-cash charges for impairment of goodwill and trade names totaled $1.3 billion. |
|
|
Other non-cash asset impairment charges in 2008 totaled $222 million, pretax, and relate
primarily to the impairment of store assets in the North American Retail Division, certain
software applications no longer used and impairment of customer list intangible assets in the
International Division. Of this total, $114 million is included as a component of the 2008
Charges. |
|
|
Additional pre-tax Charges of approximately $85 million, $40 million and $63 million were
recognized in 2008, 2007 and 2006, respectively. |
|
|
Our effective tax rate for 2008 was 6%, reflecting the largely non-deductible nature of
the goodwill impairment charge, as well as the impact of deferred tax asset valuation
allowances and other adjustments. |
|
|
Diluted (loss) earnings per share for 2008, 2007, and 2006 were $(5.42), $1.43, and $1.75,
respectively. The Charges had a per share impact of $5.01, $0.11 and $0.15 in 2008, 2007 and
2006, respectively. |
|
|
Cash flow from operating activities was $468 million in 2008, compared to $411 million in
2007, primarily reflecting improvement in working capital that was significantly offset by the
reduction in business performance. |
TOTAL COMPANY
Our overall sales decreased 7% in 2008, and increased 3% in 2007, and 5% in 2006. Adverse economic
conditions throughout our sales territories contributed to the 2008 decline. The 2007 sales
increase was driven by higher U.S. dollar sales in the International Division and essentially flat
sales in North America.
The decrease in gross profit as a percentage of sales reflects significant deleveraging of fixed
property costs in 2008, as well as the impact of a highly promotional environment in both 2008 and
2007. In 2008, gross margin benefited from a shift to core supplies. Gross margins in 2007 were
adversely impacted by a shift in category mix to lower margin products, a shift in customer mix,
inventory clearance activities, and cost increases. An increase in private brand sales benefited
gross margin in both periods.
Total operating expenses as a percentage of sales was 38.3% in 2008, 25.9%in 2007 and 26.2% in
2006. The 2008 amount includes goodwill and trade name impairment charges of 8.8% of sales and
other asset impairments of 1.5% of sales. Expressed as a percentage of sales, the remaining 2008
operating expenses were approximately 210 basis points higher than in 2007. This change reflects
the impact of relatively fixed levels of labor costs on a declining sales base, as well as
increases in legal and professional fees and the impact of no bonus expense in 2007. The 2007
decrease in total operating expenses as a percentage of sales resulted primarily from lower
performance-based pay across all of our Divisions in response to lower operating results. Lower
advertising costs and pre-opening expenses also contributed to the decrease in operating and
selling expenses as a percentage of sales. These positive impacts were partially offset by higher
selling expenses and supply chain costs, as well as investments made to support growth initiatives
in our International Division.
Discussion of other income and expense items, including changes in interest and taxes follows our
review of the operating segments.
24
NORTH AMERICAN RETAIL DIVISION
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Sales |
|
$ |
6,112.3 |
|
|
$ |
6,813.6 |
|
|
$ |
6,789.4 |
|
% change |
|
|
(10)% |
|
|
|
% |
|
|
|
4% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Division operating profit (loss) |
|
$ |
(29.2) |
|
|
$ |
354.5 |
|
|
$ |
454.3 |
|
% of sales |
|
|
(0.5)% |
|
|
|
5.2% |
|
|
|
6.7% |
|
Total sales in the North American Retail Division were $6.1 billion in 2008, a decrease of 10% from
2007. Sales in 2007 were up slightly compared to 2006. Comparable store sales in 2008 from the
1,207 stores that were open for more than one year decreased 13% for the full year and showed
successive declines throughout each quarter of the year. The 2008 comparable sales declines were
across all three primary categories of supplies, technology and furniture and other with more
discretionary items such as desks and filing showing the greatest declines. Some of our core
supplies areas showed the lowest declines. Comparable store sales in 2007 from the 1,158 stores
that were open for more than one year decreased 5%. The comparable store sales declines in both
2008 and 2007 were significantly influenced by the macroeconomic environment, which grew
increasingly challenging in 2008 as the year progressed. In 2007, softness in the U.S. housing
market resulted in weaker small business and consumer spending, particularly in Florida and
California, which combined, represented approximately 27% of Division sales that year. However, in
2008, the difficult economic conditions expanded beyond the housing market to the banking and
liquidity crisis which has prompted broad governmental intervention in an attempt to stimulate the
U.S. economy. Consumer spending declined as a result of economic factors such as the higher cost
of such basic consumer staples as gas and food, rising levels of unemployment and personal debt,
and reduced access to consumer credit. Management expects the Company to continue to face a very
difficult economic environment throughout fiscal 2009. As the global financial crisis has
broadened and intensified, other sectors of the global economy have been adversely impacted and a
severe global recession of uncertain length now appears likely. As a company that is dependent upon
consumer discretionary spending, we expect to face an extremely challenging 2009 because of these
economic conditions.
Division operating performance in 2008 resulted in a $29 million loss, compared to $355 million
operating profit in 2007. This measure of operating performance is consistent with the internal
reporting of results used to manage the business but does not include charges associated with the
strategic decision to close 126 stores and one crossdock facility as well as certain other items.
Please see Charges discussion in the MD&A Overview section above.
Operating profit as a percentage of sales decreased by 570 basis points in 2008 and 150 basis
points in 2007 as compared to the prior year. Product margins in 2008 were essentially flat with
increased promotional and clearance activity largely offsetting an increase from a shift in product
mix away from lower margin technology products. In 2007, product margins decreased approximately
120 basis points from increased promotional activities and a shift in category mix to lower margin
items. Although flat for the full year of 2007, we experienced a significant decrease in vendor
program funds in the second half of 2007 from reduced purchasing levels and as vendors experienced
slowdown in their own businesses. Operating margin was negatively impacted in 2008 by
approximately 160 basis points from a de-leveraging of fixed property costs and 90 basis points
from higher inventory shrink and valuation charges and higher supply chain costs as a percentage of
sales. In 2007, de-leveraging of fixed costs, higher supply chain costs and higher levels of
inventory shrink reduced operating margins by 120 basis points. During 2008, consistent with the
downturn in the economy and our performance, we recognized approximately $98 million of asset
impairment charges, or 160 basis points expressed as a percentage of sales. Partially offsetting
these factors, we expanded our selection of private brands which had a positive impact on operating
margins in 2008 and 2007. While payroll, advertising and other expenses were lower in 2008, because
of the reduced sales base, they contributed approximately 160 basis points to the decline in
operating margin. The 2007 operating expenses improved operating margin approximately 90 basis
points reflecting a reduction in advertising costs as well as lower bonus accruals commensurate
with lower Division performance and lower pre-opening expenses related to a reduction in new store
openings.
As we look into 2009, we believe the uncertain economic outlook will continue to challenge our
sales and operating profit margin.
We opened 59 new stores during 2008 and 71 stores during 2007, all using our M2 store design. At
the end of 2008, we operated 1,267 retail stores in the U.S. and Canada. We anticipate opening
approximately 15 stores in 2009. During 2009, we plan to close 118 stores in North America, of
which 116 are part of the strategic review launched in the fourth quarter of 2008. For additional
information on this strategic review, see the Overview to MD&A above. During 2008 and 2007, we
remodeled 16 stores and 177 stores, respectively. We exclude the brief remodel period from our
comparable store sales calculation to partially account for the disruption.
25
NORTH AMERICAN BUSINESS SOLUTIONS DIVISION
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Sales |
|
$ |
4,142.1 |
|
|
$ |
4,518.4 |
|
|
$ |
4,576.8 |
|
% change |
|
|
(8)% |
|
|
|
(1)% |
|
|
|
6% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Division operating profit |
|
$ |
119.8 |
|
|
$ |
220.1 |
|
|
$ |
367.0 |
|
% of sales |
|
|
2.9% |
|
|
|
4.9% |
|
|
|
8.0% |
|
Sales in our North American Business Solutions Division decreased 8% in 2008 and 1% in 2007. The
sales decrease in 2008 reflects the impact of worsening economic conditions and the resulting
decline in sales to our small- to medium-size customer base. Sales to our larger account
customers, including the public sector, also declined, especially following the fourth quarter
banking crisis, as customers confined more of their purchases to core supplies. Both our contract
and direct channels experienced sales declines, with contract down 8% and direct down 9%. The 2007
decrease reflects an 11% reduction in sales from the direct channel, partially offset by sales
increases in large and national account customers in the contract channel.
Division operating profit totaled $120 million in 2008, compared to $220 million in 2007. This
measure of operating performance is consistent with the internal reporting of results used to
manage the business but does not include charges associated with the strategic decision to close
five distribution centers and eliminate certain positions nor a goodwill impairment charge of $348
million recognized at the corporate level. Please see Charges discussion in the MD&A Overview
section above.
Operating profit as a percentage of sales decreased 200 basis points in 2008, following a 310 basis
point decline in 2007. Product margins decreased approximately 60 basis points in 2008 from higher
promotional activity and customer incentives, partially offset by increased vendor program funds.
Operating margin in 2007 was negatively impacted by 280 basis points from a combination of higher
incentives offered to large and national account customers, a shift in the sales mix to lower
margin customers and products, net cost increases that were not fully passed along to our
customers, lower vendor program funds, and to a lesser degree, higher inventory clearance charges.
Operating expenses as a percentage of sales negatively impacted operating profit in 2008 by
approximately 140 basis points. These expenses include an increased accrual for bad debts
consistent with the economic downturn, higher advertising expenses in an attempt to stimulate sales
and higher professional fees related to operational enhancements, as well as the impact of the
declining sales base. In 2007, operating expenses reduced operating margin by approximately 30
basis points, reflecting de-leveraging of Division fixed costs, somewhat higher selling costs, and
costs associated with certain unprofitable contracts partially offset by lower advertising expenses
and lower performance-based variable pay resulting from lower Division performance.
During 2009, we anticipate continued negative margin impacts.
INTERNATIONAL DIVISION
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Sales |
|
$ |
4,241.1 |
|
|
$ |
4,195.6 |
|
|
$ |
3,644.6 |
|
% change |
|
|
1% |
|
|
|
15% |
|
|
|
5% |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Division operating profit |
|
$ |
157.2 |
|
|
$ |
231.1 |
|
|
$ |
249.2 |
|
% of sales |
|
|
3.7% |
|
|
|
5.5% |
|
|
|
6.8% |
|
Sales in our International Division in U.S. dollars increased 1% in 2008, and 15% in 2007. Local
currency sales decreased 2% in 2008 and increased 6% in 2007. The contract channel increased
approximately 1% in local currencies during 2008 and direct decreased approximately 5%. We
continue to see adverse impacts of worsening economic conditions in the European countries where we
have the greatest amount of sales. We anticipate that these conditions could persist for some time
and provide additional challenges to our operations. In 2007, the contract channel increased sales
in local currencies by 12% while sales in the direct channel were slightly negative, reflecting a
5% decline in our business in the UK. The retail channel, while a smaller part of our offering in
this Division, increased sales in local currencies in both 2008 and 2007. The 2008 increase
resulted, in part, from the impact of acquisitions. While revenues from our operations in Asian
markets increased in 2008, the overall contribution from that business continues to be negative.
Accordingly, we have committed to closing stores in Japan and will pursue other opportunities to
modify our business in that region with the intent of growing profitable sales or curtailing
operations.
26
Division operating profit totaled $157 million in 2008, compared to $231 million in 2007. This
measure of operating performance is consistent with the internal reporting of results used to
manage the business but does not include charges associated with the strategic decision to close
stores in Japan and restructure certain operations nor a goodwill impairment charge of $863 million
recognized at the corporate level. Please see Charges discussion in the MD&A Overview section
above.
Operating profit as a percentage of sales decreased 180 basis points in 2008, following a 130 basis
point decline in 2007. Despite improvements in our UK business in 2008, the de-leveraging of fixed
costs against lower sales levels resulted in approximately 150 basis points of operating margin
decline. A shift to lower margin customers and the impact of acquisitions resulted in a decrease
in operating margin of approximately 30 basis points. Also during 2008, we recorded a non-cash
gain of approximately $13 million related to the curtailment of a defined benefit pension plan in
the UK and non-cash impairment charges of approximately $11 million related to our customer list
intangible assets. The 2007 decrease reflects lower performance of approximately 80 basis points,
primarily from the UK, and to a lesser extent, a greater percentage of contract sales in our sales
mix. During 2007, the Division established regional offices in Asia and Latin America, centralized
certain support functions in Europe, expanded into Poland and consolidated certain warehouse
facilities. These investments lowered 2007 operating margin by approximately 80 basis points.
Partially offsetting the decrease in operating margin in 2007 were positive impacts totaling
approximately 30 basis points, which resulted primarily from lower performance-based variable pay
as a result of lower Division performance.
We believe the uncertain economic outlook will continue to challenge our sales and operating profit
margin in 2009.
For U.S. reporting, the International Divisions sales are translated into U.S. dollars at average
exchange rates experienced during the year. The Divisions reported sales were positively impacted
by approximately $127 million in 2008 and $322 million in 2007 from changes in foreign currency
exchange rates. Division operating profit was also positively impacted from changes in foreign
exchange rates by $2 million in 2008 and $20 million in 2007. Internally, we analyze our
international operations in terms of local currency performance to allow focus on operating trends
and results.
CORPORATE AND OTHER
General and Administrative Expenses
Total general and administrative expenses (G&A) increased from $646 million in 2007 to $743
million in 2008. The portion of G&A expenses considered directly or closely related to division
activity is included in the measurement of Division operating profit. Other companies may charge
more or less G&A expenses and other costs to their segments, and our results therefore may not be
comparable to similarly titled measures used by other companies. The remainder of the total G&A
expenses are considered corporate expenses. A breakdown of G&A is provided in the following table:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Division G&A |
|
$ |
394.6 |
|
|
$ |
341.8 |
|
|
$ |
319.0 |
|
Corporate G&A |
|
|
348.6 |
|
|
|
303.9 |
|
|
|
332.7 |
|
|
|
|
|
|
|
|
|
|
|
Total G&A |
|
$ |
743.2 |
|
|
$ |
645.7 |
|
|
$ |
651.7 |
|
% of sales |
|
|
5.1% |
|
|
|
4.2% |
|
|
|
4.3% |
|
Increases in Division G&A in 2008 were primarily driven by higher levels of performance-based
variable pay and the impact of changes in foreign exchange rates.
Corporate G&A includes Charges of approximately $17 million, $15 million and $18 million in 2008,
2007 and 2006, respectively. Additionally in 2006, we recognized a charge of approximately $16
million to resolve a wage and hour litigation in California. After considering these charges,
corporate G&A expenses as a percentage of sales increased approximately 40 basis points from 2007
to 2008 and decreased by approximately 10 basis points from 2006 to 2007. The 2008 increase
primarily reflects higher performance-based variable pay as well as costs for professional and
legal fees associated with the companys proxy challenge and legal matters described in Part I -
Item 3. Legal Proceedings. Also, during 2008, the company initiated a voluntary exit incentive
program for certain employees that resulted in charges for severance expenses of approximately $7
million during the year. The 2007 decrease reflects lower performance-based pay, partially offset
by higher professional fees and outside labor costs.
27
Gain on Sale of Building
In December 2006, in connection with a decision to move to a new, leased, headquarters facility, we
sold our corporate campus and entered into a leaseback agreement pending completion of the new
facility. The sale resulted in a gain of approximately $21 million recognized in 2006 and $15
million deferred over the leaseback period. We recognized approximately $7 million in amortization
of the deferred gain on the sale during both 2008 and 2007. This amortization largely offset the
rent expense during the leaseback period. During 2007, we entered into a longer-term lease on our
new corporate campus, and we moved into this new facility during the fourth quarter of 2008.
Other Income and Expense
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Interest income |
|
$ |
10.0 |
|
|
$ |
9.4 |
|
|
$ |
9.8 |
|
Interest expense |
|
|
(68.3 |
) |
|
|
(63.1 |
) |
|
|
(40.8 |
) |
Loss on extinguishment of debt |
|
|
|
|
|
|
|
|
|
|
(5.7 |
) |
Miscellaneous income, net |
|
|
25.7 |
|
|
|
28.7 |
|
|
|
30.6 |
|
Interest expense increased for 2008 compared to 2007, reflecting the impact of additional capital
leases as well as a higher level of short-term borrowings throughout the year. The increase in
interest expense in 2007 also reflected higher levels of short-term borrowings compared to 2006.
Additionally, 2007 interest expense includes approximately $3.5 million of incremental expense
recorded in connection with reconciliations of amounts due under certain borrowings that are not
expected to recur.
The loss on extinguishment of debt in 2006 represents the $5.7 million make whole payment related
to settlement of the mortgage on our corporate campus that was sold during that year.
Our net miscellaneous income consists of our earnings of joint venture investments, royalty income,
gains and losses related to foreign exchange transactions, and realized gains and impairments of
other investments. The majority of miscellaneous income is attributable to equity in earnings from
our joint venture in Mexico, Office Depot de Mexico. The change in 2008 and 2007 reflects higher
joint venture earnings offset by foreign currency losses.
Income Taxes
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Income tax expense (benefit) |
|
$ |
(98.6 |
) |
|
$ |
63.0 |
|
|
$ |
203.6 |
|
Effective income tax rate* |
|
|
6% |
|
|
|
14% |
|
|
|
29% |
|
|
|
|
* |
|
Income Taxes as a percentage of earnings before income taxes. |
The decrease in the effective income tax rate during 2008 reflects the largely non-deductible
nature of the goodwill
impairment charge and non-deductible foreign interest, as well as the impact of a $47 million
increase in deferred tax asset valuation allowances resulting from the change to loss positions in
certain jurisdictions. The decrease in 2007 reflects the impact from 2007 discrete benefits and
current year valuation allowance changes, as well as the impact from a shift in the mix of pretax
income, reflecting a higher proportion of international earnings taxed at lower rates. Our
operational tax rates before these significant period impacts were approximately 38% in 2008, 25%
in 2007 and 30% in 2006. The 2007 discrete items include a benefit of approximately $10 million
from the reversal of an accrual for uncertain tax position following a previously-disclosed
restructuring initiative and a local jurisdiction ruling that secured certain prior year filing
positions. Additionally in 2007, because of a jurisdictional restructuring, changes in foreign
country tax law and certain book to tax return adjustments, we recognized tax benefits totaling $48
million, primarily related to eliminations of valuation allowances on deferred tax assets.
In general, the effective tax rate can be affected by variability in our mix of income, the tax
rates in various jurisdictions, changes in the rules related to accounting for income taxes,
outcomes from tax audits that regularly are in process and our assessment of the need for accruals
for uncertain tax positions, and therefore may be higher or lower than it has been over the past
three years. However, in 2009, in light of the continued downturn in the economy and our
performance, we may be required to record additional valuation allowances against existing deferred
tax assets. While we currently cannot predict the likelihood of such an outcome, our effective tax
rate may be volatile throughout the year. Any valuation allowances would not impact our cash tax
position for the year.
28
LIQUIDITY AND CAPITAL RESOURCES
Liquidity
At December 27, 2008, we had approximately $156 million in cash and equivalents and another $712
million available under our asset based revolving credit facility. The current and anticipated
future difficult economic conditions impact our assessment of short-term liquidity, but we consider
our resources adequate to satisfy our 2009 cash needs. While much of the loss recorded in 2008
resulted from non-cash charges for asset impairments, we clearly had lower operating performance as
well. We anticipate the global economy will continue to struggle through 2009, and in response, we
have heightened our focus on maximizing operating cash flow and have significantly reduced our
anticipated capital expenditures, including limiting the number of new stores and remodels. Also,
we do not plan to make additional acquisitions or execute any share repurchases in the near term.
We are working to lower our working capital needs and have reduced inventory levels and focused on
cash collections of our accounts receivable balances. During 2008, we completed several
sale-leaseback transactions and expect to complete others in 2009. We are also considering sales
of some of our accounts receivable portfolio. These possible sales, together with projected cash
benefits from actions taken in our fourth quarter business review and other items, could add
approximately $400 million of liquidity during 2009. As discussed below, we have executed an asset
based credit facility that is intended to provide us flexibility needed in these challenging times.
Based on our current assessment of 2009 and the cash flow options available to us, we believe we
have sufficient liquidity to withstand the anticipated continuation of difficult economic
conditions.
We hold cash throughout our service areas, but we principally manage our cash through regional
headquarters in North America and Europe. We may move cash between those regions from time to time
through short-term transactions and have used these cash transfers at the end of fiscal quarterly
periods to pay down borrowings outstanding under our credit facilities. Although such transfers
and debt repayments took place at the end of 2006 and each of the first three quarters of 2007, we
completed a non-taxable distribution to the U.S. in the amount of $220 million during the fourth
quarter of 2007, thereby permanently repatriating this cash. Additional distributions, including
distributions of foreign earnings or changes in long-term arrangements could result in significant
additional U.S. tax payments and income tax expense. Currently, there are no plans to change our
expectation of foreign earnings reinvestment or the long-term nature of our intercompany
arrangements, though accounting impacts of any change in these classifications would be recognized
in the period of the change.
On September 26, 2008, the company entered into a Credit Agreement (the Agreement) with a group
of lenders, which provides for an asset based, multi-currency revolving credit facility (the
Facility) of up to $1.25 billion. The amount that can be drawn on the Facility at any given time
is determined based on percentages of certain accounts receivable, inventory and credit card
receivables (the Borrowing Base). At December 27, 2008, the company was eligible to borrow
approximately $1.0 billion of the Facility. In February 2009, that borrowing base was lowered by
$75 million by the
Administrative Agent, pending completion of asset base appraisals. The Facility includes a
sub-facility of up to $250 million which is available to certain of the companys European
subsidiaries (the European Borrowers). Certain of the companys domestic subsidiaries (the
Domestic Guarantors) guaranty the obligations under the Facility. The Agreement also provides for
a letter of credit sub-facility of up to $400 million. All loans borrowed under the Agreement may
be borrowed, repaid and reborrowed from time to time until September 26, 2013 (or, in the event
that the companys existing 6.25% Senior Notes are not repaid, then February 15, 2013), on which
date the Facility matures.
All amounts borrowed under the Facility, as well as the obligations of the Domestic Guarantors, are
secured by a lien on the companys and such Domestic Guarantors accounts receivables, inventory,
cash and deposit accounts. All amounts borrowed by the European Borrowers under the Facility are
secured by a lien on such European Borrowers accounts receivable, inventory, cash and deposit
accounts, as well as certain other assets. At the companys option, borrowings made pursuant to
the Agreement bear interest at either, (i) the alternate base rate (defined as the higher of the
Prime Rate (as announced by the Agent) and the Federal Funds Rate plus 1/2 of 1%) or (ii) the
Adjusted LIBOR Rate (defined as the LIBOR Rate as adjusted for statutory revenues) plus, in either
case, a certain margin based on the aggregate average availability under the Facility. The
Agreement also contains representations, warranties, fees, affirmative and negative covenants, and
default provisions. The Facility includes limitations in certain circumstances on acquisitions,
dispositions, share repurchases and the payment of dividends. The dividend restrictions are based
on the then-current and proforma fixed charge coverage ratio and borrowing availability at the
point of consideration. The company has never declared or paid cash dividends on its common stock.
The Facility also includes provisions whereby if the global availability is less than $218.8
million, or the European availability is below $37.5 million, the companys cash collections go
first to the Agent to satisfy outstanding borrowings. Further, if total availability falls below
$187.5 million, a fixed charge coverage ratio test is required which, based on current forecasts,
could effectively eliminate additional borrowing under the Facility.
29
At December 27, 2008, the companys borrowings under the Facility totaled approximately $139
million at an effective interest rate of approximately 5.41%. There were also letters of credit
outstanding under the Facility totaling approximately $178 million. An additional $1.5 million of
letters of credit were outstanding under separate agreements. Average borrowings under the
Facility from September 26, 2008 to December 27, 2008 were approximately $254 million.
The Agreement replaced the companys Revolving Credit Facility Agreement, which provided for
multiple-currency borrowings of up to $1 billion and had a sub-limit of up to $350 million for
standby and trade letter of credit issuances. The facility had a maturity date of May 25, 2012.
In December 2008, the companys credit rating was downgraded which provided the counterparty to the
companys private label credit card program the right to terminate the agreement and require the
company to repurchase the outstanding balance of approximately $184 million. Both parties entered
into a standstill agreement whereby the company permanently waived its early termination right and
the counterparty agreed not to terminate the agreement and require repurchase of the outstanding
balance until at least March 31, 2009 while a permanent solution was developed. This standstill
agreement precluded the occurrence of cross defaults in certain of the companys agreements. In
February 2009, the company and the counterparty amended the agreement to permanently waive the
repurchase clause and the company agreed to amend an existing $25 million letter of credit which
may be increased, after December 29, 2009, to as much as $45 million based on an assessment of risk
in the portfolio at that time.
In addition to our borrowings under the Facility, we had short-term borrowings $37.5 million.
These borrowings primarily represent outstanding balances under various local currency credit
facilities for our international subsidiaries that had an effective interest rate at the end of the
year of approximately 3.03%.
Cash provided by (used in) our operating, investing and financing activities is summarized as
follows:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in millions) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Operating activities |
|
$ |
468.3 |
|
|
$ |
411.4 |
|
|
$ |
827.1 |
|
Investing activities |
|
|
(338.7 |
) |
|
|
(372.5 |
) |
|
|
(485.2 |
) |
Financing activities |
|
|
(186.3 |
) |
|
|
7.9 |
|
|
|
(889.1 |
) |
Operating Activities
The increase in net cash provided by operating activities in 2008 primarily reflects improvement in
working capital that was significantly offset by a reduction in business performance. During 2008,
working capital was a source of cash of approximately $187 million compared to a use of
approximately $335 million in 2007. As mentioned above, we are working to lower our working
capital needs and accordingly, during 2008, we reduced inventory levels and focused on cash
collections of our accounts receivable balances. Working capital is influenced by a number of
factors, including the aging of inventory and timing of vendor payments. The timing of payments is
subject to variability during the year depending on a variety of factors, including the flow of
goods, credit terms, timing of promotions, vendor production planning, new product introductions
and working capital management. Vendor payment deferrals totaled approximately $50 million at year
end 2006, but we made no such deferrals at the end of 2007 or 2008. The effect of such vendor
payment deferrals at period-end on our financial statements was to report a higher accounts payable
balance and lower balance of outstanding short-term borrowings than would otherwise have appeared
if the vendor payments had not been deferred. For our accounting policy on cash management, see
Note A of the Notes to Consolidated Financial Statements. The change in cash flows from operating
activities during 2007 reflects a decrease in business performance as well as an increase in
working capital used during the year.
Investing Activities
We invested $330 million, $461 million and $343 million in capital expenditures during 2008, 2007
and 2006, respectively. This activity includes investments in information technology, the opening,
relocating and remodeling of retail stores in North America and distribution network infrastructure
costs. Additionally, a portion of our 2008 capital expenditures relates to our new corporate
headquarters facility. As mentioned above, we have significantly reduced our anticipated capital
expenditures in response to the current economic conditions. Accordingly, we expect capital
expenditures to total approximately $150 million in 2009 as we are limiting store openings and
remodel activities in the near term. Included in the future capital expenditure projections is
continued investment in our enterprise-wide information technology project that includes
capitalized software development costs and related hardware.
30
Proceeds from the disposition of assets in 2008 and 2007 include proceeds from sale-leaseback
transactions of $67 million and $64 million, respectively. The 2008 transactions related to retail
store locations and the 2007 transaction related to a European warehouse facility. The realized
gains on the sale-leaseback transactions are being amortized over the lease terms. During 2008, we
also purchased certain non-operating assets for approximately $39 million. We sold certain of
these non-operating assets during the year. We placed restricted cash on deposit in the amount of
$6 million and $18 million, respectively, for transactions that were pending at the end of 2008 and
2007. During 2007, we also received $25 million as dividends from an equity method investment.
During 2008, we acquired a majority ownership position in businesses in India and Sweden. The
company has the right to acquire or may be required to purchase some or all of the minority
interest shares of these businesses at various points over the next few years. Also during 2008,
we acquired under previously existing put options all remaining minority interest shares of our
joint ventures in Israel and China. During 2007, we acquired Axidata Inc., a Canada-based office
products delivery company. Additionally in both 2008 and 2007, we funded previously accrued
acquisition-related payments for former owners of entities acquired in 2006. We do not expect to
make significant purchases of additional interests from minority shareholders in 2009.
Financing Activities
Cash used in financing activities in 2008 primarily resulted from net repayments of short-term
borrowings under our previously existing revolving credit facility. At the end of 2007, borrowings
under that facility totaled approximately $235 million, all of which was repaid during 2008. As
mentioned above, this facility was replaced with an asset based credit facility during the third
quarter of 2008, which had an outstanding balance of approximately $139 million at the end of 2008.
In conjunction with our asset based credit facility, we incurred debt issuance costs of
approximately $41 million in 2008. In addition to repayments on the revolving credit facility, we
also repaid certain other borrowings related to our international subsidiaries and made payments on
capital leases.
Proceeds from the issuance of long- and short-term debt totaled $177 million and $8 million in 2007
and 2006, respectively. The increase in 2007 was primarily driven by the decline in our operating
cash flow, as we experienced higher levels of
short-term borrowings to support our working capital needs. Also, in connection with the sale of
our corporate campus in 2006, a portion of the proceeds was used to liquidate an existing mortgage
on one of the facilities.
The Board of Directors has authorized open market purchases of our common stock under repurchase
plans that were in effect during the three years presented. We made no share repurchases under the
approved plans in 2008. We purchased 5.7 million shares in 2007 at a cost of $200 million and 26.4
million shares in 2006 at a cost of $971 million. At the end of 2008, $500 million remained
available for additional repurchases under the most recent board approved plan. Our asset based
credit facility has restrictions on share repurchases, and we do not expect to repurchase shares in
the near term. Proceeds from issuance of common stock under our employee related plans were
minimal during 2008 as a result of the drop in our stock price. In 2007 and 2006, these proceeds
were $29 million and $101 million, respectively. Additionally, upon the issuance of certain
restricted stock awards, employees surrendered shares to the company equal to approximately $11
million in 2007 and $13 million in 2006 in exchange for our settlement of their taxes due on these
shares.
31
Contractual Obligations
The following table summarizes our contractual cash obligations at December 27, 2008, and the
effect such obligations are expected to have on liquidity and cash flow in future periods:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less than |
|
|
|
|
|
|
|
|
|
|
After 5 |
|
(Dollars in millions) |
|
Total |
|
|
1 year |
|
|
1 - 3 years |
|
|
4 - 5 years |
|
|
years |
|
|
Contractual Obligations |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Long-term debt obligations (1) |
|
$ |
526.7 |
|
|
$ |
25.5 |
|
|
$ |
51.1 |
|
|
$ |
450.1 |
|
|
$ |
|
|
Short-term borrowings and other (2) |
|
|
176.6 |
|
|
|
176.6 |
|
|
|
|
|
|
|
|
|
|
|
|
|
Capital lease obligations (3) |
|
|
489.9 |
|
|
|
35.2 |
|
|
|
66.9 |
|
|
|
80.7 |
|
|
|
307.1 |
|
Operating lease obligations (4) |
|
|
3,019.5 |
|
|
|
530.7 |
|
|
|
847.8 |
|
|
|
627.9 |
|
|
|
1,013.1 |
|
Purchase obligations (5) |
|
|
213.6 |
|
|
|
130.5 |
|
|
|
82.8 |
|
|
|
0.3 |
|
|
|
|
|
Other liabilities (6) |
|
|
11.0 |
|
|
|
|
|
|
|
11.0 |
|
|
|
|
|
|
|
|
|
|
|
|
Total contractual cash obligations |
|
$ |
4,437.3 |
|
|
$ |
898.5 |
|
|
$ |
1,059.6 |
|
|
$ |
1,159.0 |
|
|
$ |
1,320.2 |
|
|
|
|
|
|
|
(1) |
|
Long-term debt obligations consist primarily of our $400 million senior notes and the
associated contractual interest payments. Also included in this amount are the expected
payments (principal and interest) on certain long-term debt obligations related to our
international subsidiaries. |
|
(2) |
|
Short-term borrowings consist primarily of amounts outstanding under our asset based
revolving credit facility and subsidiary lines of credit. |
|
(3) |
|
The present value of these obligations are included on our Consolidated Balance Sheets. See
Note E of the Notes to Consolidated Financial Statements for additional information about our
capital lease obligations. |
|
(4) |
|
The operating lease obligations presented reflect future minimum lease payments due under the
non-cancelable portions of our leases as of December 27, 2008. Our operating lease
obligations are described in Note G of the Notes to Consolidated Financial Statements. In the
table above, sublease income is distributed by period. |
|
(5) |
|
Purchase obligations include all commitments to purchase goods or services of either a fixed
or minimum quantity that are enforceable and legally binding on us that meet any of the
following criteria: (1) they are non-cancelable, (2) we would incur a penalty if the
agreement was cancelled, or (3) we must make specified minimum payments even if we do not take
delivery of the contracted products or services. If the obligation is non-cancelable, the
entire value of the contract is included in the table. If the obligation is cancelable, but
we would incur a penalty if cancelled, the dollar amount of the penalty is included as a
purchase obligation. If we can unilaterally terminate the agreement simply by providing a
certain number of days notice or by paying a termination fee, we have included the amount of
the termination fee or the amount that would be paid over the notice period. As of December
27, 2008, purchase obligations include television, radio and newspaper advertising, sports
sponsorship commitments, telephone services, certain fixed assets and software licenses and
service and maintenance contracts for information technology. Contracts that can be
unilaterally terminated without a penalty have not been included. |
|
(6) |
|
Our Consolidated Balance Sheet as of December 27, 2008 includes $586 million classified as
Deferred income taxes and other long-term liabilities. This caption primarily consists of
our net long-term deferred income taxes, the unfunded portion of our pension plan, deferred
lease credits, and liabilities under our deferred compensation plans. These liabilities have
been excluded from the above table as the timing and/or the amount of any cash payment is
uncertain. See Note F of the Notes to Consolidated Financial Statements for additional
information regarding our deferred tax positions and accruals for uncertain tax positions and
Note H for a discussion of our employee benefit
plans, including the pension plan and the deferred compensation plan. The table above includes
scheduled, acquisition-related payments. |
In addition to the above, we have letters of credit totaling $179 million outstanding at the end of
the year, and we have recourse for private label credit card receivables transferred to a third
party. We record an estimate for losses on these receivables in our financial statements. The
total outstanding amount transferred to a third party at the end of the year was approximately $184
million.
We have no other off-balance sheet arrangements other than those related to our operating lease
agreements as described above.
CRITICAL ACCOUNTING POLICIES
Our consolidated financial statements have been prepared in accordance with accounting principles
generally accepted in the United States of America. Preparation of these statements requires
management to make judgments and estimates. Some accounting policies have a significant impact on
amounts reported in these financial statements. A summary of significant accounting policies can
be found in Note A in the Notes to Consolidated Financial Statements. We have also identified
certain accounting policies that we consider critical to understanding our business and our results
of operations and we have provided below additional information on those policies.
32
Vendor
arrangements Our inventory purchases from vendors are generally under evergreen
arrangements with periodic updates or annual negotiated agreements. Many of these arrangements
require the vendors to make payments to us or provide credits to be used against future purchases
if and when certain conditions are met. We generally refer to these arrangements as vendor
programs, and they typically fall into two broad categories, with some underlying sub-categories.
The largest category is volume-based rebates. Generally, our product costs per unit decline as
higher volumes of purchases are reached. Many of our vendor agreements provide that we pay higher
per unit costs prior to reaching a predetermined tier, at which time the vendor rebates the per
unit differential on past purchases, and also applies the lower cost to future purchases until the
next milestone is reached. Current accounting rules provide that companies with a sound basis for
estimating their full year purchases, and therefore the ultimate rebate level, can use that
estimate to value inventory and cost of goods sold throughout the year. We believe our history of
purchases with many vendors provides us with a sound basis for our estimates. If the anticipated
volume of purchases is not reached, however, or if we form the belief at any given point in the
year that it is not likely to be reached, cost of goods sold and the remaining inventory balances
are adjusted to reflect that change in our outlook. We review sales projections and related
purchases against vendor program estimates at least quarterly and adjust these balances
accordingly. During the fourth quarter of 2007, it became apparent that we were not going to reach
the anticipated full year purchase levels and we reduced vendor program income recognized in that
period by approximately $30 million. No similar adjustments were required in any quarter in 2008.
The second broad category of arrangements with our vendors is event-based programs. These
arrangements can take many forms, including advertising support, special pricing offered by certain
of our vendors for a limited time, payments for special placement or promotion of a product,
reimbursement of costs incurred to launch a vendors product, and various other special programs.
These payments are classified as a reduction of costs of goods sold or inventory, as appropriate
for the program. Some arrangements may meet the specific, incremental, identifiable cost criteria
that allow for direct operating expense offset, but such arrangements are not significant.
Additionally, we receive payments from vendors for certain of our activities that lower the
vendors cost to ship their product to our facilities.
Vendor rebates are recognized throughout the year based on judgment and estimates and amounts due
from vendors are generally collected throughout the year based on purchase volumes. The final
amounts due from vendors are generally known soon after year-end. Substantially all vendor program
receivables outstanding at the end of the year are collected within the three months immediately
following year-end. We believe that our historic collection rates of these receivables provide a
sound basis for our estimates of anticipated vendor payments throughout the year.
Inventory valuation Inventories are valued at the lower of cost or market value. We monitor
active inventory for excessive quantities and slow-moving items and record adjustments as necessary
to lower the value if the anticipated realizable amount is below cost. We also identify
merchandise that we plan to discontinue or have begun to phase out and assess the estimated
recoverability of the carrying value. This includes consideration of the quantity of the
merchandise, the rate of sale, and our assessment of current and projected market conditions. If
necessary, we record a charge to reduce the carrying value of this merchandise to our estimate of
the lower of cost or realizable amount. Additional promotional
activities may be initiated and markdowns may be taken as considered appropriate until the product
is sold or otherwise disposed. Estimates and judgments are required in determining what items to
stock and at what level, and what items to discontinue and how to value them prior to sale.
We also recognize an expense in cost of sales for our estimate of physical inventory loss from
theft, short shipment and other factors referred to as inventory shrink. During the year, we
adjust the estimate of our shrink rate accrual following on-hand adjustments and our physical
inventory results. These changes in estimates may result in volatility within the year or impact
comparisons to other periods.
During 2008, we have lowered our inventory levels to lessen working capital requirements and reduce
obsolescence risk. Also, following a strategic review of our business in December 2008, we decided
to close 112 stores in North America. To facilitate these closures, we contracted with a
liquidation firm that guaranteed the amount to be realized for the inventory in those stores.
During the fourth quarter, we recognized a $15 million charge to adjust that inventory to the net
contracted value. That adjustment had no impact on the remaining inventory in other stores or in
our supply chain.
Intangible asset testing Absent any circumstances that warrant testing at another time, we test
for goodwill and non-amortizing intangible asset impairment as part of our year-end closing
process. We considered whether the test should be accelerated during the third quarter of 2008,
but concluded based on available information that the fourth quarter remained the appropriate
period to perform the test.
33
Our goodwill testing in 2008, as in prior years, consists of comparing the estimated fair values of
each of our reporting units to their carrying amounts, including recorded goodwill. We have five
reporting units, North American Retail, North American Contract, North American Direct, Europe and
Asia, each with some level of goodwill at the time of the 2008 test. We estimate the fair values
of each of our reporting units by discounting their projected future cash flows and compare the
results to other indicators of value. Because of the extreme economic conditions that existed at
and around the time of our 2008 test, we were unable to identify meaningful external indicators of
value beyond other companies goodwill impairments being recognized and we relied on our discounted
cash flow analysis for estimating fair value. Developing these future cash flow projections
requires us to make significant assumptions and estimates regarding the sales, gross margin and
operating expenses of our reporting units, as well as future economic conditions and the impact of
planned business or operational strategies. As discussed above, we recognized $1.2 billion of
goodwill impairment charges in 2008. Approximately $19 million of goodwill remains in the North
American Direct reporting unit. We also recorded an impairment charge of approximately $57 million
on non-amortizing trade name intangible assets. At December 27, 2008, the non-amortizing trade
name value in Europe was valued at $6 million. While the value of goodwill and non-amortizing
intangible assets are substantially reduced, should future results or economic events cause a
change in our projected cash flows, or should our operating plans or business model change, future
determinations of fair value may not support the carrying amount of these assets.
Closed store accruals and asset impairments We regularly assess the performance of each retail
store against historic patterns and projections of future profitability. These assessments are
based on managements estimates for sales growth, gross margin attainments, and cash flow
generation. If, as a result of these evaluations, management determines that a store will not
achieve certain operating performance targets, we may decide to close the store. When a store is no
longer used for operating purposes, we recognize a liability for the remaining costs related to the
property, reduced by an estimate of any sublease income. The calculation of this liability
requires us to make assumptions and to apply judgment regarding the remaining term of the lease
(including vacancy period), anticipated sublease income, and costs associated with vacating the
premises. With assistance from independent third parties to assess market conditions, we
periodically review these judgments and estimates and adjust the liability accordingly. We plan to
close 112 stores through a liquidation process and an additional ten stores, net of relocations, at
the end of their lease term in North America. We also intend to close our retail operations in
Japan during 2009. The lease-related costs associated with these closures will be recorded as the
facilities close and will be calculated based on our assumption of vacancy period resulting from
the slow economic conditions and the sublease rates available in the future. These commitments
with no economic benefit to the company are discounted at the then-current credit-adjusted discount
rate. Future fluctuations in the economy and the market demand for commercial properties could
result in material changes in this liability. Costs associated with facility closures are included
in store and warehouse operating and selling expenses in our Consolidated Statements of Earnings.
In addition to the decision about whether or not to close a store, store assets are regularly
reviewed for recoverability of their carrying amounts. The recoverability assessment requires
judgment and estimates of a stores future cash flows. Historically, it has been our view that new
stores require two years to develop a customer base necessary to achieve expected cash flows and we
typically do not test for impairment during this early stage. However, because of the
unprecedented economic conditions experienced in 2008, we included recently opened stores in our
impairment analysis. When we return to typical business conditions, we would expect new store
operations to follow past patterns and we may return to testing for impairment only after the
initial two years of performance. Our impairment analysis builds a cash flow model at the
individual store level, beginning with recent store performance and trending the anticipated future
results based on chain-wide and individual store initiatives. If the anticipated cash flows of a
store cannot support the carrying amount of the stores assets, an impairment charge is recorded to
operations as a component of store and warehouse operating and selling expenses. To the extent
that managements estimates of future performance are not realized, future assessments could result
in material impairment charges. Our analysis during the third quarter of 2008 resulted in an
impairment charge of approximately $20 million, or approximately $17 million more than the charge
recorded in 2007. Because of the significant economic downturn experienced during the fourth
quarter of 2008, we updated the analysis and recognized an additional $78 million asset impairment
charge. Also, because of decisions to close stores in both North America and Japan, assets
associated with those early closures were written down by approximately $72 million. These 2008
analyses anticipate continued difficult economic conditions throughout 2009 and modest recovery
beginning in 2010. Should economic conditions result that are worse than anticipated, additional
impairment charges could result. However, we believe our current assessment includes a reasonable
estimation of future conditions.
Income taxes Income tax accounting requires management to make estimates and apply judgments to
events that will be recognized in one period under rules that apply to financial reporting and in a
different period in our tax returns. In particular, judgment is required when estimating the value
of future tax deductions, tax credits, and the realizability of net operating loss carryforwards
(NOLs), as represented by deferred tax assets. When we believe the realization of all or a portion
of a deferred tax asset is not likely, we establish a valuation allowance. Changes in judgments
that increase or decrease these valuation allowances impact current earnings.
In addition to judgments associated with valuation accounts, our current tax provision can be
affected by our mix of income and identification or resolution of uncertain tax positions. Because
income from domestic and international sources may be taxed at different rates, the shift in mix
during a year or over years can cause the effective tax rate to change. We base our rate during
the year on our best estimate of an annual effective rate, and update those estimates quarterly,
with the cumulative effect of a change in the anticipated annual rate reflected in the tax
provision of that period. Such changes can result in significant interim reporting volatility.
34
We file our tax returns based on our best understanding of the appropriate tax rules and
regulations. However, complexities in the rules and our operations, as well as positions taken
publicly by the taxing authorities may lead us to conclude that accruals for uncertain tax
positions are required. We generally maintain accruals for uncertain tax positions until
examination of the tax year is completed by the taxing authority, available review periods expire,
or additional facts and circumstances cause us to change our assessment of the appropriate accrual
amount.
During 2008, we recognized a significant tax charge to reestablish a valuation allowances because
of the significant downturn in our operating results. Additional valuation allowances may be
required in 2009 based on actual operating performance. Our effective tax rate in future periods
may be positively or negatively impacted by changes in related judgments or pre-tax operations.
SIGNIFICANT TRENDS, DEVELOPMENTS AND UNCERTAINTIES
Competitive Factors Over the years, we have seen continued development and growth of competitors
in all segments of our business. In particular, mass merchandisers and warehouse clubs, as well as
grocery and drugstore chains, have increased their assortment of home office merchandise,
attracting additional back-to-school customers and year-round casual shoppers. Warehouse clubs
have expanded beyond their in-store assortment by adding catalogs and web sites from which a much
broader assortment of products may be ordered. We also face competition from other office supply
stores that compete directly with us in numerous markets. This competition is likely to result in
increased competitive pressures on pricing, product selection and services provided. Many of these
retail competitors, including discounters, warehouse clubs, and drug stores and grocery chains,
carry basic office supply products. Some of them also feature technology products. Many of them
may price certain of these offerings lower than we do, but they have not shown an indication of
greatly expanding their somewhat limited product offerings at this time. This trend towards a
proliferation of retailers offering a limited assortment of office products is a potentially
serious trend in our industry.
We have also seen growth in competitors that offer office products over the internet, featuring
special purchase incentives and one-time deals (such as close-outs). Through our own successful
internet and business-to-business web sites, we believe that we have positioned ourselves
competitively in the e-commerce arena.
Another trend in our industry has been consolidation, as competitors in office supply stores and
the copy/print channel have been acquired and consolidated into larger, well-capitalized
corporations. This trend towards consolidation, coupled with acquisitions by financially strong
organizations, is potentially a significant trend in our industry.
We regularly consider these and other competitive factors when we establish both offensive and
defensive aspects of our overall business strategy and operating plans.
Economic Factors Our customers in the North American Retail Division and many of our customers in
the North American Business Solutions Division are predominantly small and home office businesses.
Accordingly, these customers may continue to curtail their spending in reaction to macroeconomic
conditions, such as changes in the housing market and commodity costs, higher credit costs, credit
availability, possible recession and other factors. The downturn in the global economy experienced
throughout 2008 negatively impacted our sales and profits.
Liquidity Factors Historically, we have generated positive cash flow from operating
activities and have had access to broad financial markets that provide the liquidity we need to
operate our business. Together, these sources have been used to fund operating and working capital
needs, as well as invest in business expansion through new store openings, capital improvements and
acquisitions. However, due to the downturn in the global economy our operating results have
diminished. In September 2008, we entered into a $1.25 billion asset based credit facility
intended to provide liquidity. The recent distress in the financial markets has resulted in
extreme volatility in the capital markets and diminished liquidity and credit availability. There
can be no assurance that our liquidity will not be adversely affected by changes in the financial
markets and the global economy. In addition, deterioration in our financial results could
negatively impact our credit ratings. The tightening of the credit markets or a downgrade in our
credit ratings could increase our borrowing costs and make it more difficult for us to access
funds, to refinance our existing indebtedness, to enter into agreements for new indebtedness or to
obtain funding through the issuance of securities. If such conditions were to persist, we would
seek alternative sources of liquidity but may not be able to meet our obligations as they become
due.
35
MARKET SENSITIVE RISKS AND POSITIONS
We have market risk exposure related to interest rates and foreign currency exchange rates. Market
risk is measured as the potential negative impact on earnings, cash flows or fair values resulting
from a hypothetical change in interest rates or foreign currency exchange rates over the next year.
Interest rate changes on obligations may result from external market factors, as well as changes
in our credit rating. We manage our exposure to market risks at the corporate level. The
portfolio of interest-sensitive assets and liabilities is monitored and adjusted to provide
liquidity necessary to satisfy
anticipated short-term needs. Our risk management policies allow the use of specified financial
instruments for hedging purposes only; speculation on interest rates or foreign currency rates is
not permitted.
Interest Rate Risk
We are exposed to the impact of interest rate changes on cash equivalents and debt obligations.
The impact on cash and short-term investments held at the end of 2008 from a hypothetical 10%
decrease in interest rates would be a decrease in interest income of less than $1 million.
Market risk associated with our debt portfolio is summarized below:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
|
|
|
|
Fair |
|
|
Risk |
|
|
|
|
|
Fair |
|
|
Risk |
|
(Dollars in thousands) |
|
Carrying Value |
|
|
Value |
|
|
Sensitivity |
|
|
Carrying Value |
|
|
Value |
|
|
Sensitivity |
|
|
$400 million senior notes |
|
$ |
400,278 |
|
|
$ |
206,000 |
|
|
$ |
8,380 |
|
|
$ |
400,384 |
|
|
$ |
415,840 |
|
|
$ |
9,960 |
|
Revolving credit arrangement |
|
$ |
139,098 |
|
|
$ |
139,098 |
|
|
$ |
696 |
|
|
$ |
235,420 |
|
|
$ |
235,420 |
|
|
$ |
1,177 |
|
The risk sensitivity of fixed rate debt reflects the estimated increase in fair value from a 50
basis point decrease in interest rates, calculated on a discounted cash flow basis. The
sensitivity of variable rate debt reflects the possible increase in interest expense during the
next period from a 50 basis point change in interest rates prevailing at year-end.
Foreign Exchange Rate Risk
We conduct business in various countries outside the United States where the functional currency of
the country is not the U.S. dollar. While we sell directly or indirectly through alliances to
customers in 48 countries, the principal operations of our International Division are in countries
with Euro and British pound functional currencies. We continue to assess our exposure to foreign
currency fluctuation against the U.S. dollar. As of December 27, 2008, a 10% change in the
applicable foreign exchange rates would result in an increase or decrease in our operating profit
of approximately $16 million.
Although operations generally are conducted in the relevant local currency, we also are subject to
foreign exchange transaction exposure when our subsidiaries transact business in a currency other
than their own functional currency. This exposure arises primarily from inventory purchases in a
foreign currency. The notional amount of foreign exchange forward contracts to hedge certain
inventory exposures was $83 million at its highest point during 2008. Also, from time-to-time we
enter into foreign exchange forward transactions to protect against possible changes in exchange
rates related to scheduled or anticipated cash movements among our operating entities.
Generally, we evaluate the performance of our international businesses by focusing on the local
currency results of the business, and not with regard to the translation into U.S. dollars, as the
latter is impacted by external factors.
INFLATION AND SEASONALITY
Although we cannot determine the precise effects of inflation on our business, we do not believe
inflation has had a material impact on our sales or the results of our operations. We consider our
business to be only somewhat seasonal, with sales lower during the second quarter. Certain working
capital components may build and recede during the year reflecting established selling cycles.
Additionally, business cycles can and have impacted our operations and financial position when
compared to other periods.
NEW ACCOUNTING STANDARDS
In September 2006, the Financial Accounting Standards Board (FASB) issued Statement of Financial
Accounting Standards No. 157, Fair Value Measurements (FAS 157). This Standard defines fair
value, establishes a framework for measuring fair value in generally accepted accounting principles
and expands disclosures about fair value measurements. FAS 157 was effective for fiscal years
beginning after November 15, 2007 for financial assets and liabilities, as well as for any other
assets and liabilities that are carried at fair value on a recurring basis in financial statements.
Certain aspects of
this Standard were effective at the beginning of the first quarter of 2008 and had no impact on the
company. In November 2007, the FASB provided a one year deferral for the implementation of FAS 157
for other nonfinancial assets and liabilities. We do not anticipate that the adoption of the
deferred portion of FAS 157 will have a material impact on our financial condition, results of
operations or cash flows.
36
In December 2007, the FASB issued Statement of Financial Accounting Standards No. 141 (R), Business
Combinations (FAS 141R). This Standard retains the fundamental acquisition method of accounting
established in Statement 141; however, among other things, FAS 141R requires recognition of assets
and liabilities of noncontrolling interests acquired, fair value measurement of
consideration and
contingent consideration, expense recognition for transaction costs and certain integration costs,
recognition of the fair value of contingencies, and adjustments to income tax expense for changes
in an acquirers existing valuation allowances or uncertain tax positions that result from the
business combination. The Standard is effective for annual reporting periods beginning after
December 15, 2008 and shall be applied prospectively. However, the Standard did not address
transition provisions for items such as in progress transactions costs that were capitalized under
FAS 141 but are considered period costs under FAS 141R. During the fourth quarter of 2008, we
expensed previously deferred costs because they no longer were considered assets that would provide
future economic benefit. The impact was not material to our results of operations.
In December 2007, the FASB issued Statement of Financial Accounting Standards No. 160,
Noncontrolling Interests in Consolidated Financial Statements (FAS 160). This Standard changes
the way consolidated net income is presented, requiring consolidated net income to report amounts
attributable to both the parent and the noncontrolling interest but earnings per share will be
based on amounts attributable to the parent. It also establishes protocol for recognizing certain
ownership changes as equity transactions or gain or loss and requires presentation of
noncontrolling ownership interest as a component of consolidated equity. The Standard is effective
for annual reporting periods beginning after December 15, 2008 and is to be applied prospectively.
We have not yet completed our assessment of the impact FAS 160 will have on the presentation of our
financial condition, results of operations or cash flows.
In March 2008, the FASB issued Statement of Financial Accounting Standards No. 161, Disclosures
about Derivative Instruments and Hedging Activities an amendment of FASB Statement No. 133 (FAS
161). This Standard requires enhanced disclosures regarding derivatives and hedging activities,
including: (a) the manner in which an entity uses derivative instruments; (b) the manner in which
derivative instruments and related hedged items are accounted for under Statement of Financial
Accounting Standards No. 133, Accounting for Derivative Instruments and Hedging Activities; and
(c) the effect of derivative instruments and related hedged items on an entitys financial
position, financial performance, and cash flows. The Standard is effective for financial
statements issued for fiscal years and interim periods beginning after November 15, 2008. As FAS
161 relates specifically to disclosures, the Standard will have no impact on our financial
condition, results of operations or cash flows.
FORWARD-LOOKING STATEMENTS
The Private Securities Litigation Reform Act of 1995 (the Act) provides protection from liability
in private lawsuits for forward-looking statements made by public companies under certain
circumstances, provided that the public company discloses with specificity the risk factors that
may impact its future results. We want to take advantage of the safe harbor provisions of the
Act. This Annual Report contains both historical information and other information that you can
use to infer future performance. Examples of historical information include our annual financial
statements and the commentary on past performance contained in our MD&A. While we have
specifically identified certain information as being forward-looking in the context of its
presentation, we caution you that, with the exception of information that is historical, all the
information contained in this Annual Report should be considered to be forward-looking statements
as referred to in the Act. Without limiting the generality of the preceding sentence, any time we
use the words estimate, project, intend, expect, believe, anticipate, continue and
similar expressions, we intend to clearly express that the information deals with possible future
events and is forward-looking in nature. Certain information in our MD&A is clearly
forward-looking in nature, and without limiting the generality of the preceding cautionary
statements, we specifically advise you to consider all of our MD&A in the light of the cautionary
statements set forth herein.
Forward-looking information involves future risks and uncertainties. Much of the information in
this report that looks towards future performance of our company is based on various factors and
important assumptions about future events that may or may not actually come true. As a result, our
operations and financial results in the future could differ materially and substantially from those
we have discussed in the forward-looking statements in this Report. Significant factors that could
impact our future results are provided in Item 1A. Risk Factors included in our 2008 Annual Report
on Form 10-K.
Other risk factors are incorporated into the text of our MD&A, which should itself be considered a
statement of future risks and uncertainties, as well as managements view of our businesses.
Item 7A. Quantitative and Qualitative Disclosures About Market Risk.
See the information in the Market Sensitive Risks and Positions subsection of Managements
Discussion and Analysis of Financial Condition and Results of Operation set forth in Item 7 hereof.
Item 8. Financial Statements and Supplementary Data.
See Item 15(a) in Part IV.
37
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.
None.
Item 9A. Controls and Procedures.
Disclosure Controls and Procedures
Disclosure controls and procedures are the companys controls and other procedures that are
designed to ensure that information required to be disclosed by us in the reports that we file or
submit under the Securities Exchange Act of 1934, as amended (the Exchange Act) is recorded,
processed, summarized and reported within the time periods specified in the SECs rules and forms.
Disclosure controls and procedures include, without limitation, controls and procedures designed to
ensure that information required to be in this report is accumulated and communicated to its
management, including its principal executive officer and principal financial officer, as
appropriate, to allow timely decisions regarding required disclosure. Our management recognizes
that any controls and procedures, no matter how well designed and operated, can only provide
reasonable assurance of achieving their objectives and management necessarily applies its judgment
in evaluating the possible controls and procedures.
Our management has evaluated, with the participation of its principal executive officer and
principal financial officer, the effectiveness of its disclosure controls and procedures (as such
term is defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the
period covered by this report. Based upon that evaluation, our principal executive officer and
principal financial officer have concluded that, as of the end of the period covered by this
report, the companys disclosure controls and procedures were effective.
Internal Control Over Financial Reporting
(a) |
|
Managements Report on Internal Control Over Financial Reporting |
|
|
|
See Item 15(a)1 in Part IV. |
|
(b) |
|
Report of the Independent Registered Public Accounting Firm |
|
|
|
See Item 15(a)1 in Part IV. |
|
(c) |
|
Changes in Internal Controls |
There have been no changes in the companys internal control over financial reporting that occurred
during the companys most recent fiscal year that have materially affected, or are reasonably
likely to materially affect, the companys internal control over financial reporting.
Item 9B. Other Information.
None.
38
PART III
Item 10. Directors, Executive Officers and Corporate Governance.
Information concerning our executive officers is set forth in Item 1 of this Form 10-K under the
caption Executive Officers of the Registrant.
Information with respect to our directors and the nomination process is incorporated herein by
reference to information included in the Proxy Statement for our 2009 Annual Meeting of
Shareholders.
Information regarding our audit committee and our audit committee financial experts is incorporated
herein by reference to information included in the Proxy Statement for our 2009 Annual Meeting of
Shareholders.
Information required by Item 405 of Regulation S-K is incorporated herein by reference to
information included in the Proxy Statement for our 2009 Annual Meeting of Shareholders.
We have adopted a Code of Ethical Behavior in compliance with applicable rules of the SEC that
applies to our principal executive officer, our principal financial officer, and our principal
accounting officer or controller, or persons performing similar functions. A copy of the Code of
Ethical Behavior is available free of charge on the Investor Relations section of our web site at
www.offficedepot.com. We intend to satisfy any disclosure requirement under Item 5.05 of
Form 8-K regarding an amendment to, or waiver from, a provision of this Code of Ethical Behavior by
posting such information on our web site at the address and location specified above.
Item 11. Executive Compensation.
Information with respect to executive compensation is incorporated herein by reference to
information included in the Proxy Statement for our 2009 Annual Meeting of Shareholders.
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.
Information with respect to security ownership of certain beneficial owners and management is
incorporated herein by reference to information included in the Proxy Statement for our 2009 Annual
Meeting of Shareholders.
Securities Authorized for Issuance Under Equity Compensation Plans
The following table provides information regarding compensation plans under which Office Depot
equity securities are authorized for issuance as of December 27, 2008:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Number of securities to be |
|
|
Weighted-average |
|
|
Number of securities remaining |
|
|
|
issued upon exercise of |
|
|
exercise price of |
|
|
available for future issuance |
|
|
|
outstanding options, |
|
|
outstanding options, |
|
|
under equity compensation |
|
|
|
warrants, and rights |
|
|
warrants and rights |
|
|
plans |
|
Plan category |
|
(a) |
|
|
(b) |
|
|
(c) |
|
Equity compensation plans
approved by security holders: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2007 Long-Term Incentive Plan
|
|
|
14,479,141 |
|
|
|
$22.78 |
|
|
|
18,862,951 |
|
Employee Stock Purchase Plan (ESPP)
(1) |
|
Not Applicable |
|
Not Applicable |
|
Not Applicable |
Retirement Savings Plans |
|
Not Applicable |
|
Not Applicable |
|
Not Applicable |
|
|
|
|
|
|
|
|
|
|
|
|
|
Equity compensation plans
not approved by
security holders: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
None |
|
|
|
|
|
Not Applicable |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total |
|
|
14,479,141 |
|
|
|
$22.78 |
|
|
|
18,862,951 |
|
|
|
|
(1) |
|
This program has been terminated, effective December 31, 2008. |
For a description of the equity compensation plans above, see Note H Employee Benefit Plans
included under the heading Notes to Consolidated Financial Statements.
39
Item 13. Certain Relationships and Related Transactions, and Director Independence.
Information with respect to such contractual relationships is incorporated herein by reference to
the information in the Proxy Statement for our 2009 Annual Meeting of Shareholders.
Item 14. Principal Accountant Fees and Services.
Information with respect to principal accounting fees and services and pre-approval policies are
incorporated herein by reference to information included in the Proxy Statement for our 2009 Annual
Meeting of Shareholders.
PART IV
Item 15. Exhibits and Financial Statement Schedules.
(a) The following documents are filed as a part of this report:
1. The financial statements listed in Index to Financial Statements.
2. The financial statement schedules listed in Index to Financial Statement Schedule.
3. The exhibits listed in the Index to Exhibits.
40
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) 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 on this 24th day of February 2009.
|
|
|
|
|
|
OFFICE DEPOT, INC.
|
|
|
By |
/s/ STEVE ODLAND
|
|
|
|
Steve Odland |
|
|
|
Chief Executive Officer |
|
|
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been
signed below by the following persons on behalf of the registrant in the capacities indicated on
February 24, 2009.
|
|
|
Signature |
|
Capacity |
|
|
|
/s/ STEVE ODLAND
|
|
Chief Executive Officer (Principal Executive |
Steve Odland
|
|
Officer) and Chairman, Board of Directors |
|
|
|
/s/ MICHAEL D. NEWMAN
|
|
Executive Vice President and Chief Financial |
Michael D. Newman
|
|
Officer (Principal Financial Officer) |
|
|
|
/s/ MARK E. HUTCHENS
|
|
Senior Vice President and Controller (Principal |
Mark E. Hutchens
|
|
Accounting Officer) |
|
|
|
/s/ LEE A. AULT, III
|
|
Director |
Lee A. Ault, III |
|
|
|
|
|
/s/ NEIL R. AUSTRIAN
|
|
Director |
Neil R. Austrian |
|
|
|
|
|
/s/ DAVID W. BERNAUER
|
|
Director |
David W. Bernauer |
|
|
|
|
|
/s/ MARSHA JOHNSON EVANS
|
|
Director |
Marsha Johnson Evans |
|
|
|
|
|
/s/ DAVID I. FUENTE
|
|
Director |
David I. Fuente |
|
|
|
|
|
/s/ BRENDA J. GAINES
|
|
Director |
Brenda J. Gaines |
|
|
|
|
|
/s/ MYRA M. HART
|
|
Director |
Myra M. Hart |
|
|
|
|
|
/s/ W. SCOTT HEDRICK
|
|
Director |
W. Scott Hedrick |
|
|
|
|
|
/s/ KATHLEEN MASON
|
|
Director |
Kathleen Mason |
|
|
|
|
|
/s/ MICHAEL J. MYERS
|
|
Director |
Michael J. Myers |
|
|
41
INDEX TO FINANCIAL STATEMENTS
|
|
|
|
|
|
|
Page |
Managements Report on Internal Control Over Financial Reporting |
|
|
43 |
|
Reports of Independent Registered Public Accounting Firm |
|
|
44-45 |
|
Consolidated Balance Sheets |
|
|
46 |
|
Consolidated Statements of Operations |
|
|
47 |
|
Consolidated Statements of Stockholders Equity |
|
|
48 |
|
Consolidated Statements of Cash Flows |
|
|
49 |
|
Notes to Consolidated Financial Statements |
|
|
50-71 |
|
Report of Independent Registered Public Accounting Firm on Financial Statement Schedules |
|
|
72 |
|
Index to Financial Statement Schedules |
|
|
73 |
|
42
MANAGEMENTS REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING
Management of Office Depot is responsible for establishing and maintaining adequate internal
control over financial reporting. Internal control over financial reporting is a process designed
by, or under the supervision of, the companys principal executive and principal financial officers
and effected by the companys board of directors, management and other personnel to provide
reasonable assurance regarding the reliability of financial reporting and the preparation of
financial statements for external purposes in accordance with generally accepted accounting
principles and includes those policies and procedures that:
|
|
|
pertain to the maintenance of records that in reasonable detail accurately and fairly
reflect the transactions and dispositions of the assets of the company; |
|
|
|
|
provide reasonable assurance that transactions are recorded as necessary to permit
preparation of financial statements in accordance with generally accepted accounting
principles, and that receipts and expenditures of the company are being made only in
accordance with authorizations of management and directors of the company; and |
|
|
|
|
provide reasonable assurance regarding prevention or timely detection of unauthorized
acquisition, use or disposition of the companys assets that could have a material effect
on the financial statements. |
Because of inherent limitations, internal control over financial reporting may not prevent or
detect misstatements. Projections of any evaluation of effectiveness to future periods are subject
to the risks that controls may become inadequate because of changes in conditions, or that the
degree of compliance with the policies or procedures may deteriorate.
Management assessed the effectiveness of the companys internal control over financial reporting as
of December 27, 2008. In making this assessment, management used the criteria set forth by the
Committee of Sponsoring Organizations of the Treadway Commission in Internal ControlIntegrated
Framework.
Based on our assessment, management believes that, as of December 27, 2008, the companys internal
control over financial reporting is effective.
The companys independent registered public accounting firm, Deloitte & Touche LLP, has issued a
report on the effectiveness of the companys internal control over financial reporting. This
report appears on the following page.
|
|
|
/s/ STEVE ODLAND
Steve Odland
|
|
|
Chairman, Board of Directors and |
|
|
Chief Executive Officer |
|
|
|
|
|
/s/ MICHAEL D. NEWMAN
Michael D. Newman
|
|
|
Executive Vice President and |
|
|
Chief Financial Officer |
|
|
43
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of Office Depot, Inc.:
We have audited the internal control over financial reporting of Office Depot, Inc. and
subsidiaries (the Company) as of December 27, 2008 based on criteria established in Internal
Control Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission. The Companys management is responsible for maintaining effective internal control
over financial reporting and for its assessment of the effectiveness of internal control over
financial reporting, included in the accompanying Managements Report on Internal Control Over
Financial Reporting. Our responsibility is to express an opinion on the Companys internal control
over financial reporting based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight
Board (United States). Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether effective internal control over financial reporting was
maintained in all material respects. Our audit included obtaining an understanding of internal
control over financial reporting, assessing the risk that a material weakness exists, testing and
evaluating the design and operating effectiveness of internal control based on the assessed risk,
and performing such other procedures as we considered necessary in the circumstances. We believe
that our audit provides a reasonable basis for our opinion.
A companys internal control over financial reporting is a process designed by, or under the
supervision of, the companys principal executive and principal financial officers, or persons
performing similar functions, and effected by the companys board of directors, management, and
other personnel to provide reasonable assurance regarding the reliability of financial reporting
and the preparation of financial statements for external purposes in accordance with generally
accepted accounting principles. A companys internal control over financial reporting includes
those policies and procedures that (1) pertain to the maintenance of records that, in reasonable
detail, accurately and fairly reflect the transactions and dispositions of the assets of the
company; (2) provide reasonable assurance that transactions are recorded as necessary to permit
preparation of financial statements in accordance with generally accepted accounting principles,
and that receipts and expenditures of the company are being made only in accordance with
authorizations of management and directors of the company; and (3) provide reasonable assurance
regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the
companys assets that could have a material effect on the financial statements.
Because of the inherent limitations of internal control over financial reporting, including the
possibility of collusion or improper management override of controls, material misstatements due to
error or fraud may not be prevented or detected on a timely basis. Also, projections of any
evaluation of the effectiveness of the internal control over financial reporting to future periods
are subject to the risk that the controls may become inadequate because of changes in conditions,
or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, the Company maintained, in all material respects, effective internal control over
financial reporting as of December 29, 2007, based on the criteria established in Internal Control
Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight
Board (United States), the consolidated financial statements as of and for the year ended December
27, 2008 of the Company and our report dated February 23, 2009 expressed an unqualified opinion on
those financial statements.
/s/ DELOITTE & TOUCHE LLP
Certified Public Accountants
Boca Raton, Florida
February 23, 2009
44
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of Office Depot, Inc.:
We have audited the accompanying consolidated balance sheets of Office Depot, Inc. and subsidiaries
(the Company) as of December 27, 2008 and December 29, 2007 and the related consolidated
statements of operations, stockholders equity, and cash flows for each of the three years in the
period ended December 27, 2008. These financial statements are the responsibility of the Companys
management. Our responsibility is to express an opinion on these financial statements based on our
audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight
Board (United States). Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material misstatement. An
audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the
financial statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall financial statement
presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, such consolidated financial statements present fairly, in all material respects,
the financial position of Office Depot, Inc. and subsidiaries at December 27, 2008 and December 29,
2007, and the results of their operations and their cash flows for each of the three years in the
period ended December 27, 2008, in conformity with accounting principles generally accepted in the
United States of America.
We have also audited, in accordance with the standards of the Public Company Accounting Oversight
Board (United States), the Companys internal control over financial reporting as of December 27,
2008, based on the criteria established in Internal Control Integrated Framework issued by the
Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 23,
2009 expressed an unqualified opinion in the Companys internal control over financial reporting.
/s/ DELOITTE & TOUCHE LLP
Certified Public Accountants
Boca Raton, Florida
February 23, 2009
45
OFFICE DEPOT, INC.
CONSOLIDATED BALANCE SHEETS
(In thousands, except share and per share amounts)
|
|
|
|
|
|
|
|
|
|
|
December 27, |
|
|
December 29, |
|
|
|
2008 |
|
|
2007 |
|
|
ASSETS |
|
|
|
|
|
|
|
|
Current assets: |
|
|
|
|
|
|
|
|
Cash and cash equivalents |
|
$ |
155,745 |
|
|
$ |
222,954 |
|
Receivables, net of allowances of $45,990 in 2008 and $46,316 in 2007 |
|
|
1,255,735 |
|
|
|
1,511,681 |
|
Inventories |
|
|
1,331,593 |
|
|
|
1,717,662 |
|
Deferred income taxes |
|
|
196,192 |
|
|
|
120,162 |
|
Prepaid expenses and other current assets |
|
|
183,122 |
|
|
|
143,255 |
|
|
|
|
|
|
|
|
Total current assets |
|
|
3,122,387 |
|
|
|
3,715,714 |
|
Property and equipment, net |
|
|
1,557,301 |
|
|
|
1,588,958 |
|
Goodwill |
|
|
19,431 |
|
|
|
1,282,457 |
|
Other intangible assets |
|
|
28,311 |
|
|
|
107,987 |
|
Other assets |
|
|
540,796 |
|
|
|
561,424 |
|
|
|
|
|
|
|
|
Total assets |
|
$ |
5,268,226 |
|
|
$ |
7,256,540 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
LIABILITIES AND STOCKHOLDERS EQUITY |
|
|
|
|
|
|
|
|
Current liabilities: |
|
|
|
|
|
|
|
|
Trade accounts payable |
|
$ |
1,251,808 |
|
|
$ |
1,591,154 |
|
Accrued expenses and other current liabilities |
|
|
1,173,201 |
|
|
|
1,170,775 |
|
Income taxes payable |
|
|
8,803 |
|
|
|
3,491 |
|
Short-term borrowings and current maturities of long-term debt |
|
|
191,932 |
|
|
|
207,996 |
|
|
|
|
|
|
|
|
Total current liabilities |
|
|
2,625,744 |
|
|
|
2,973,416 |
|
Deferred income taxes and other long-term liabilities |
|
|
585,861 |
|
|
|
576,254 |
|
Long-term debt, net of current maturities |
|
|
688,788 |
|
|
|
607,462 |
|
Minority interest |
|
|
4,883 |
|
|
|
15,564 |
|
Commitments and contingencies
|
|
|
|
|
|
|
|
|
Stockholders equity: |
|
|
|
|
|
|
|
|
Common stock
authorized 800,000,000 shares of
$.01 par value; issued and outstanding shares
280,800,135 in 2008 and 428,777,625 in 2007 |
|
|
2,808 |
|
|
|
4,288 |
|
Additional paid-in capital |
|
|
1,194,622 |
|
|
|
1,784,184 |
|
Accumulated other comprehensive income |
|
|
217,197 |
|
|
|
495,916 |
|
Retained earnings |
|
|
6,270 |
|
|
|
3,783,805 |
|
Treasury
stock, at cost 5,938,059 shares in 2008
and 155,819,358 shares in 2007 |
|
|
(57,947 |
) |
|
|
(2,984,349 |
) |
|
|
|
|
|
|
|
Total stockholders equity |
|
|
1,362,950 |
|
|
|
3,083,844 |
|
|
|
|
|
|
|
|
Total liabilities and stockholders equity |
|
$ |
5,268,226 |
|
|
$ |
7,256,540 |
|
|
|
|
|
|
|
|
The accompanying Notes to Consolidated Financial Statements are an integral part of these
statements.
46
OFFICE DEPOT, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except per share amounts)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Sales |
|
$ |
14,495,544 |
|
|
$ |
15,527,537 |
|
|
$ |
15,010,781 |
|
Cost of goods sold and occupancy costs |
|
|
10,489,785 |
|
|
|
11,024,639 |
|
|
|
10,363,437 |
|
|
Gross profit |
|
|
4,005,759 |
|
|
|
4,502,898 |
|
|
|
4,647,344 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Store and warehouse operating and selling expenses |
|
|
3,322,662 |
|
|
|
3,381,129 |
|
|
|
3,296,443 |
|
Goodwill and trade name impairments |
|
|
1,269,893 |
|
|
|
|
|
|
|
|
|
Other asset impairments |
|
|
222,379 |
|
|
|
|
|
|
|
7,450 |
|
General and administrative expenses |
|
|
743,174 |
|
|
|
645,661 |
|
|
|
651,696 |
|
Gain and amortization of deferred gain on sale of
building |
|
|
(7,308 |
) |
|
|
(7,493 |
) |
|
|
(21,432 |
) |
|
Operating profit (loss) |
|
|
(1,545,041 |
) |
|
|
483,601 |
|
|
|
713,187 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Other income (expense): |
|
|
|
|
|
|
|
|
|
|
|
|
Interest income |
|
|
10,013 |
|
|
|
9,440 |
|
|
|
9,828 |
|
Interest expense |
|
|
(68,286 |
) |
|
|
(63,080 |
) |
|
|
(40,830 |
) |
Loss on extinguishment of debt |
|
|
|
|
|
|
|
|
|
|
(5,715 |
) |
Miscellaneous income, net |
|
|
25,731 |
|
|
|
28,672 |
|
|
|
30,565 |
|
|
Earnings (loss) before income taxes |
|
|
(1,577,583 |
) |
|
|
458,633 |
|
|
|
707,035 |
|
Income tax expense (benefit) |
|
|
(98,645 |
) |
|
|
63,018 |
|
|
|
203,564 |
|
|
Net earnings (loss) |
|
$ |
(1,478,938 |
) |
|
$ |
395,615 |
|
|
$ |
503,471 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) per share: |
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
$ |
(5.42 |
) |
|
$ |
1.45 |
|
|
$ |
1.79 |
|
Diluted |
|
|
(5.42 |
) |
|
|
1.43 |
|
|
|
1.75 |
|
|
The accompanying Notes to Consolidated Financial Statements are an integral part of these
statements.
47
OFFICE DEPOT, INC.
CONSOLIDATED STATEMENTS OF STOCKHOLDERS EQUITY
(In thousands, except share amounts)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Accumulated |
|
|
|
|
|
|
|
|
|
|
|
|
Common |
|
|
Common |
|
|
Additional |
|
|
Other |
|
|
|
|
|
|
|
|
|
|
|
|
Stock |
|
|
Stock |
|
|
Paid-in |
|
|
Comprehensive |
|
|
Comprehensive |
|
|
Retained |
|
|
Treasury |
|
|
|
Shares |
|
|
Amount |
|
|
Capital |
|
|
Income (Loss) |
|
|
Income (Loss) |
|
|
Earnings |
|
|
Stock |
|
Balance at December 31, 2005 |
|
|
419,812,671 |
|
|
$ |
4,198 |
|
|
$ |
1,517,373 |
|
|
$ |
140,745 |
|
|
|
|
|
|
$ |
2,867,067 |
|
|
$ |
(1,790,162 |
) |
Comprehensive income: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$ |
503,471 |
|
|
|
503,471 |
|
|
|
|
|
Foreign currency translation adjustment |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
162,222 |
|
|
|
162,222 |
|
|
|
|
|
|
|
|
|
Amortization of gain on hedge |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1,659 |
) |
|
|
(1,659 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Comprehensive income |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$ |
664,034 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Deferred
pension loss adoption of FAS
158 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(6,055 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Acquisition of treasury stock |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(983,436 |
) |
Grant of long-term incentive stock |
|
|
287,930 |
|
|
|
3 |
|
|
|
(3 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Forfeiture of restricted stock |
|
|
|
|
|
|
|
|
|
|
2 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(2 |
) |
Exercise of stock options (including
income tax benefits and withholding) |
|
|
5,973,420 |
|
|
|
60 |
|
|
|
141,892 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Issuance of stock under employee
stock purchase plans |
|
|
103,598 |
|
|
|
1 |
|
|
|
2,064 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Direct stock purchase plans |
|
|
|
|
|
|
|
|
|
|
51 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
18 |
|
Amortization of long-term incentive
stock grant |
|
|
|
|
|
|
|
|
|
|
39,597 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Balance at December 30, 2006 |
|
|
426,177,619 |
|
|
|
4,262 |
|
|
|
1,700,976 |
|
|
|
295,253 |
|
|
|
|
|
|
|
3,370,538 |
|
|
|
(2,773,582 |
) |
Comprehensive income: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
395,615 |
|
|
|
395,615 |
|
|
|
|
|
Foreign currency translation adjustment |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
179,130 |
|
|
|
179,130 |
|
|
|
|
|
|
|
|
|
Deferred pension gain |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
23,192 |
|
|
|
23,192 |
|
|
|
|
|
|
|
|
|
Amortization of gain on hedge |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1,659 |
) |
|
|
(1,659 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Comprehensive income |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$ |
596,278 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Adoption of FIN 48 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
17,652 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Acquisition of treasury stock |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(210,793 |
) |
Grant of long-term incentive stock |
|
|
765,754 |
|
|
|
8 |
|
|
|
(8 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Forfeiture of restricted stock |
|
|
(87,861 |
) |
|
|
(1 |
) |
|
|
1 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Exercise of stock options (including
income tax benefits and withholding) |
|
|
1,849,657 |
|
|
|
18 |
|
|
|
43,909 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Issuance of stock under employee
stock purchase plans |
|
|
72,456 |
|
|
|
1 |
|
|
|
1,515 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Direct stock purchase plans |
|
|
|
|
|
|
|
|
|
|
46 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
26 |
|
Amortization of long-term incentive
stock grant |
|
|
|
|
|
|
|
|
|
|
37,745 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Balance at December 29, 2007 |
|
|
428,777,625 |
|
|
|
4,288 |
|
|
|
1,784,184 |
|
|
|
495,916 |
|
|
|
|
|
|
|
3,783,805 |
|
|
|
(2,984,349 |
) |
Comprehensive income: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net loss |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1,478,938 |
) |
|
|
(1,478,938 |
) |
|
|
|
|
Foreign currency translation adjustment |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(248,275 |
) |
|
|
(248,275 |
) |
|
|
|
|
|
|
|
|
Deferred pension loss |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(24,128 |
) |
|
|
(24,128 |
) |
|
|
|
|
|
|
|
|
Amortization of gain on hedge |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1,659 |
) |
|
|
(1,659 |
) |
|
|
|
|
|
|
|
|
Unrealized loss on cash flow hedge |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(4,657 |
) |
|
|
(4,657 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Comprehensive loss |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
$ |
(1,757,657 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Acquisition of treasury stock |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(944 |
) |
Retirement of treasury stock |
|
|
(149,940,718 |
) |
|
|
(1,499 |
) |
|
|
(626,889 |
) |
|
|
|
|
|
|
|
|
|
|
(2,298,597 |
) |
|
|
2,926,985 |
|
Grant of long-term incentive stock |
|
|
2,307,993 |
|
|
|
23 |
|
|
|
(23 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Forfeiture of restricted stock |
|
|
(465,175 |
) |
|
|
(5 |
) |
|
|
1 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Exercise of stock options (including
income tax benefits and withholding) |
|
|
109,744 |
|
|
|
1 |
|
|
|
(1,222 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Issuance of stock under employee
stock purchase plans |
|
|
10,666 |
|
|
|
|
|
|
|
(785 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Direct stock purchase plans |
|
|
|
|
|
|
|
|
|
|
(228 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
361 |
|
Amortization of long-term incentive
stock grant |
|
|
|
|
|
|
|
|
|
|
39,584 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Balance at December 27, 2008 |
|
|
280,800,135 |
|
|
$ |
2,808 |
|
|
$ |
1,194,622 |
|
|
$ |
217,197 |
|
|
|
|
|
|
$ |
6,270 |
|
|
$ |
(57,947 |
) |
|
The accompanying Notes to Consolidated Financial Statements are an integral part of these
statements.
48
OFFICE DEPOT, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(In thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Cash flows from operating activities: |
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) |
|
$ |
(1,478,938 |
) |
|
$ |
395,615 |
|
|
$ |
503,471 |
|
Adjustments to reconcile net earnings to net cash provided by
operating activities: |
|
|
|
|
|
|
|
|
|
|
|
|
Depreciation and amortization |
|
|
254,099 |
|
|
|
281,383 |
|
|
|
279,005 |
|
Charges for losses on inventories and receivables |
|
|
140,058 |
|
|
|
109,798 |
|
|
|
85,610 |
|
Net earnings from equity method investments |
|
|
(37,113 |
) |
|
|
(34,825 |
) |
|
|
(27,125 |
) |
Goodwill and trade name impairments |
|
|
1,269,893 |
|
|
|
|
|
|
|
|
|
Other asset impairments |
|
|
222,379 |
|
|
|
|
|
|
|
7,450 |
|
Compensation expense for share-based payments |
|
|
39,561 |
|
|
|
37,738 |
|
|
|
39,889 |
|
Deferred income tax provision |
|
|
(108,099 |
) |
|
|
(1,022 |
) |
|
|
(15,847 |
) |
Gain (loss) on disposition of assets |
|
|
(13,443 |
) |
|
|
(25,190 |
) |
|
|
(23,948 |
) |
Other operating activities |
|
|
(7,612 |
) |
|
|
2,927 |
|
|
|
(1,704 |
) |
Changes in assets and liabilities: |
|
|
|
|
|
|
|
|
|
|
|
|
Decrease (increase) in receivables |
|
|
133,162 |
|
|
|
25,909 |
|
|
|
(128,558 |
) |
Decrease (increase) in inventories |
|
|
249,849 |
|
|
|
(191,685 |
) |
|
|
(155,955 |
) |
Net increase in prepaid expenses and other assets |
|
|
(16,986 |
) |
|
|
(12,342 |
) |
|
|
(23,212 |
) |
Net (decrease) increase in accounts payable, accrued expenses
and other long-
term liabilities |
|
|
(178,554 |
) |
|
|
(176,921 |
) |
|
|
287,999 |
|
|
Total adjustments |
|
|
1,947,194 |
|
|
|
15,770 |
|
|
|
323,604 |
|
|
Net cash provided by operating activities |
|
|
468,256 |
|
|
|
411,385 |
|
|
|
827,075 |
|
|
Cash flows from investing activities: |
|
|
|
|
|
|
|
|
|
|
|
|
Purchases of short-term investments |
|
|
|
|
|
|
|
|
|
|
(961,450 |
) |
Sales of short-term investments |
|
|
|
|
|
|
|
|
|
|
961,650 |
|
Acquisitions, net of cash acquired, and related payments |
|
|
(102,752 |
) |
|
|
(48,036 |
) |
|
|
(248,319 |
) |
Capital expenditures |
|
|
(330,075 |
) |
|
|
(460,571 |
) |
|
|
(343,415 |
) |
Purchase of assets held for sale and sold |
|
|
(38,537 |
) |
|
|
|
|
|
|
|
|
Proceeds from disposition of assets and other |
|
|
120,632 |
|
|
|
129,182 |
|
|
|
106,381 |
|
Dividends received |
|
|
|
|
|
|
25,000 |
|
|
|
|
|
Restricted cash for pending transaction |
|
|
(6,037 |
) |
|
|
(18,100 |
) |
|
|
|
|
Release of restricted cash |
|
|
18,100 |
|
|
|
|
|
|
|
|
|
|
Net cash used in investing activities |
|
|
(338,669 |
) |
|
|
(372,525 |
) |
|
|
(485,153 |
) |
|
Cash flows from financing activities: |
|
|
|
|
|
|
|
|
|
|
|
|
Net proceeds from exercise of stock options and sale of stock under
employee stock purchase plans |
|
|
503 |
|
|
|
29,332 |
|
|
|
101,034 |
|
Tax benefit from employee share-based exercises |
|
|
89 |
|
|
|
18,266 |
|
|
|
43,355 |
|
Acquisition of treasury stock under approved repurchase plans |
|
|
|
|
|
|
(199,592 |
) |
|
|
(970,640 |
) |
Treasury stock additions from employee related plans |
|
|
(944 |
) |
|
|
(11,201 |
) |
|
|
(12,796 |
) |
Debt issuance costs |
|
|
(40,793 |
) |
|
|
|
|
|
|
|
|
Proceeds from issuance of borrowings |
|
|
139,098 |
|
|
|
177,413 |
|
|
|
8,494 |
|
Payments on long- and short-term borrowings |
|
|
(284,204 |
) |
|
|
(6,292 |
) |
|
|
(58,545 |
) |
|
Net cash provided by (used in) financing activities |
|
|
(186,251 |
) |
|
|
7,926 |
|
|
|
(889,098 |
) |
|
Effect of exchange rate changes on cash and cash equivalents |
|
|
(10,545 |
) |
|
|
2,616 |
|
|
|
17,531 |
|
|
Net increase (decrease) in cash and cash equivalents |
|
|
(67,209 |
) |
|
|
49,402 |
|
|
|
(529,645 |
) |
Cash and cash equivalents at beginning of period |
|
|
222,954 |
|
|
|
173,552 |
|
|
|
703,197 |
|
|
Cash and cash equivalents at end of period |
|
$ |
155,745 |
|
|
$ |
222,954 |
|
|
$ |
173,552 |
|
|
The accompanying Notes to Consolidated Financial Statements are an integral part of these
statements.
49
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
NOTE A SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Nature of Business: Office Depot, Inc. (Office Depot) is a global supplier of office products
and services under the Office Depot® brand and other proprietary brand names. As of December 27,
2008, we sold to customers in 48 countries throughout North America, Europe, Asia and Latin America
either through wholly-owned entities, majority-owned entities or other ventures covering 38
countries, and through alliances in an additional ten countries.
Basis of Presentation: The consolidated financial statements of Office Depot and its subsidiaries
have been prepared in accordance with accounting principles generally accepted in the United States
of America. All intercompany transactions have been eliminated in consolidation. We have a
majority, but not total, ownership interest in entities in India and Sweden. Those entities have
been consolidated since the date of acquisition with minority interest presented for the portion we
do not own. We also participate in a joint venture selling office products and services in Mexico
and Central America that is accounted for using the equity method with its results presented in
miscellaneous income, net in the Consolidated Statements of Operations. See Note N for information
on our investment in Mexico.
Fiscal Year: Fiscal years are based on a 52- or 53-week period ending on the last Saturday in
December. All years presented are based on 52 weeks.
Estimates and Assumptions: Preparation of these financial statements in conformity with accounting
principles generally accepted in the United States of America requires management to make estimates
and assumptions that affect amounts reported in the financial statements and related notes. Actual
results may differ from those estimates.
Foreign Currency: Assets and liabilities of international operations are translated into U.S.
dollars using the exchange rate at the balance sheet date. Revenues, expenses and cash flows are
translated at average monthly exchange rates. Translation adjustments resulting from this process
are recorded in stockholders equity as a component of accumulated other comprehensive income.
Monetary assets and liabilities denominated in a currency other than a consolidated entitys
functional currency result in transaction gains or losses from the remeasurement at spot rates at
the end of the period. Foreign currency gains and losses are recorded in miscellaneous income, net
in the Consolidated Statements of Operations.
Cash Equivalents: All short-term highly liquid securities with maturities of three months or less
from the date of acquisition are classified as cash equivalents. Approximately $15 million and $18
million of restricted cash held on deposit was included in other current assets at December 27,
2008 and December 29, 2007, respectively.
Cash Management: Our cash management process generally utilizes zero balance accounts which
provide for the settlement of the related disbursement accounts on a daily basis. Accounts payable
as of December 27, 2008 and December 29, 2007 included $71 million and $127 million, respectively,
of amounts not yet presented for payment drawn in excess of disbursement account book balances,
after considering existing offset provisions. We borrow on a cost effective basis during the
quarter, which may result in higher levels of borrowings and invested cash within the period. At
the end of the quarter, cash may be used to minimize borrowings outstanding at the balance sheet
date.
Short-term Investments: We held no short-term investments at December 27, 2008 or December 29,
2007. When held, investments typically are available-for-sale debt securities and reported at fair
market value, based on quoted market prices using the specific identification method.
Receivables: Trade receivables, net, totaled $849.6 million and $1,039.9 million at December 27,
2008 and December 29, 2007, respectively. An allowance for doubtful accounts has been recorded to
reduce receivables to an amount expected to be collectible from customers. The allowance recorded
at December 27, 2008 and December 29, 2007 was $46.0 million and $46.3 million, respectively.
Receivables generated through a private label credit card program are transferred to a financial
services company, a portion of which have recourse to Office Depot. The estimated fair value
liability associated with risk of loss is included in accrued expenses.
Our exposure to credit risk associated with trade receivables is limited by having a large customer
base that extends across many different industries and geographic regions. However, receivables
may be adversely affected by an economic slowdown in the U.S. or internationally. No single
customer accounted for more than 5% of our total sales in 2008, 2007 or 2006.
50
Other receivables are $406.1 million and $471.8 million as of December 27, 2008 and December 29,
2007, respectively, of which $288.2 million and $378.2 million are amounts due from vendors under
purchase rebate, cooperative advertising and various other marketing programs. These vendor
receivables are net of collection allowances of $27.7 million and $22.1 million at December 27,
2008 and December 29, 2007, respectively.
Inventories: Inventories are stated at the lower of cost or market value. In-bound freight is
included as a cost of inventories. Also, certain vendor allowances that are related to inventory
purchases are considered to reduce the product cost. The weighted average method is used to
determine the cost of a majority of our inventory and the first-in-first-out method is used for
inventory held within our international operations.
Income Taxes: Income tax expense is recognized at applicable U.S. or international tax rates.
Certain revenue and expense items may be recognized in one period for financial statement purposes
and in a different periods income tax return. The tax effects of such differences are reported as
deferred income taxes.
U.S. income taxes have not been provided on the undistributed earnings of foreign subsidiaries,
which were approximately $795.5 million as of December 27, 2008. We have reinvested such earnings
overseas in foreign operations indefinitely and expect that future earnings will also be reinvested
overseas indefinitely.
Property and Equipment: Property and equipment additions are recorded at cost. Depreciation and
amortization is recognized over their estimated useful lives using the straight-line method. The
useful lives of depreciable assets are estimated to be 15-30 years for buildings and 3-10 years for
furniture, fixtures and equipment. Computer software is amortized over three years for common
office applications, five years for larger business applications and seven years for certain
enterprise-wide systems. Leasehold improvements are amortized over the shorter of the estimated
economic lives of the improvements or the terms of the underlying leases, including renewal options
considered reasonably assured at inception of the leases.
Goodwill and Other Intangible Assets: Goodwill represents the excess of the purchase price and
related costs over the value assigned to net tangible and identifiable intangible assets of
businesses acquired and accounted for under the purchase method. Accounting rules require that we
test at least annually for possible goodwill impairment. Unless conditions warrant earlier action,
we perform our test in the fourth quarter of each year using a discounted cash flow analysis that
requires that certain assumptions and estimates be made regarding industry economic factors and
future profitability. During 2008, we recognized an impairment charge of $1,213.3 million related
to goodwill, which is reflected in goodwill and trade name impairments in the Consolidated
Statements of Operations.
Unless conditions warrant earlier action, intangible assets with indefinite lives are tested
annually for impairment during the fourth quarter and written down to fair value as required.
During 2008, a charge of approximately $56.6 million was recorded to impair non-amortizing trade
name intangibles. This impairment charge is included in goodwill and trade name impairments in the
Consolidated Statements of Operations.
We amortize the cost of other intangible assets over their estimated useful lives. Amortizable
intangible assets are reviewed at least annually to determine whether events and circumstances
warrant a revision to the remaining period of amortization. During 2008, we concluded that the
value of certain amortizing intangible assets was impaired, and we recognized a charge of $10.9
million to fully impair the customer list intangible assets in our International Division. This
impairment charge is included in other asset impairments in the Consolidated Statements of
Operations.
See Note B for information related to goodwill and other intangible asset impairment charges
recognized in 2008.
Impairment of Long-Lived Assets: Long-lived assets with identifiable cash flows are reviewed for
possible impairment annually or whenever events or changes in circumstances indicate that the
carrying amount of such assets may not be recoverable. Impairment is assessed at the location
level, considering the estimated undiscounted cash flows over the assets remaining life. If
estimated cash flows are insufficient to recover the investment, an impairment loss is recognized
equal to the estimated fair value of the asset less its carrying value and any costs of
disposition. Impairment losses of $97.7 million, $3.3 million and $2.3 million were recognized in
2008, 2007 and 2006, respectively, relating to certain under-performing retail stores. For
additional discussion of material asset impairment charges recognized in 2008, see Note B.
Facility Closure Costs: We regularly review store performance against expectations and close
stores not meeting our performance requirements. Costs associated with store or other facility
closures, principally lease cancellation costs, are recognized when the facility is no longer used
in an operating capacity or when a liability has been incurred. Store assets are also reviewed
for possible impairment, or reduction of estimated useful lives.
51
Accruals for facility closure costs are based on the future commitments under contracts, adjusted
for anticipated sublease and termination benefits and discounted at the companys risk-adjusted
rate at the time of closing. During 2008, we recorded a charge of $6 million relating to leases on
retail stores closed as part of a company-wide business review and an additional charge of $9
million to terminate certain existing commitments and to adjust the remaining commitments to
current market values. During 2009, we plan to close additional retail stores
in North America and Japan as well as distribution facilities in
North America and Europe. We currently anticipate recording a lease-related charge
of approximately $106 million when these facilities close. See Note B for related information.
During 2006, we recognized a $4 million charge based on our planned transfer to an unrelated third
party of risks associated with disposition activities for additional properties. The accrued
balance relating to our future commitments under operating leases for our closed facilities was
$54.1 million and $36.3 million at December 27, 2008 and December 29, 2007, respectively.
Fair Value of Financial Instruments: The estimated fair values of financial instruments recognized
in the Consolidated Balance Sheets or disclosed within these Notes to Consolidated Financial
Statements have been determined using available market information, information from unrelated
third party financial institutions and appropriate valuation methodologies, primarily discounted
projected cash flows. However, considerable judgment is required when interpreting market
information and other data to develop estimates of fair value.
Short-term Assets and Liabilities: The fair values of cash and cash equivalents, short-term
investments, receivables, accounts payable and accrued expenses and other current liabilities
approximate their carrying values because of their short-term nature.
Notes Payable: The fair value of the senior notes was determined based on quoted market
prices. The following table reflects the difference between the carrying value and fair value
of the senior notes as of December 27, 2008 and December 29, 2007:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
|
Carrying |
|
|
Fair |
|
|
Carrying |
|
|
Fair |
|
(Dollars in thousands) |
|
Value |
|
|
Value |
|
|
Value |
|
|
Value |
|
$400 million senior notes |
|
$ |
400,278 |
|
|
$ |
206,000 |
|
|
$ |
400,384 |
|
|
$ |
415,840 |
|
Interest Rate Swaps, Foreign Currency and Fuel Contracts: The fair values of our interest
rate swaps, foreign currency contracts and fuel contracts are the amounts receivable or
payable to terminate the agreements at the reporting date, taking into account current
interest and exchange rates. The values are based on market-based inputs or observable
inputs that are corroborated by market data. There were no interest rate swap agreements in
place at the end of 2008 and the amounts receivable or payable under foreign currency and
fuel contracts were not significant at the end of 2008.
There were no significant differences between the carrying values and fair values of our financial
instruments as of December 27, 2008 and December 29, 2007, except as disclosed above.
Accounting for Stock-Based Compensation: We account for stock compensation awards under Financial
Accounting Standards Board (FASB) Statement of Financial Accounting Standards No. 123 (revised
2004), Share-Based Payment, (FAS 123R). We use the Black-Scholes valuation model and recognize
compensation expense on a straight-line basis over the requisite service period of the grant. We
consider alternative models if grants have characteristics that cannot be reasonably estimated
using this model.
Accrued Expenses: Included in accrued expenses and other current liabilities in our Consolidated
Balance Sheets are accrued payroll-related amounts of approximately $205 million and $187 million
at December 27, 2008 and December 29, 2007, respectively.
Revenue Recognition: Revenue is recognized at the point of sale for retail transactions and at the
time of successful delivery for contract, catalog and internet sales. Sales taxes collected are
not included in reported sales. We use judgment in estimating sales returns, considering numerous
factors such as current overall and industry-specific economic conditions and historical sales
return rates. Although we consider our sales return accruals to be adequate and proper, changes
from historical customer patterns could require adjustments to the provision for returns. We also
record reductions to our revenues for customer programs and incentive offerings including special
pricing agreements, certain promotions and other volume-based incentives. Revenue from sales of
extended warranty service plans is either recognized at the point of sale or over the warranty
period, depending on the determination of legal obligor status. All performance obligations and
risk of loss associated with such contracts are transferred to an unrelated third-party
administrator at the time the contracts are sold. Costs associated with these contracts are
recognized in the same period as the related revenue.
52
We recognize a liability for future performance when gift cards are sold and recognize the related
revenue when gift cards are redeemed as payment for our products. We recognize as revenue the
unused portion of the gift card liability when historical data indicates that additional redemption
is unlikely.
Shipping and Handling Fees and Costs: Income generated from shipping and handling fees is
classified as revenues for all periods presented. Freight costs incurred to bring merchandise to
stores and warehouses are included as a component of inventory and costs of goods sold. Freight
costs incurred to ship merchandise to customers are recorded as a component of store and warehouse
operating and selling expenses. Shipping costs, combined with warehouse handling costs, totaled
$911.2 million in 2008, $963.7 million in 2007 and $920.9 million in 2006.
Advertising: Advertising costs are charged either to expense when incurred or, in the case of
direct marketing advertising, capitalized and amortized in proportion to the related revenues over
the estimated life of the material, which range from several months to up to one year.
Advertising expense recognized was $525.7 million in 2008, $564.9 million in 2007 and $575.3
million in 2006. Prepaid advertising costs were $38.1 million as of December 27, 2008 and $27.9
million as of December 29, 2007.
Pre-opening Expenses: Pre-opening expenses related to opening new stores and warehouses or
relocating existing stores and warehouses are expensed as incurred and included in store and
warehouse operating and selling expenses.
Self-Insurance: Office Depot is primarily self-insured for workers compensation, auto and general
liability and employee medical insurance programs. Self-insurance liabilities are based on claims
filed and estimates of claims incurred but not reported. These liabilities are not discounted.
Comprehensive Income (Loss): Comprehensive income (loss) represents the change in stockholders
equity from transactions and other events and circumstances arising from non-stockholder sources.
Comprehensive income consists of net earnings (loss), foreign currency translation adjustments,
realized or unrealized gains (losses) on investment securities that are available-for-sale,
deferred pension gains (losses) and elements of qualifying cash flow hedges, net of applicable
income taxes. As of December 27, 2008, our Consolidated Balance Sheet reflected accumulated other
comprehensive income in the amount of $217.2 million, which consisted of $221.1 million in foreign
currency translation adjustments, $7.7 million in unamortized gain on hedge, $4.6 million in
unrealized losses on cash flow hedges and $7.0 million in deferred pension loss.
Derivative Financial Instruments: Certain derivative financial instruments may be used to hedge the
exposure to foreign currency exchange rate, fuel price change and interest rate risks, subject to
an established risk management policy. Financial instruments authorized under this policy include
swaps, options, caps, forwards and futures. Use of derivative financial instruments for trading or
speculative purposes is prohibited by company policies.
Vendor Arrangements: We enter into arrangements with substantially all of our significant vendors
that provide for some form of consideration to be received from the vendors. Arrangements vary,
but generally specify volume rebate thresholds, advertising support levels, as well as terms for
payment and other administrative matters. The volume-based rebates, supported by a vendor
agreement, are estimated throughout the year and reduce the cost of inventory and cost of goods
sold during the year. This estimate is regularly monitored and adjusted for current or anticipated
changes in purchase levels and for sales activity. Other promotional consideration received is
event-based or represents general support and is recognized as a reduction of cost of goods sold or
inventory, as appropriate based on the type of promotion and the agreement with the vendor. Some
arrangements may meet the specific, incremental, identifiable criteria that allow for direct
operating expense offset, but such arrangements are not significant.
New Accounting Standards: In September 2006, the FASB issued Statement of Financial Accounting
Standards No. 157, Fair Value Measurements (FAS 157). This Standard defines fair value,
establishes a framework for measuring fair value in generally accepted accounting principles and
expands disclosures about fair value measurements. FAS 157 was effective for fiscal years beginning
after November 15, 2007 for financial assets and liabilities, as well as for any other assets and
liabilities that are carried at fair value on a recurring basis in financial statements. Certain
aspects of this Standard were effective at the beginning of the first quarter of 2008 and had no
impact on the company. In November 2007, the FASB provided a one year deferral for the
implementation of FAS 157 for other nonfinancial assets and liabilities. We do not anticipate that
the adoption of the deferred portion of FAS 157 will have a material impact on our financial
condition, results of operations or cash flows.
53
In December 2007, the FASB issued Statement of Financial Accounting Standards No. 141 (R), Business
Combinations (FAS
141R). This Standard retains the fundamental acquisition method of accounting established in
Statement 141; however, among other things, FAS 141R requires recognition of assets and liabilities
of noncontrolling interests acquired, fair value measurement of consideration and contingent
consideration, expense recognition for transaction costs and certain integration costs, recognition
of the fair value of contingencies, and adjustments to income tax expense for changes in an
acquirers existing valuation allowances or uncertain tax positions that result from the business
combination. The Standard is effective for annual reporting periods beginning after December 15,
2008 and shall be applied prospectively. However, the Standard did not address transition
provisions for items such as in progress transactions costs that were capitalized under FAS 141 but
are considered period costs under FAS 141R. During the fourth quarter of 2008, we expensed
previously deferred costs because they no longer were considered assets that would provide future
economic benefit. The impact was not material to our results of operations.
In December 2007, the FASB issued Statement of Financial Accounting Standards No. 160,
Noncontrolling Interests in Consolidated Financial Statements (FAS 160). This Standard changes
the way consolidated net income is presented, requiring consolidated net income to report amounts
attributable to both the parent and the noncontrolling interest but earnings per share will be
based on amounts attributable to the parent. It also establishes protocol for recognizing certain
ownership changes as equity transactions or gain or loss and requires presentation of
noncontrolling ownership interest as a component of consolidated equity. The Standard is effective
for annual reporting periods beginning after December 15, 2008 and is to be applied prospectively.
We have not yet completed our assessment of the impact FAS 160 will have on the presentation of our
financial condition, results of operations or cash flows.
In March 2008, the FASB issued Statement of Financial Accounting Standards No. 161, Disclosures
about Derivative Instruments and Hedging Activities an amendment of FASB Statement No. 133 (FAS
161). This Standard requires enhanced disclosures regarding derivatives and hedging activities,
including: (a) the manner in which an entity uses derivative instruments; (b) the manner in which
derivative instruments and related hedged items are accounted for under Statement of Financial
Accounting Standards No. 133, Accounting for Derivative Instruments and Hedging Activities; and
(c) the effect of derivative instruments and related hedged items on an entitys financial
position, financial performance, and cash flows. The Standard is effective for financial
statements issued for fiscal years and interim periods beginning after November 15, 2008. As FAS
161 relates specifically to disclosures, the Standard will have no impact on our financial
condition, results of operations or cash flows.
NOTE B
ASSET IMPAIRMENTS, EXIT COSTS AND OTHER CHARGES
During 2005, we announced a number of material charges relating to asset impairments, exit costs
and other operating decisions that resulted from a wide-ranging assessment of assets and
commitments. Although the majority of these charges were recognized in 2005, we also incurred
expenses related to these exit activities in 2006, 2007 and 2008. During the fourth quarter of
2008, we performed an internal review of assets and processes with the goal of positioning the
company to deal with the degradation in the global economy and to benefit from its eventual
improvement. The results of that internal review led to decisions to close stores, exit certain
businesses and write off certain assets that were not seen as providing future benefit. These
decisions resulted in material charges, some of which were recognized during the fourth quarter of
2008, and others which will be recognized during 2009 as the related accounting criteria are met.
We also recognized material goodwill and trade name impairment charges during the fourth quarter of
2008. The few remaining activities from the 2005 planned business changes have been incorporated
into the current activities. We manage the related costs and programs associated with these
activities (collectively, the Charges) at a corporate level, and accordingly, these amounts are
not included in determining Division operating profit. Additional information about the costs and
programs associated with the Charges is provided below.
A summary of the Charges and the line item presentation of these amounts in our accompanying
Consolidated Statements of Operations is as follows.
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in million) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Cost of goods sold and occupancy costs |
|
$ |
16 |
|
|
$ |
|
|
|
$ |
1 |
|
Store and warehouse operating and selling expenses |
|
|
52 |
|
|
|
25 |
|
|
|
37 |
|
Goodwill and trade name impairments |
|
|
1,270 |
|
|
|
|
|
|
|
|
|
Other asset impairments |
|
|
114 |
|
|
|
|
|
|
|
7 |
|
General and administrative expenses |
|
|
17 |
|
|
|
15 |
|
|
|
18 |
|
|
Total pre-tax Charges |
|
$ |
1,469 |
|
|
$ |
40 |
|
|
$ |
63 |
|
|
54
Exit costs
As mentioned above, in 2005, we announced a series of activities to restructure operations and
recognized charges associated with exit costs, as well as other asset impairments. Approximately
$282 million of pre-tax Charges were recognized in 2005 and it was
disclosed that additional charges would be recognized when the identified plans were implemented
and the related accounting criteria were met. Associated pre-tax Charges in 2006 and 2007 totaled
$63 million and $40 million, respectively, and related primarily to the consolidation of warehouses
and distribution centers in North America and Europe as well as management restructuring and call
center consolidation in Europe. The few remaining incomplete exit activities from the 2005 planned
business changes have been incorporated into the current activities.
The primary components of Charges associated with exit activities include:
|
|
Store closures (North America) During the fourth quarter of 2008, we identified 112
stores in North America to be closed by the end of the first quarter of 2009, with an
additional 14 stores identified to be closed during 2009 as their leases expire or other lease
arrangements are finalized. As of December 27, 2008, six of the 112 stores had been closed,
and the number of additional stores to be closed had been reduced to ten, net of relocated
stores. The stores being closed are underperforming stores or stores that are no longer a
strategic fit for the company. In making the decision on which stores to close, we considered
sales, operating profit, cash flow, condition of the shopping center, location of other stores
in the proximity and customer demographics, among other factors. The stores to be closed are
located in various geographic regions, including 45 in the Central U.S., 40 in the Northeast
and Canada, 19 in the West and eight in the South. The total charges for these closures are
estimated to be $180 million, with approximately $89 million recorded in the fourth quarter of
2008 and the balance to be recognized during 2009 as the stores are closed. The 2008 amounts
include approximately $15 million of inventory write downs because the company executed an
agreement with a third party liquidator in North America establishing the recoverable amount
for inventory in those specific stores. These inventory write downs are presented in cost of
goods sold and occupancy costs in our Consolidated Statements of Operations. Additionally,
approximately $66 million is for asset impairment, $1 million is associated with severance and
one-time termination benefit accruals, and $1 million represents other facility closure costs.
As mentioned above six of the stores were closed by year end 2008 and approximately $6
million was recognized for the estimated period of economic loss under the associated
operating lease contracts. Additional severance of approximately $3 million will be
recognized as services are performed over the closure period and applicable lease accruals
will be recognized when the facilities are closed during 2009. We currently estimate
approximately $88 million of lease charges to be recognized in 2009, but the amount may change
as sublease assumptions are refined and the then-current risk-adjusted discount rates applied.
We are currently using discount rates ranging from 13.5% to 15.0% to discount these
multi-year obligations. |
|
|
Reduction in store openings (North America) We have reduced the number of new store
openings for 2009 to approximately 15, from the previous estimate of 40 stores. This
reduction resulted in the recognition in 2008 of approximately $9 million for the estimated
period of economic loss under the operating lease contracts associated with the stores that
will not be opened. We expect to record approximately $3 million in lease costs for these
activities during 2009. |
|
|
Store closures (International) We have decided to exit the retail sales channel in Japan
during 2009 because most of our stores in that country are unprofitable. The total charges for
these closures is estimated to be $13 million, with approximately $6 million recorded in the
fourth quarter of 2008 and the balance to be recognized during 2009 as the stores are closed.
The 2008 charges are primarily associated with asset impairments, and the 2009 charges include
severance related expenses, lease costs and other facility closure
costs of $4 million, $2
million and $1 million, respectively. Additionally, we expect to incur charges associated
with residual inventory values from these closed facilities, however, these values cannot be
reasonably estimated. |
|
|
Supply chain consolidation (North America) During 2009, our current plan is to close five
distribution centers and one crossdock facility to streamline our supply chain. These
facilities are near the end of their initial lease terms and projected closure costs total
approximately $8 million, with $2 million recognized during 2008 for severance related costs.
The remainder of the charges relate to one-time termination benefits of $1 million, lease
costs of $2 million and other exit costs including deconstruction expenses of $3 million.
Additionally, we expect to incur charges associated with residual inventory values from these
closed facilities, however, these values cannot be reasonably estimated. |
|
|
Supply chain consolidation (International) We have substantially completed the
consolidation of our distribution centers in Europe with one closure planned for 2009. During
2008, we recorded approximately $20 million in exit costs associated with this activity.
These costs consisted primarily of accelerated depreciation, severance related expenses and
future lease obligations, which totaled $8 million, $4 million and $4 million, respectively.
We also recorded $4 million in charges related to other facility closure costs in 2008. We
expect to record approximately $23 million in charges for these activities during 2009. The
2009 charges include lease costs, severance related expenses, accelerated depreciation and
other facility closure costs of $11 million, $4 million, $4 million and $4 million,
respectively. |
55
|
|
Call center and back office restructuring (International) During 2007, we began the
consolidation of our call centers and back office operations in Europe. We recorded
approximately $13 million of charges related to these activities in 2008, of
which $12 million
was associated with severance and other one-time termination benefits. The remaining $1
million of charges incurred in 2008 related to other exit activities. We expect to record
approximately $10 million in severance related charges and
$1 million in lease costs for these activities during 2009. |
|
|
Additional employee reductions Each of the Divisions, as well as Corporate, have
identified positions that have been or will be eliminated in an effort to be more responsive
to either customer needs or to centralize activities and eliminate geographic redundancies.
Total severance and one-time benefit costs associated with these actions are estimated to be
approximately $33 million, with $13 million recognized during 2008. |
|
|
Asset write downs As a result of the fourth quarter 2008 business review, the company
determined that it would no longer use the functionality in certain software applications and
accordingly, recognized a charge of approximately $31 million to write down previously
capitalized software costs that will not be providing future economic benefit. Additionally,
during late 2008, the company substantially lowered its expectations for new store openings
and store remodels and determined that certain other projects would not be completed. The
company also concluded that possible acquisitions would not be completed before the end of the
year, if at all. Previously deferred costs for these activities, which totaled approximately
$11 million, were expensed during the fourth quarter of 2008. |
|
|
Other restructuring activities During 2008, we
recorded approximately $5 million of
charges associated with other restructuring activities related to enhancing efficiencies
throughout the company. Of these charges, approximately $1 million related to the
harmonization of our product offerings in Europe, which resulted in a write down of inventory
in the fourth quarter of 2008. Of the remaining charges, approximately $2 million related to
the acceleration of depreciation on certain assets and $2 million was for lease costs. We expect to recognize additional charges of
approximately $25 million in 2009 related to restructuring activities not identified above. |
Exit cost accruals related to the activities described above are as follows:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Beginning |
|
|
Charges |
|
|
Cash |
|
|
Non-cash |
|
|
|
|
|
|
Ending |
|
(Dollars in millions) |
|
Balance |
|
|
Incurred |
|
|
Payments |
|
|
settlements |
|
|
Adjustments |
|
|
Balance |
|
|
2008 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Cost of goods sold |
|
$ |
|
|
|
$ |
16 |
|
|
$ |
|
|
|
$ |
(16 |
) |
|
$ |
|
|
|
$ |
|
|
One-time
termination benefits |
|
|
13 |
|
|
|
32 |
|
|
|
(28 |
) |
|
|
(3 |
) |
|
|
|
|
|
|
14 |
|
Asset impairments and accelerated depreciation |
|
|
|
|
|
|
124 |
|
|
|
|
|
|
|
(124 |
) |
|
|
|
|
|
|
|
|
Lease and
contract obligations |
|
|
17 |
|
|
|
21 |
|
|
|
(6 |
) |
|
|
|
|
|
|
1 |
|
|
|
33 |
|
Other associated costs |
|
|
|
|
|
|
6 |
|
|
|
(4 |
) |
|
|
(2 |
) |
|
|
|
|
|
|
|
|
|
Total |
|
$ |
30 |
|
|
$ |
199 |
|
|
$ |
(38 |
) |
|
$ |
(145 |
) |
|
$ |
1 |
|
|
$ |
47 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2007 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
One-time
termination benefits |
|
$ |
7 |
|
|
$ |
19 |
|
|
$ |
(12 |
) |
|
$ |
(1 |
) |
|
$ |
|
|
|
|
13 |
|
Asset impairments and accelerated depreciation |
|
|
|
|
|
|
20 |
|
|
|
|
|
|
|
(20 |
) |
|
|
|
|
|
|
|
|
Lease and
contract obligations |
|
|
22 |
|
|
|
2 |
|
|
|
(7 |
) |
|
|
(1 |
) |
|
|
1 |
|
|
|
17 |
|
Other associated costs |
|
|
2 |
|
|
|
(1 |
) |
|
|
5 |
|
|
|
(6 |
) |
|
|
|
|
|
|
|
|
|
Total |
|
$ |
31 |
|
|
$ |
40 |
|
|
$ |
(14 |
) |
|
$ |
(28 |
) |
|
$ |
1 |
|
|
$ |
30 |
|
|
Goodwill and trade name impairments
As a result of our annual fourth quarter review of goodwill and other non-amortizing intangible
assets, we recorded non-cash charges of $1,213 million to write down goodwill and $57 million
related to the impairment of trade names. Our recoverability assessment of these non-amortizing
intangible assets considers company-specific projections, assumptions about market participant
views and the companys overall market capitalization around the testing period. All of those
factors worsened during 2008 compared to amounts used for the 2007 evaluations.
For the 2008 test, the estimated fair values indicated that the second step of goodwill impairment
analysis was required in four of our five reporting units, and that analysis showed that the
current value of goodwill could not be sustained in those four reporting units.
Accordingly, we recorded a goodwill impairment charge of $1,213 million, relating to the following
reporting units: North American Retail, $2 million; North American Contract, $348 million; Europe,
$794 million; and Asia, $69 million. Included in these impairment charges is goodwill resulting
from 1990 and later acquisitions. All of these entities are considered integrated into
their
respective reporting units and their cash flows were aggregated with all other cash flows of the
respective reporting unit in the determination of estimated fair value.
56
Approximately $19 million of goodwill associated with the North American Direct reporting unit was
not impaired. This reporting unit has a relatively low net investment and projected cash flows
were sufficient to recover its net assets. Based on the fair value estimate in excess of the
carrying value, the company currently does not anticipate a risk of goodwill impairment for this
reporting unit.
The impairment of trade names totaled approximately $57 million and primarily relates to the
Niceday brand name which was part of a business acquisition in 2003. We have decided to shift
the emphasis in the related markets away from this brand name to products with the Office Depot®
and other private brand names. Accordingly, we lowered the expected contribution from this trade
name and, combined with the factors above, a non-cash impairment charge was recorded to reduce the
asset to its estimated fair value. Because the brand is expected to be retained but with lower
prominence, it remains a non-amortizing intangible asset.
Other asset impairments
At least annually, we review our stores for possible impairment. Impairment is assessed at the
location level, considering the estimated undiscounted cash flows over the assets remaining life.
Our impairment analysis is based on a cash flow model at the individual store level, beginning with
recent store performance and forecasting the anticipated future results based on chain-wide and
individual store initiatives. If the anticipated cash flows of a store cannot support the carrying
amount of the stores assets, an impairment charge is recorded to operations as a component of
store and warehouse operating and selling expenses. Our annual analysis, which is performed during
the third quarter, resulted in an impairment charge of approximately $20 million in the 2008
period. Because of the significant economic downturn experienced during the fourth quarter of
2008, we updated the analysis and recognized an additional $78 million, bringing the total asset
impairment charge for stores to $98 million for 2008. During 2007 the total asset impairment
charge for stores was approximately $3 million.
We review our amortizing intangible assets at least annually to determine whether events and
circumstances warrant a revision to the remaining period of amortization. In developing forecasts
for our assessment of goodwill, we concluded that the value of certain amortizing intangible assets
was impaired. Accordingly, during 2008, we incurred a charge of approximately $11 million to fully
impair the customer list intangible assets in our International Division.
NOTE C
PROPERTY AND EQUIPMENT
Property and equipment consisted of:
|
|
|
|
|
|
|
|
|
|
|
December 27, |
|
|
December 29, |
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
Land |
|
$ |
80,783 |
|
|
$ |
97,300 |
|
Buildings |
|
|
472,110 |
|
|
|
308,860 |
|
Leasehold improvements |
|
|
1,067,456 |
|
|
|
1,212,749 |
|
Furniture, fixtures and equipment |
|
|
1,642,485 |
|
|
|
1,671,812 |
|
|
|
|
|
3,262,834 |
|
|
|
3,290,721 |
|
Less accumulated depreciation |
|
|
(1,705,533 |
) |
|
|
(1,701,763 |
) |
|
Total |
|
$ |
1,557,301 |
|
|
$ |
1,588,958 |
|
|
Depreciation expense was $245.1 million, $266.7 million, and $265.6 million in 2008, 2007 and 2006,
respectively. These amounts include accelerated depreciation related to the Charges discussed in
Note B.
The above table of property and equipment includes assets held under capital leases as follows:
|
|
|
|
|
|
|
|
|
|
|
December 27, |
|
|
December 29, |
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
Buildings |
|
$ |
273,502 |
|
|
$ |
126,994 |
|
Furniture, fixtures and equipment |
|
|
70,952 |
|
|
|
31,430 |
|
|
|
|
|
344,454 |
|
|
|
158,424 |
|
Less accumulated depreciation |
|
|
(59,737 |
) |
|
|
(47,605 |
) |
|
Total |
|
$ |
284,717 |
|
|
$ |
110,819 |
|
|
57
NOTE D
GOODWILL AND OTHER INTANGIBLE ASSETS
Goodwill
The components of goodwill by segment are listed below:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
North |
|
|
|
|
|
|
|
|
|
North |
|
|
American |
|
|
|
|
|
|
|
|
|
American |
|
|
Business |
|
|
|
|
|
|
|
|
|
Retail |
|
|
Solutions |
|
|
International |
|
|
|
|
(Dollars in thousands) |
|
Division |
|
|
Division |
|
|
Division |
|
|
Total |
|
|
Balance as of December 29, 2007 |
|
$ |
2,315 |
|
|
$ |
368,628 |
|
|
$ |
911,514 |
|
|
$ |
1,282,457 |
|
2008 additions |
|
|
|
|
|
|
|
|
|
|
73,734 |
|
|
|
73,734 |
|
Purchase price adjustments on 2007 acquisitions |
|
|
|
|
|
|
734 |
|
|
|
|
|
|
|
734 |
|
Foreign currency translation |
|
|
(473 |
) |
|
|
(1,572 |
) |
|
|
(122,114 |
) |
|
|
(124,159 |
) |
Impairment |
|
|
(1,842 |
) |
|
|
(348,359 |
) |
|
|
(863,134 |
) |
|
|
(1,213,335 |
) |
|
Balance as of December 27, 2008 |
|
$ |
|
|
|
$ |
19,431 |
|
|
$ |
|
|
|
$ |
19,431 |
|
|
The 2008 additions to goodwill relate primarily to the companys acquisition under previously
existing put options of all remaining minority interest shares of its joint ventures in Israel and
China. Also included in the 2008 additions is the goodwill recorded on the companys acquisition
of a controlling interest in joint ventures in India and Sweden, which are described in Note M.
During the fourth quarter of 2008, we performed our annual goodwill impairment testing, which
indicated that the goodwill in four of our five reporting units was fully impaired. This resulted
in impairment charges totaling $1,213.3 million, most of which was related to acquisitions made in
our International and North American Business Solutions Divisions. For additional information on
our goodwill impairment testing and the resulting impairment charges, see Note B.
Other Intangible Assets
Indefinite-lived intangible assets related to acquired trade names were $6.1 million and $68.8
million, at December 27, 2008 and December 29, 2007, respectively, and are included in other
intangible assets in the Consolidated Balance Sheets. The change in this balance during 2008
resulted primarily from impairment charges totaling approximately $56.6 million. The majority of
these impairment charges related to the Niceday trade name which was acquired as part of a 2003
business combination. The remaining portion of the decrease resulted from changes in foreign
currency rates.
Amortizing intangible assets, which are included in other intangible assets in the Consolidated
Balance Sheets, include the following:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
December 27, 2008 |
|
|
December 29, 2007 |
|
|
|
Gross |
|
|
Accumulated |
|
|
Gross |
|
|
Accumulated |
|
(Dollars in thousands) |
|
Carrying Value |
|
|
Amortization |
|
|
Carrying Value |
|
|
Amortization |
|
|
Customer lists |
|
$ |
28,000 |
|
|
$ |
(6,683 |
) |
|
$ |
112,238 |
|
|
$ |
(74,563 |
) |
Other |
|
|
2,600 |
|
|
|
(1,706 |
) |
|
|
2,608 |
|
|
|
(1,056 |
) |
|
Total |
|
$ |
30,600 |
|
|
$ |
(8,389 |
) |
|
$ |
114,846 |
|
|
$ |
(75,619 |
) |
|
We review our amortizing intangible assets at least annually to determine whether events and
circumstances warrant a revision to the remaining period of amortization. In developing forecasts
for our assessment of goodwill, we concluded that the value of certain amortizing intangible assets
was impaired. Accordingly, during 2008, we incurred a charge of $10.9 million to fully
impair the customer list intangible assets in our International Division.
Amortization of intangible assets was $9.0 million in 2008, $15.3 million in 2007 and $13.6 million
in 2006 (at average foreign currency exchange rates).
58
The
weighted average amortization period for the remaining finite-lived intangible assets is 8.1
years. Estimated future amortization expense for the next five years at December
27, 2008 is as follows:
|
|
|
|
|
(Dollars in thousands) |
|
|
|
|
|
2009 |
|
$ |
3,195 |
|
2010 |
|
|
2,789 |
|
2011 |
|
|
2,545 |
|
2012 |
|
|
2,545 |
|
2013 |
|
|
2,545 |
|
NOTE E
DEBT
Debt consists of the following:
|
|
|
|
|
|
|
|
|
|
|
December 27, |
|
|
December 29, |
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
Short-term borrowings and current maturities of
long-term debt: |
|
|
|
|
|
|
|
|
Short-term borrowings |
|
$ |
176,644 |
|
|
$ |
200,290 |
|
Capital lease obligations |
|
|
14,773 |
|
|
|
7,706 |
|
Current maturities of long-term debt |
|
|
515 |
|
|
|
|
|
|
|
|
$ |
191,932 |
|
|
$ |
207,996 |
|
|
Long-term debt, net of current maturities: |
|
|
|
|
|
|
|
|
Revolving credit facility |
|
$ |
|
|
|
$ |
90,420 |
|
$400 million senior notes |
|
|
400,278 |
|
|
|
400,384 |
|
Capital lease obligations |
|
|
287,349 |
|
|
|
116,658 |
|
Other |
|
|
1,161 |
|
|
|
|
|
|
|
|
$ |
688,788 |
|
|
$ |
607,462 |
|
|
On September 26, 2008, the company entered into a Credit Agreement (the Agreement) with a group
of lenders, which provides for an asset based, multi-currency revolving credit facility (the
Facility) of up to $1.25 billion. The amount that can be drawn on the Facility at any given time
is determined based on percentages of certain accounts receivable, inventory and credit card
receivables (the Borrowing Base). At December 27, 2008, the company was eligible to borrow
approximately $1.0 billion of the Facility. In February 2009, that borrowing base was lowered by
$75 million by the Administrative Agent, pending completion of asset base appraisals. The Facility
includes a sub-facility of up to $250 million which is available to certain of the companys
European subsidiaries (the European Borrowers). Certain of the companys domestic subsidiaries
(the Domestic Guarantors) guaranty the obligations under the Facility. The Agreement also
provides for a letter of credit sub-facility of up to $400 million. All loans borrowed under the
Agreement may be borrowed, repaid and reborrowed from time to time until September 26, 2013 (or, in
the event that the companys existing 6.25% Senior Notes are not repaid, then February 15, 2013),
on which date the Facility matures.
All amounts borrowed under the Facility, as well as the obligations of the Domestic Guarantors, are
secured by a lien on the companys and such Domestic Guarantors accounts receivables, inventory,
cash and deposit accounts. All amounts borrowed by the European Borrowers under the Facility are
secured by a lien on such European Borrowers accounts receivable, inventory, cash and deposit
accounts, as well as certain other assets. At the companys option, borrowings made pursuant to
the Agreement bear interest at either, (i) the alternate base rate (defined as the higher of the
Prime Rate (as announced by the Agent) and the Federal Funds Rate plus 1/2 of 1%) or (ii) the
Adjusted LIBOR Rate (defined as the LIBOR Rate as adjusted for statutory revenues) plus, in either
case, a certain margin based on the aggregate average availability under the Facility. The
Agreement also contains representations, warranties, fees, affirmative and negative covenants, and
default provisions. The Facility includes limitations in certain circumstances on acquisitions,
dispositions, share repurchases and the payment of dividends. The dividend restrictions are based
on the then-current and proforma fixed charge coverage ratio and borrowing availability at the
point of consideration. The company has never declared or paid cash dividends on its common stock.
The Facility also includes provisions whereby if the global availability is less than $218.8
million, or the European availability is below $37.5 million, the companys cash collections go
first to the Agent to satisfy outstanding borrowings. Further, if total availability falls below
$187.5 million, a fixed charge coverage ratio test is required which, based on current forecasts,
could effectively eliminate additional borrowing under the Facility.
At December 27, 2008, the company had approximately $712.1 million of available credit under the
Facility. Borrowings under the Facility totaled $139.1 million at an effective interest rate of
approximately 5.41%. There were also letters of credit outstanding under the Facility totaling
approximately $177.8 million. An additional $1.5 million of letters of credit were outstanding
under separate agreements. Average borrowings under the Facility from September 26, 2008 to
December 27, 2008 were approximately $254 million.
In addition to our borrowings under the Facility, we had short-term borrowings of $37.5 million.
These borrowings primarily represent outstanding balances under various local currency credit
facilities for our international subsidiaries that had an effective interest rate at the end of the
year of approximately 3.03%.
59
The Agreement replaced the companys Revolving Credit Facility Agreement, which provided for
multiple-currency borrowings of up to $1 billion and had a sub-limit of up to $350 million for
standby and trade letter of credit issuances.
In December 2008, the companys credit rating was downgraded which provided the counterparty to the
companys private label credit card program the right to terminate the agreement and require the
company to repurchase the outstanding balance of approximately $184 million. Both parties entered
into a standstill agreement whereby the company permanently waived its early termination right and
the counterparty agreed not to terminate the agreement and require repurchase of the outstanding
balance until at least March 31, 2009 while a permanent solution was developed. This standstill
agreement precluded the occurrence of cross defaults in certain of the companys agreements. In
February 2009, the company and the counterparty amended the agreement to permanently waive the
repurchase clause and the company agreed to amend an existing $25 million letter of credit which
may be increased, after December 29, 2009, to as much as $45 million based on an assessment of risk
in the portfolio at that time.
In August 2003, we issued $400 million senior notes due August 2013. These notes are not callable
and bear interest at the rate of 6.25% per year, to be paid on February 15 and August 15 of each
year. The notes contain provisions that, in certain circumstances, place financial restrictions or
limitations on us. Simultaneous with completing the offering, we liquidated a treasury rate lock.
The proceeds are being amortized over the term of the issue, reducing the effective interest rate
to 5.87%. During 2004, we entered into a series of fixed-to-variable interest rate swap agreements
as fair value hedges on the $400 million of notes. The swap agreements were terminated during
2005.
Capital lease obligations primarily relate to buildings and equipment as indicated in Note C.
In December 2006, we sold our former corporate campus and entered into a short-term leaseback.
Coincident with the sale, we paid $22.2 million to settle the mortgage securing one of the
buildings. The total payment of approximately $28 million included the principal, accrued interest
to the termination date and the contractual prepayment consideration. Approximately $5.7 million
is presented as loss on extinguishment of debt on the Consolidated Statements of Operations. That
mortgage had been assumed in 2005 under conversion of a previously capitalized lease agreement.
Aggregate annual maturities of long-term debt and capital lease obligations are as follows:
|
|
|
|
|
(Dollars in thousands) |
|
|
|
|
|
2009 |
|
$ |
35,692 |
|
2010 |
|
|
34,760 |
|
2011 |
|
|
32,943 |
|
2012 |
|
|
31,923 |
|
2013 |
|
|
449,357 |
|
Thereafter |
|
|
307,112 |
|
|
Total |
|
|
891,787 |
|
Less amount representing interest on capital leases |
|
|
(187,711 |
) |
|
Total |
|
|
704,076 |
|
Less current portion |
|
|
(15,288 |
) |
|
Total long-term debt |
|
$ |
688,788 |
|
|
NOTE F INCOME TAXES
The income tax expense (benefit) related to earnings (loss) from operations consisted of the
following:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
2007 |
|
2006 |
|
Current: |
|
|
|
|
|
|
|
|
|
|
|
|
Federal |
|
$ |
(16,430 |
) |
|
$ |
50,602 |
|
|
$ |
179,779 |
|
State |
|
|
6,622 |
|
|
|
728 |
|
|
|
21,531 |
|
Foreign |
|
|
19,262 |
|
|
|
12,710 |
|
|
|
18,103 |
|
Deferred : |
|
|
|
|
|
|
|
|
|
|
|
|
Federal |
|
|
(125,945 |
) |
|
|
72,017 |
|
|
|
(4,261 |
) |
State |
|
|
18,606 |
|
|
|
(38,183 |
) |
|
|
3,220 |
|
Foreign |
|
|
(760 |
) |
|
|
(34,856 |
) |
|
|
(14,808 |
) |
|
Total income tax expense (benefit) |
|
$ |
(98,645 |
) |
|
$ |
63,018 |
|
|
$ |
203,564 |
|
|
60
The components of earnings (loss) before income taxes consisted of the following:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
2007 |
|
2006 |
|
North America |
|
$ |
(733,342 |
) |
|
$ |
276,040 |
|
|
$ |
537,944 |
|
International |
|
|
(844,241 |
) |
|
|
182,593 |
|
|
|
169,091 |
|
|
Total |
|
$ |
(1,577,583 |
) |
|
$ |
458,633 |
|
|
$ |
707,035 |
|
|
The tax-effected components of deferred income tax assets and liabilities consisted of the
following:
|
|
|
|
|
|
|
|
|
|
|
December 27, |
|
|
December 29, |
|
(Dollars in thousands) |
|
2008 |
|
2007 |
|
Self-insurance accruals |
|
$ |
17,144 |
|
|
$ |
21,188 |
|
Inventory |
|
|
32,713 |
|
|
|
18,791 |
|
Vacation pay and other accrued compensation |
|
|
69,706 |
|
|
|
28,898 |
|
Allowance for bad debts |
|
|
6,637 |
|
|
|
8,223 |
|
Accruals for facility closings |
|
|
12,009 |
|
|
|
12,729 |
|
Accrued rebates |
|
|
7,840 |
|
|
|
17,415 |
|
Deferred rent credit |
|
|
102,903 |
|
|
|
74,663 |
|
Foreign and state net operating loss carryforwards |
|
|
332,844 |
|
|
|
393,609 |
|
Basis difference in fixed assets |
|
|
66,130 |
|
|
|
|
|
State credit carryforwards, net of Federal benefit |
|
|
8,028 |
|
|
|
6,067 |
|
Deferred revenue |
|
|
17,198 |
|
|
|
|
|
Other items, net |
|
|
61,465 |
|
|
|
20,901 |
|
|
Gross deferred tax assets |
|
|
734,617 |
|
|
|
602,484 |
|
Valuation allowance |
|
|
(242,481 |
) |
|
|
(265,465 |
) |
|
Deferred tax assets |
|
|
492,136 |
|
|
|
337,019 |
|
|
Basis difference in fixed assets |
|
|
|
|
|
|
9,000 |
|
Intangibles |
|
|
|
|
|
|
32,417 |
|
Internal software |
|
|
93,376 |
|
|
|
|
|
Other items, net |
|
|
4,669 |
|
|
|
22,824 |
|
|
Deferred tax liabilities |
|
|
98,045 |
|
|
|
64,241 |
|
|
Net deferred tax assets |
|
$ |
394,091 |
|
|
$ |
272,778 |
|
|
As of December 27, 2008, we had approximately $1.1 billion of foreign and $770.0 million of state
net operating loss carryforwards. Of the foreign carryforwards, $801.5 million can be carried
forward indefinitely, $18.2 million will expire in 2009, and the balance will expire between 2010
and 2028. Of the state carryforwards, $1.9 million will expire in 2009, and the balance will
expire between 2010 and 2028. The valuation allowance has been developed to reduce our deferred
asset to an amount that is more likely than not to be realized and is based upon the uncertainty of
the realization of certain foreign and state deferred assets related to net operating loss
carryforwards and other tax attributes.
The following is a reconciliation of income taxes at the Federal statutory rate to the provision
(benefit) for income taxes:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
2007 |
|
2006 |
|
Federal tax computed at the statutory rate |
|
$ |
(552,154 |
) |
|
$ |
160,522 |
|
|
$ |
247,462 |
|
State taxes, net of Federal benefit |
|
|
(3,838 |
) |
|
|
8,217 |
|
|
|
14,166 |
|
Foreign income taxed at rates other than Federal |
|
|
(29,684 |
) |
|
|
(62,393 |
) |
|
|
(53,762 |
) |
Non-deductible goodwill and other impairments |
|
|
356,138 |
|
|
|
|
|
|
|
|
|
Increase (reduction) in valuation allowance |
|
|
47,151 |
|
|
|
(34,514 |
) |
|
|
2,010 |
|
Settlement of tax audits |
|
|
|
|
|
|
(941 |
) |
|
|
(3,875 |
) |
Non-deductible foreign interest |
|
|
40,166 |
|
|
|
2,392 |
|
|
|
783 |
|
Change in accrual estimates relating to uncertain tax positions |
|
|
3,661 |
|
|
|
(9,097 |
) |
|
|
(923 |
) |
Other items, net |
|
|
39,915 |
|
|
|
(1,168 |
) |
|
|
(2,297 |
) |
|
Income tax expense (benefit) |
|
$ |
(98,645 |
) |
|
$ |
63,018 |
|
|
$ |
203,564 |
|
|
61
The
following table summarizes the activity related to our unrecognized
tax benefits during 2008 and 2007:
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
2007 |
|
Beginning Balance |
|
$ |
110,407 |
|
|
$ |
89,762 |
|
Additions based on tax positions related to the current year |
|
|
10,767 |
|
|
|
15,463 |
|
Additions for tax positions of prior years |
|
|
17,720 |
|
|
|
19,651 |
|
Reductions for tax positions of prior years |
|
|
(19,035 |
) |
|
|
(11,279 |
) |
Statute expirations |
|
|
(233 |
) |
|
|
(2,497 |
) |
Settlements |
|
|
|
|
|
|
(693 |
) |
|
Ending Balance |
|
$ |
119,626 |
|
|
$ |
110,407 |
|
|
Included in the balance of $119.6 million at December 27, 2008, are $104.7 million of net
unrecognized tax benefits that, if recognized, would affect the effective tax rate. The difference
of $14.9 million primarily results from federal tax impacts on state tax issues and positions which if sustained would be fully offset by a
valuation allowance.
We file a U.S. federal income tax return and other income tax returns in various states and foreign
jurisdictions. With few exceptions, we are no longer subject to U.S. federal, state and local, or
non-U.S. income tax examinations for years before 2000. Our U.S. federal filings for the years 2000
and 2002 through 2007 are under routine examination, and it is not anticipated that these audits
will be closed prior to the end of 2009. Additionally, the U.S. federal tax return for 2008 is
under concurrent year review. Significant international tax jurisdictions include the UK, the
Netherlands, France and Germany. Generally, we are subject to routine examination for years 2001
and forward in these jurisdictions. It is reasonably possible that certain of these audits will
close within the next 12 months, which could result in a decrease of as much as $22 million or an
increase of as much as $19 million to our accrued uncertain tax positions. Additionally, we
anticipate that it is reasonably possible that new issues will be raised or resolved by tax
authorities that may require changes to the balance of unrecognized tax benefits, however, an
estimate of such changes cannot reasonably be made.
We recognize interest related to unrecognized tax benefits in interest expense and penalties in the
provision for income taxes. We recognized interest and penalties of approximately $11.5 million
and $8 million in 2008 and 2007, respectively. We had approximately $47.4 million accrued for the
payment of interest and penalties as of December 27, 2008.
In connection with the adoption of FAS 123R, we have elected to calculate our pool of excess tax
benefits under the alternative, or short-cut method. At adoption, this pool of benefits was
approximately $55.3 million and was approximately $103.3 million as of December 27, 2008. This
pool may increase in future periods if tax benefits realized are in excess of those based on grant
date fair values or may decrease if used to absorb future tax deficiencies
determined for financial reporting purposes under provisions of FAS 123R.
NOTE G COMMITMENTS AND CONTINGENCIES
Operating Leases: We lease retail stores and other facilities and equipment under operating lease
agreements that expire in various years through 2032. In addition to minimum rentals, there are
certain executory costs such as real estate taxes, insurance and common area maintenance on most of
our facility leases. Many lease agreements contain tenant improvement allowances, rent holidays,
and/or rent escalation clauses. For purposes of recognizing incentives and minimum rental expenses
on a straight-line basis over the terms of the leases, we use the date of initial possession to
begin amortization.
We recognize a deferred rent liability for tenant improvement allowances and rent holidays and
amortize these amounts over the terms of the related leases as a reduction of rent expense. For
scheduled rent escalation clauses during the lease terms or for rental payments commencing at a
date other than the date of initial occupancy, we record minimum rental expenses on a straight-line
basis over the terms of the leases.
Certain leases contain provisions for additional rent to be paid if sales exceed a specified
amount, though such payments have been immaterial during the years presented.
62
The table below shows future minimum lease payments due under the non-cancelable portions of our
leases as of December 27, 2008. These minimum lease payments include facility leases that were
accrued as store closure costs. Additional information including optional lease renewals follows
this table.
|
|
|
|
|
(Dollars in thousands) |
|
|
|
|
|
2009 |
|
$ |
541,469 |
|
2010 |
|
|
471,086 |
|
2011 |
|
|
394,917 |
|
2012 |
|
|
341,462 |
|
2013 |
|
|
301,345 |
|
Thereafter |
|
|
1,025,039 |
|
|
|
|
|
3,075,318 |
|
Less sublease income |
|
|
55,776 |
|
|
Total |
|
$ |
3,019,542 |
|
|
We determine the lease term at inception to be the non-cancellable rental period plus any renewal
options that are considered reasonably assured. Leasehold improvements are depreciated over the
shorter of their estimated useable lives or the identified lease term. Lease payments for the next
five years and thereafter that include both the non-cancellable amounts from above, plus the
renewal options included in our projected lease term are, $551 million for 2009; $499 million for
2010; $445 million for 2011; $409 million for 2012; $385 million for 2013 and $2,296 million
thereafter, for a total of $4,585 million, $4,529 million net of sublease income.
Rent expense, including equipment rental, was $525.8 million, $519.1 million and $477.8 million in
2008, 2007, and 2006, respectively. Rent expense was reduced by sublease income of $3.1 million in
2008, $2.8 million in 2007 and $3.2 million in 2006.
Indemnification of Private Label Credit Card Receivables: Office Depot has a private label credit
card program that is managed by a third-party financial services company. We transfer the credit
card receivable balance each business day, with the difference between the transferred amount and
the amount received recognized in store and warehouse operating and selling expense. At December
27, 2008, the outstanding balance of credit card receivables sold was approximately $183.6 million.
The companys estimated liability associated with risk of loss was increased during 2008 to
approximately $23 million to recognize the potential impact of adverse economic conditions on the
portfolio. This accrual is included in accrued expenses on the Consolidated Balance Sheet.
Following the companys credit rating downgrade in December 2008, the underlying agreement was
amended to permanently eliminate a provision that allowed both parties to terminate the agreement
early in the event either party suffered a material adverse change, and put in place a letter of
credit arrangement supporting the companys potential exposure on indemnification of the
transferred receivable balance. See Note E for additional discussion.
Legal Matters: We are involved in litigation arising in the normal course of our business. While,
from time to time, claims are asserted that make demands for a large sum of money (including, from
time to time, actions which are asserted to be maintainable as class action suits), we do not
believe that any of these matters, either individually or in the aggregate, will materially affect
our financial position or the results of our operations.
As previously disclosed, the company continues to cooperate with the SEC in its formal order of
investigation issued in January 2008 covering the matters previously subject to the informal
inquiry that commenced July 2007. A formal order of investigation allows the SEC to subpoena
witnesses, books, records, and other relevant documents. The matters subject to the investigation
include contacts and communications with financial analysts, inventory receipt and reserves, timing
of vendor payments, certain intercompany loans, certain payments to foreign officials, inventory
obsolescence and timing and recognition of vendor program funds.
In early November 2007, two putative class action lawsuits were filed against the Company and
certain of its executive officers alleging violations of the Securities Exchange Act of 1934. In
addition, two putative shareholder derivative actions were filed against the Company and its
directors alleging various state law claims including breach of fiduciary duty. The allegations in
all four lawsuits primarily relate to the accounting for vendor program funds. Each of the
above-referenced lawsuits was filed in the Southern District of Florida, and is captioned as
follows: (1) Nichols v. Office Depot, Inc., Steve Odland and Patricia McKay filed on November 6,
2007; (2) Sheet Metal Worker Local 28 Pension Fund v. Office Depot, Inc., Steve Odland and Patricia
McKay filed on November 5, 2007; (3) Marin, derivatively, on behalf of Office Depot, Inc. v. Office
Depot, Inc., Steve Odland, Neil R. Austrian, David W. Bernauer, Abelardo E. Bru, Marsha J. Evans,
David I. Fuente, Brenda J. Gaines, Myra M. Hart, Kathleen Mason, Michael J. Myers, and Office
Depot, Inc. filed on November 8, 2007; and (4) Mason, derivatively, on behalf of Office Depot, Inc.
v. Steve Odland, Neil R. Austrian, David W. Bernauer, Abelardo E. Bru, Marsha J. Evans, David I.
Fuente, Brenda J. Gaines, Myra M. Hart, Kathleen Mason, Michael J. Myers, and Office Depot, Inc.
filed on November 8, 2007.
63
On March 21, 2008, the court in the Southern District of Florida entered an Order consolidating the
class action lawsuits and an Order consolidating the derivative actions. Lead plaintiff in the
consolidated class actions, the New Mexico Educational Retirement Board, filed its Consolidated
Amended Complaint on July 2, 2008. On September 2, 2008, Office Depot filed a motion to dismiss
the Consolidated Amended Complaint on the basis that it fails to state a claim, which remains
pending. We are still awaiting an amended complaint in the derivative action. We plan to vigorously
defend both the consolidated class action and the consolidated derivative action, which are in
their early stages.
As part of a normal process of doing business with federal, local and state governmental agencies,
we are subject to audits and reviews of our governmental contracts. Many of these audits and
reviews are resolved without incident, however we have had several highly publicized inquiries by
certain state agencies into contract pricing, and additional state inquiries may follow. We
currently do not anticipate that this will have a material effect on our business. We are
currently cooperating with the Florida and Missouri Attorneys General with respect to civil
investigations regarding our pricing practices that relate primarily to government customers. We
first became aware of the Florida matter in the second quarter of 2008 and the Missouri matter in
the first quarter of 2009. We are also cooperating with the U.S.
Department of Defense (DOD), the Department of Education and
the General Services Administration (GSA) with respect to
their joint investigations that are being conducted in coordination
with the Department of Justice regarding
our pricing practices that relate to sales to certain federal agencies. We first became aware of
the GSA matter on December 29, 2008, the DOD matter on
January 20, 2009 and the Department of Education matter on
February 19, 2009. No claim for relief
has been made in any of these matters and management cannot predict their ultimate outcome.
NOTE H EMPLOYEE BENEFIT PLANS
Long-Term Incentive Plan
During 2007, the companys board of directors adopted a new equity incentive plan which obtained
shareholder approval on April 25, 2007. This plan is known as the Office Depot, Inc. 2007
Long-Term Incentive Plan (the Plan) and replaces the Long-Term Equity Incentive Plan which
expired in October 2007. We believe the Plan aligns the interests of its officers, directors and
key employees with the interests of its shareholders. The Plan permits the issuance of stock
options, stock appreciation rights, restricted stock, restricted stock units, performance-based,
and other equity-based incentive awards. Stock options must be issued at the market price on the
date of the grant unless an employee owns 10% or more of Office Depots outstanding common stock,
in which case the option price must be at least 110% of the market price on the date of grant.
Options granted under the Plan become exercisable from one to five years after the date of grant,
provided that the individual is continuously employed with the company. All options granted expire
no more than ten years following the date of grant.
Long-Term Incentive Stock Plan
A summary of the activity in our stock option plans for the last three years is presented below.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
|
|
|
|
|
Weighted |
|
|
|
|
|
|
Weighted |
|
|
|
|
|
|
Weighted |
|
|
|
|
|
|
|
Average |
|
|
|
|
|
|
Average |
|
|
|
|
|
|
Average |
|
|
|
|
|
|
|
Exercise |
|
|
|
|
|
|
Exercise |
|
|
|
|
|
|
Exercise |
|
|
|
Shares |
|
|
Price |
|
|
Shares |
|
|
Price |
|
|
Shares |
|
|
Price |
|
|
|
|
Outstanding
at beginning of year |
|
|
13,594,302 |
|
|
$ |
23.86 |
|
|
|
12,384,083 |
|
|
$ |
20.14 |
|
|
|
16,806,110 |
|
|
$ |
17.20 |
|
Granted |
|
|
3,185,511 |
|
|
|
10.56 |
|
|
|
3,522,720 |
|
|
|
32.52 |
|
|
|
1,970,274 |
|
|
|
33.73 |
|
Canceled |
|
|
(2,190,928 |
) |
|
|
21.48 |
|
|
|
(434,863 |
) |
|
|
25.12 |
|
|
|
(540,238 |
) |
|
|
18.94 |
|
Exercised |
|
|
(109,744 |
) |
|
|
10.36 |
|
|
|
(1,877,638 |
) |
|
|
16.11 |
|
|
|
(5,852,063 |
) |
|
|
16.45 |
|
|
|
|
Outstanding at end of year |
|
|
14,479,141 |
|
|
$ |
22.78 |
|
|
|
13,594,302 |
|
|
$ |
23.86 |
|
|
|
12,384,083 |
|
|
$ |
20.14 |
|
|
|
|
The weighted-average grant date fair values of options granted during 2008, 2007, and 2006 were
$4.64, $10.05, and $11.49, respectively, using the following weighted average assumptions for
grants:
|
|
|
Risk-free interest rates of 2.7% for 2008, 4.5% for 2007, and 4.6% for 2006 |
|
|
|
|
Expected lives of 4.4 years for 2008, 4.7 years for 2007, and 5.0 years for 2006 |
|
|
|
|
A dividend yield of zero for all three years |
|
|
|
|
Expected volatility ranging from 43% to 65% for 2008, 25% to 43% for 2007, 27% to 31% for
2006 |
64
The following table summarizes information about options outstanding at December 27, 2008.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Options Outstanding |
|
Options Exercisable |
|
|
|
|
|
|
|
|
|
|
Weighted Average |
|
Weighted |
|
|
|
|
|
Weighted Average |
|
Weighted |
|
|
|
|
|
|
|
|
|
|
Remaining |
|
Average |
|
|
|
|
|
Remaining |
|
Average |
|
|
|
|
Range of |
|
Number |
|
Contractual Life |
|
Exercise |
|
Number |
|
Contractual Life |
|
Exercise |
|
|
|
|
Exercise Prices |
|
Outstanding |
|
(in years) |
|
Price |
|
Exercisable |
|
(in years) |
|
Price |
|
|
|
|
|
$4.43- $6.64 |
|
|
52,686 |
|
|
|
5.75 |
|
|
$ |
6.70 |
|
|
|
8,568 |
|
|
|
1.52 |
|
|
$ |
6.19 |
|
|
|
|
|
6.65- 9.97 |
|
|
870,272 |
|
|
|
4.45 |
|
|
|
9.04 |
|
|
|
414,312 |
|
|
|
2.01 |
|
|
|
8.64 |
|
|
|
|
|
9.98- 14.96 |
|
|
3,406,478 |
|
|
|
4.94 |
|
|
|
12.41 |
|
|
|
1,224,130 |
|
|
|
2.69 |
|
|
|
11.39 |
|
|
|
|
|
14.97- 22.45 |
|
|
4,007,264 |
|
|
|
3.43 |
|
|
|
20.20 |
|
|
|
3,899,181 |
|
|
|
3.36 |
|
|
|
17.87 |
|
|
|
|
|
22.46- 45.00 |
|
|
6,142,441 |
|
|
|
4.81 |
|
|
|
32.30 |
|
|
|
3,380,672 |
|
|
|
4.64 |
|
|
|
29.60 |
|
|
|
|
|
|
$4.43- $45.00 |
|
|
14,479,141 |
|
|
|
4.44 |
|
|
$ |
22.78 |
|
|
|
8,926,863 |
|
|
|
3.69 |
|
|
$ |
20.99 |
|
|
|
|
|
|
The
intrinsic value of options exercised in 2008, 2007 and 2006, was $0.3 million, $33.7 million,
and $132.8 million, respectively.
As of December 27, 2008, there was approximately $27 million of total stock-based compensation
expense that has not yet been recognized relating to non-vested awards granted under our option
plans. This expense, net of forfeitures, is expected to be recognized over a weighted-average
period of approximately 2.0 years. Of the 5.5 million unvested shares, we estimate that 5.2
million, or 95%, will vest. The stock price at the end of 2008 is below the option price for all
shares. The number of exercisable shares was 8.9 million shares of common stock at December 27,
2008, 7.9 million shares of common stock at December 29, 2007, and 7.1 million shares of common
stock at December 30, 2006.
Restricted Stock and Performance-Based Grants
Our employee share-based awards are generally issued in the first quarter of the year. In 2008, we
granted approximately 2.7 million shares of time-based restricted stock to our employees. These
grants typically vest annually over a three-year service period. The weighted average fair value
of $11.24 for these awards was based on the grant date market price. As of December 27, 2008, none
of the shares granted in 2008 had vested. In 2007, we granted to employees approximately 0.7
million shares of time-based restricted stock with annual vesting over a three-year service period
valued at the grant date market price of $32.46 per share. A summary of the status of the
companys nonvested shares as of December 27, 2008, and changes during the year ended December 27,
2008 is presented below.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
2007 |
|
2006 |
|
|
|
|
|
|
Weighted |
|
|
|
|
|
Weighted |
|
|
|
|
|
Weighted |
|
|
|
|
|
|
Average |
|
|
|
|
|
Average |
|
|
|
|
|
Average |
|
|
|
|
|
|
Grant-Date |
|
|
|
|
|
Grant-Date |
|
|
|
|
|
Grant-Date |
|
|
Shares |
|
Price |
|
Shares |
|
Price |
|
Shares |
|
Price |
Nonvested at beginning of year |
|
|
850,115 |
|
|
$ |
30.67 |
|
|
|
1,675,130 |
|
|
$ |
19.82 |
|
|
|
2,996,611 |
|
|
$ |
19.01 |
|
Granted |
|
|
2,651,737 |
|
|
|
11.24 |
|
|
|
670,013 |
|
|
|
32.46 |
|
|
|
324,117 |
|
|
|
33.13 |
|
Vested |
|
|
(543,068 |
) |
|
|
24.22 |
|
|
|
(1,367,070 |
) |
|
|
18.31 |
|
|
|
(1,443,874 |
) |
|
|
18.29 |
|
Forfeited |
|
|
(295,568 |
) |
|
|
17.81 |
|
|
|
(127,958 |
) |
|
|
30.06 |
|
|
|
(201,724 |
) |
|
|
20.22 |
|
|
|
|
Nonvested at end of year |
|
|
2,663,216 |
|
|
$ |
14.06 |
|
|
|
850,115 |
|
|
$ |
30.67 |
|
|
|
1,675,130 |
|
|
$ |
19.82 |
|
|
|
|
As of December 27, 2008, there was approximately $23 million of total unrecognized compensation
cost related to nonvested restricted stock. That cost, net of forfeitures, is expected to be
recognized over a weighted-average period of 1.9 years. We estimate that 5% of these shares will
be forfeited. The total grant date fair value of shares vested during 2008 was approximately $13
million.
Employee Stock Purchase Plan
Prior to the end of 2008, the company maintained an Employee Stock Purchase Plan, which was
approved by Office Depots stockholders. The Plan permitted eligible employees to purchase our
common stock at 85% of its fair market value. For the years presented, compensation expense has
been recognized for the difference between employee cost and fair value. Share needs associated
with this plan were satisfied through open market purchases. This plan was terminated, effective
December 31, 2008.
65
Retirement Savings Plans
Eligible company employees may participate in the Office Depot, Inc. Retirement Savings Plan
(401(k) Plan), which was approved
by the board of directors. This plan allows those employees to
contribute a percentage of their salary, commissions and bonuses, up to the higher of $15,500 in 2008 or 50% of their eligible compensation, in accordance with the
provisions of Section 401(k) of the Internal Revenue Code. Prior to the end of 2008, employer
matching contributions were equivalent to 50% of the first 6% of an employees contributions,
subject to the limits of the plan. Those contributions were invested in the same manner as the
participants pre-tax contributions. The plan also allows for a discretionary matching
contribution in addition to the normal match if approved by the board of directors. The
compensation and benefits committee of the board of directors amended the plan to eliminate the
predetermined matching contributions effective with the first payroll period of 2009, no further
predetermined matching contributions will be made to the plan.
Office Depot also sponsors the Office Depot, Inc. Non-Qualified Deferred Compensation Plan that
permits eligible highly compensated employees, who are limited in the amount they can contribute to
the 401(k) Plan, to alternatively defer a portion of their salary, commissions and bonuses up to
maximums and under restrictive conditions specified in this plan and to participate in company
matching provisions. The matching contributions to the deferred compensation plan were allocated to
hypothetical investment alternatives selected by the participants. The compensation and benefits
committee of the board of directors amended the plan to eliminate the predetermined matching
contributions effective with the first payroll period beginning in 2009. Prior to the end of
2008, all deferred compensation plan participants were given the opportunity to take advantage of
the transition election rules provided under the final 409A regulations of the Internal Revenue
Code to modify distribution elections previously elected for plans years 2005 through 2008.
During 2008, 2007, and 2006, $12.6 million, $12.0 million, $14.1 million, respectively, was
recorded as compensation expense for company contributions to these programs and certain
international retirement savings plans.
Pension Plan
The company has a defined benefit pension plan covering a limited number of employees in Europe.
During 2008, curtailment of that plan of was approved by the trustees and future service benefits
ceased for the remaining employees, resulting an a curtailment gain of $11.4 million. Also during
2008, in accordance with Statement of Financial Accounting Standards No. 158, Employers Accounting
for Defined Pension and Other Postretirement Plans, the company modified the valuation date of plan
obligations and assets from the end of October to the end of December. The impact of this change
was an immaterial increase in expense and the company recognized that charge in operations rather
than adjust retained earnings, as provided for in the Standard. The following table provides a
reconciliation of changes in the projected benefit obligation, the fair value of plan assets and
the funded status of the plan to amounts recognized on our balance sheets:
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
December 27, 2008 |
|
|
December 29, 2007 |
|
|
Changes in projected benefit obligation: |
|
|
|
|
|
|
|
|
Obligation at beginning of period |
|
$ |
230,408 |
|
|
$ |
231,180 |
|
Service cost |
|
|
1,708 |
|
|
|
4,477 |
|
Interest cost |
|
|
13,434 |
|
|
|
11,650 |
|
Member contributions |
|
|
435 |
|
|
|
1,636 |
|
Benefits paid |
|
|
(6,998 |
) |
|
|
(7,048 |
) |
Actuarial gain |
|
|
(14,732 |
) |
|
|
(21,390 |
) |
Curtailment gain |
|
|
(11,437 |
) |
|
|
|
|
Currency translation |
|
|
(57,978 |
) |
|
|
9,903 |
|
|
Obligation at valuation date |
|
|
154,840 |
|
|
|
230,408 |
|
|
|
|
|
|
|
|
|
|
Changes in plan assets: |
|
|
|
|
|
|
|
|
Fair value at beginning of period |
|
|
162,032 |
|
|
|
140,250 |
|
Actual return on plan assets |
|
|
(38,595 |
) |
|
|
18,083 |
|
Company contributions |
|
|
7,214 |
|
|
|
3,133 |
|
Member contributions |
|
|
435 |
|
|
|
1,636 |
|
Benefits paid |
|
|
(6,998 |
) |
|
|
(7,048 |
) |
Currency translation |
|
|
(35,634 |
) |
|
|
5,978 |
|
|
Plan assets at valuation date |
|
|
88,454 |
|
|
|
162,032 |
|
|
|
|
|
|
|
|
|
|
Benefit obligation in excess of plan assets |
|
|
(66,386 |
) |
|
|
(68,376 |
) |
Post-valuation contributions |
|
|
|
|
|
|
525 |
|
Currency translation |
|
|
|
|
|
|
(13 |
) |
|
Net amount recognized at end of period |
|
$ |
(66,386 |
) |
|
$ |
(67,864 |
) |
|
66
The net unfunded amount is classified as a non-current liability in the caption deferred taxes and
other long-term liabilities on the Consolidated Balance Sheets. At December 27, 2008, the deferred
loss included in accumulated other comprehensive income was $11.9 million before tax and $7.0
million on an after-tax basis (measured at year end exchange rates). The $11.9 million deferral is
not expected to be amortized into income during 2009. At December 29, 2007, the deferred gain
included in accumulated other comprehensive income was $22.4 million before tax and $17.1 million
on an after-tax basis. The 2008 change in deferred amounts reflects asset returns below the
expected amount, partially offset by an actuarial gain and net of changes in foreign exchange and
tax impacts. The pre-tax and after-tax deferred gains at December 30, 2006 were $8.4 million and
$6.1 million, respectively. The plans accumulated benefit obligations were approximately $154.8
million and $216.4 million at the 2008 and 2007 valuation dates, respectively.
The components of net periodic expense are presented below:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Service cost |
|
$ |
1,708 |
|
|
$ |
4,477 |
|
|
$ |
5,963 |
|
Interest cost |
|
|
13,434 |
|
|
|
11,650 |
|
|
|
10,644 |
|
Expected return on plan assets |
|
|
(11,629 |
) |
|
|
(8,953 |
) |
|
|
(7,297 |
) |
Amortized loss |
|
|
|
|
|
|
|
|
|
|
325 |
|
Curtailment and settlement |
|
|
(11,437 |
) |
|
|
|
|
|
|
(4,993 |
) |
|
Net periodic pension (credit) cost |
|
$ |
(7,924 |
) |
|
$ |
7,174 |
|
|
$ |
4,642 |
|
|
Assumptions used in calculating the funded status included:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
|
|
Long-term rate of return on plan assets |
|
|
6.62 |
% |
|
|
6.87 |
% |
|
|
6.06 |
% |
Discount rate |
|
|
5.50 |
% |
|
|
5.40 |
% |
|
|
4.85 |
% |
Salary increases |
|
|
|
|
|
|
4.40 |
% |
|
|
4.00 |
% |
Inflation |
|
|
3.10 |
% |
|
|
3.40 |
% |
|
|
3.00 |
% |
The plans investment policies and strategies are to ensure assets are available to meet the
obligations to the beneficiaries and to adjust plan contributions accordingly. To achieve the
objectives, an investment benchmark and target returns have been established with the goal of
consistently outperforming the target index by 1%. Close attention is paid to the risks which
could arise through a mismatch between the plans assets and its liabilities and the risks which
arise form lack of diversification of investments.
The long-term rate of return on assets assumption has been derived based on long-term UK government
fixed income yields, having regard to the proportion of assets in each asset class. The funds
invested in equities have been assumed to return 4.0% above the return on UK government securities
of appropriate duration. Allowance is made for expenses of 0.5% of assets. At December 27, 2008,
the long-term UK government securities yield was 3.82%.
The allocation of assets is as follows:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Percentage of Plan |
|
|
Target |
|
|
|
Assets |
|
|
Allocation |
|
|
|
2008 |
|
|
2007 |
|
|
|
|
|
Equity securities |
|
|
76% |
|
|
|
87% |
|
|
|
60% - 95 |
% |
Debt securities |
|
|
16% |
|
|
|
7% |
|
|
|
0% - 20 |
% |
Real estate |
|
|
1% |
|
|
|
1% |
|
|
|
0% - 20 |
% |
Other |
|
|
7% |
|
|
|
5% |
|
|
|
0% - 10 |
% |
|
|
|
|
|
|
|
Total |
|
|
100% |
|
|
|
100% |
|
|
|
|
|
|
|
|
|
|
|
|
Anticipated benefit payments, at December 27, 2008 exchange rates, are as follows:
|
|
|
|
|
(Dollars in thousands) |
|
|
|
|
|
2009 |
|
$ |
2,340 |
|
2010 |
|
|
3,215 |
|
2011 |
|
|
3,501 |
|
2012 |
|
|
3,985 |
|
2013 |
|
|
4,478 |
|
Next five years |
|
|
22,391 |
|
67
Employer contributions for 2009 are expected to be approximately $5 million (at current exchange
rates) and include amounts agreed upon with the local regulator to lower the unfunded position.
The company will review the funding status with the regulator during 2010 and the incremental
funding provisions may change in future periods.
The pension plan was part of an entity acquired in 2003. The purchase and sale agreement included
a provision whereby the seller is required to pay to the company an amount of unfunded benefit
obligation as measured based on certain 2008 data. The company is in the process of developing
that data and resolving this uncertainty with the seller. We currently cannot predict the outcome
of this matter. The after-tax effect of the payment from the seller, if any, will be recognized as
a credit to income when all associated uncertainties are resolved.
In addition to the net periodic pension cost above, one foreign entity purchased approximately $3
million of nonparticipating annuity contracts and anticipates purchasing approximately $3 million
in 2009.
NOTE I CAPITAL STOCK
Preferred Stock
As of December 27, 2008, there were 1,000,000 shares of $0.01 par value preferred stock authorized
of which none were issued or outstanding.
Treasury Stock
The Office Depot board of directors has authorized a series of common stock repurchase plans, the
latest of which is a $500 million authorization in 2007. Under these approved plans we purchased
approximately 5.7 million shares at a cost of $199.6 million in 2007 and 26.4 million shares at a
cost of $970.6 million in 2006. We did not purchase any shares of our common stock during 2008,
and as of December 27, 2008 the entire $500 million remains available for repurchase under the
current authorization.
During the second quarter of 2008, we retired approximately 150 million shares of treasury stock.
This was a non-cash transaction, and the reduction in the treasury stock account was offset by
changes in other equity accounts. The par value of the retired shares was charged against common
stock, and the excess of purchase price over par value was allocated between additional paid-in
capital and retained earnings using a pro rata method. The impact of this transaction on the
Consolidated Balance Sheet was to reduce common stock, additional paid-in capital, retained
earnings and treasury stock by approximately $1.5 million, $626.9 million, $2,298.6 million and
$2,927.0 million, respectively.
NOTE J EARNINGS PER SHARE
Basic earnings per share is based on the weighted average number of shares outstanding during each
period. Diluted earnings per share reflects the impact of assumed exercise of dilutive stock
options and vesting of restricted stock.
The following table represents the calculation of net earnings (loss) per common share basic and
diluted:
|
|
|
|
|
|
|
|
|
|
|
|
|
(In thousands, except per share amounts) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Numerator: |
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) |
|
$ |
(1,478,938 |
) |
|
$ |
395,615 |
|
|
$ |
503,471 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Denominator: |
|
|
|
|
|
|
|
|
|
|
|
|
Weighted average shares outstanding: |
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
|
272,776 |
|
|
|
272,899 |
|
|
|
281,618 |
|
Effect of dilutive stock options and restricted stock |
|
|
289 |
|
|
|
3,041 |
|
|
|
6,104 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Diluted |
|
|
273,065 |
|
|
|
275,940 |
|
|
|
287,722 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) per share: |
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
$ |
(5.42 |
) |
|
$ |
1.45 |
|
|
$ |
1.79 |
|
Diluted |
|
|
(5.42 |
) |
|
|
1.43 |
|
|
|
1.75 |
|
68
Awards of options and nonvested shares representing an additional 15.4 million, 4.3 million and 0.1
million shares of common stock were outstanding for the years ended December 27, 2008, December 29,
2007 and December 30, 2006, respectively, but were not included in the computation of diluted
earnings per share because their effect would have been antidilutive. The diluted share amount for
2008 is provided for informational purposes, as the net loss for the period causes basic earnings
per share to be the most dilutive.
NOTE K SUPPLEMENTAL INFORMATION ON OPERATING, INVESTING AND FINANCING ACTIVITIES
Additional supplemental information related to the Consolidated Statements of Cash Flows is as
follows:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Cash paid for: |
|
|
|
|
|
|
|
|
|
|
|
|
Interest |
|
$ |
55,208 |
|
|
$ |
53,948 |
|
|
$ |
37,158 |
|
Taxes |
|
|
18,848 |
|
|
|
126,182 |
|
|
|
208,606 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Non-cash asset additions under capital leases |
|
|
197,912 |
|
|
|
18,435 |
|
|
|
26,542 |
|
Non-cash capital expenditure accruals |
|
|
|
|
|
|
13,679 |
|
|
|
25,157 |
|
Additional paid-in capital related to tax benefit
on stock options exercised |
|
|
89 |
|
|
|
18,266 |
|
|
|
43,355 |
|
NOTE L SEGMENT INFORMATION
Office Depot operates in three segments: North American Retail Division, North American Business
Solutions Division, and International Division. Each of these segments is managed separately
primarily because it serves a different customer group. The accounting policies for each segment
are the same as those described in the summary of significant accounting policies (see Note A).
Our measure of Division operating profit is based on the measure of performance reported internally
to manage the business and for resource allocation. This measure allocates to the respective
Divisions those general and administrative expense considered directly or closely related to their
operations. Remaining G&A expenses and Charges that are managed at the corporate level are not
allocated to the Divisions for measurement of Division operating profit. Other companies may
charge more or less of these items to their segments and our results may not be comparable to
similarly titled measures used by other entities. See Note B for discussion of Charges.
The following is a summary of our significant accounts and balances by segment, reconciled to our
consolidated totals.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
North |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
North |
|
|
American |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
American |
|
|
Business |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Retail |
|
|
Solutions |
|
|
International |
|
|
Eliminations |
|
|
Consolidated |
|
(Dollars in thousands) |
|
|
|
|
|
Division |
|
|
Division |
|
|
Division |
|
|
and Other* |
|
|
Total |
|
|
Sales |
|
|
2008 |
|
|
$ |
6,112,335 |
|
|
$ |
4,142,146 |
|
|
$ |
4,241,063 |
|
|
$ |
|
|
|
$ |
14,495,544 |
|
|
|
|
2007 |
|
|
|
6,813,575 |
|
|
|
4,518,356 |
|
|
|
4,195,606 |
|
|
|
|
|
|
|
15,527,537 |
|
|
|
|
2006 |
|
|
|
6,789,386 |
|
|
|
4,576,803 |
|
|
|
3,644,592 |
|
|
|
|
|
|
|
15,010,781 |
|
|
Division operating profit (loss) |
|
|
2008 |
|
|
$ |
(29,221 |
) |
|
$ |
119,766 |
|
|
$ |
157,232 |
|
|
$ |
|
|
|
$ |
247,777 |
|
|
|
|
2007 |
|
|
|
354,547 |
|
|
|
220,137 |
|
|
|
231,056 |
|
|
|
(73 |
) |
|
|
805,667 |
|
|
|
|
2006 |
|
|
|
454,308 |
|
|
|
367,037 |
|
|
|
249,164 |
|
|
|
(512 |
) |
|
|
1,069,997 |
|
|
Capital expenditures |
|
|
2008 |
|
|
$ |
103,973 |
|
|
$ |
9,215 |
|
|
$ |
77,859 |
|
|
$ |
139,028 |
|
|
$ |
330,075 |
|
|
|
|
2007 |
|
|
|
197,284 |
|
|
|
18,494 |
|
|
|
129,928 |
|
|
|
114,865 |
|
|
|
460,571 |
|
|
|
|
2006 |
|
|
|
187,232 |
|
|
|
15,353 |
|
|
|
39,363 |
|
|
|
101,467 |
|
|
|
343,415 |
|
|
Depreciation and amortization |
|
|
2008 |
|
|
$ |
126,212 |
|
|
$ |
19,745 |
|
|
$ |
30,744 |
|
|
$ |
77,398 |
|
|
$ |
254,099 |
|
|
|
|
2007 |
|
|
|
133,012 |
|
|
|
27,135 |
|
|
|
45,291 |
|
|
|
75,945 |
|
|
|
281,383 |
|
|
|
|
2006 |
|
|
|
127,261 |
|
|
|
29,334 |
|
|
|
43,912 |
|
|
|
78,498 |
|
|
|
279,005 |
|
|
Charges for losses on |
|
|
2008 |
|
|
$ |
80,354 |
|
|
$ |
36,471 |
|
|
$ |
23,233 |
|
|
$ |
|
|
|
$ |
140,058 |
|
receivables and inventories |
|
|
2007 |
|
|
|
66,036 |
|
|
|
33,375 |
|
|
|
10,387 |
|
|
|
|
|
|
|
109,798 |
|
|
|
|
2006 |
|
|
|
46,399 |
|
|
|
27,703 |
|
|
|
11,508 |
|
|
|
|
|
|
|
85,610 |
|
|
Net earnings from equity method |
|
|
2008 |
|
|
$ |
|
|
|
$ |
|
|
|
$ |
37,113 |
|
|
$ |
|
|
|
$ |
37,113 |
|
investments |
|
|
2007 |
|
|
|
|
|
|
|
|
|
|
|
34,825 |
|
|
|
|
|
|
|
34,825 |
|
|
|
|
2006 |
|
|
|
|
|
|
|
|
|
|
|
27,125 |
|
|
|
|
|
|
|
27,125 |
|
|
Assets |
|
|
2008 |
|
|
$ |
1,866,460 |
|
|
$ |
799,820 |
|
|
$ |
1,780,863 |
|
|
$ |
821,083 |
|
|
$ |
5,268,226 |
|
|
|
|
2007 |
|
|
|
2,377,008 |
|
|
|
1,335,434 |
|
|
|
3,002,128 |
|
|
|
541,970 |
|
|
|
7,256,540 |
|
|
|
|
|
* |
|
Amounts included in Eliminations and Other consist of inter-segment sales, which are generally
recorded at the cost to the selling entity, and assets (including all cash and equivalents) and
depreciation related to corporate activities. |
69
A reconciliation of the measure of Division operating profit to consolidated earnings from
continuing operations before income taxes follows.
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Division operating profit |
|
$ |
247,777 |
|
|
$ |
805,667 |
|
|
$ |
1,069,997 |
|
(Add)/subtract: |
|
|
|
|
|
|
|
|
|
|
|
|
Charges (see Note B) |
|
|
1,468,684 |
|
|
|
39,982 |
|
|
|
63,297 |
|
General and administrative expenses corporate |
|
|
324,134 |
|
|
|
282,084 |
|
|
|
293,513 |
|
Interest expense, net |
|
|
58,273 |
|
|
|
53,640 |
|
|
|
31,002 |
|
Loss on extinguishment of debt |
|
|
|
|
|
|
|
|
|
|
5,715 |
|
Miscellaneous income, net |
|
|
(25,731 |
) |
|
|
(28,672 |
) |
|
|
(30,565 |
) |
|
Earnings (loss) before income taxes |
|
$ |
(1,577,583 |
) |
|
$ |
458,633 |
|
|
$ |
707,035 |
|
|
As of December 27, 2008, we sold to customers in 48 countries throughout North America, Europe,
Asia and Latin America either through wholly-owned entities, majority-owned entities or other
ventures covering 38 countries, and through alliances in an additional ten countries. There is no
single country outside of the United States in which we generate 10% or more of our total revenues.
Geographic financial information relating to our business is as follows (in thousands).
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Sales |
|
|
Property and Equipment |
|
|
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
2008 |
|
|
2007 |
|
United States |
|
$ |
10,083,984 |
|
|
$ |
11,165,664 |
|
|
$ |
11,234,053 |
|
|
$ |
1,216,991 |
|
|
$ |
1,174,585 |
|
International |
|
|
4,411,560 |
|
|
|
4,361,873 |
|
|
|
3,776,728 |
|
|
|
340,310 |
|
|
|
414,373 |
|
|
|
|
Total |
|
$ |
14,495,544 |
|
|
$ |
15,527,537 |
|
|
$ |
15,010,781 |
|
|
$ |
1,557,301 |
|
|
$ |
1,588,958 |
|
|
|
|
NOTE M ACQUISITIONS
During 2008, we acquired a majority ownership position in businesses in India and Sweden, both of
which are reflected in our International Division. The company has the right to acquire or may be
required to purchase some or all of the minority interest shares of these businesses at various
points over the next few years. Also during 2008, we acquired under previously existing put
options all remaining minority interest shares of our joint ventures in Israel and China.
During 2007, we acquired Axidata, Inc., a Canada-based office products delivery company, which is
included in our North American Business Solutions Division.
During 2006, we acquired all or a majority ownership position in four companies and increased our
investment to majority ownership in another company. Certain arrangements from our 2006
acquisitions will require a minimum cash payment of approximately $11 million in 2010; the related
obligation is included in the Consolidated Balance Sheets.
The transactions for 2008, 2007 and 2006 have been included in our consolidated results since the
dates of acquisition. The size of these acquisitions is not material to periods presented.
NOTE N INVESTMENT IN UNCONSOLIDATED JOINT VENTURE
Since 1994, we have participated in a joint venture in Mexico, Office Depot de Mexico. Because we
participate equally in this business with a partner, we account for this investment using the
equity method. Our proportionate share of Office Depot de Mexicos net income or loss is presented
in miscellaneous income, net in the Consolidated Statements of Operations. Our investment balance
at year end 2008 and 2007 of $147.1 million and $153.6 million, respectively, is included in other
assets in the Consolidated Balance Sheets.
70
The
following tables provide summarized unaudited information from the balance sheet and statement
of earnings for Office Depot de Mexico:
|
|
|
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
2008 |
|
|
2007 |
|
|
2006 |
|
|
Statement of earnings: |
|
|
|
|
|
|
|
|
|
|
|
|
Sales |
|
$ |
952,566 |
|
|
$ |
850,824 |
|
|
$ |
715,679 |
|
Gross profit |
|
|
278,764 |
|
|
|
245,295 |
|
|
|
202,274 |
|
Net income |
|
|
74,226 |
|
|
|
69,651 |
|
|
|
54,250 |
|
|
|
|
|
|
|
|
|
|
(Dollars in thousands) |
|
December 31, 2008 |
|
|
December 31, 2007 |
|
|
Balance Sheet: |
|
|
|
|
|
|
|
|
Current assets |
|
$ |
207,661 |
|
|
$ |
202,188 |
|
Non-current assets |
|
|
241,726 |
|
|
|
250,561 |
|
Current liabilities |
|
|
155,017 |
|
|
|
169,592 |
|
Non-current liabilities |
|
|
|
|
|
|
|
|
NOTE O QUARTERLY FINANCIAL DATA (UNAUDITED)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(In thousands, except per share amounts) |
|
First Quarter |
|
|
Second Quarter |
|
|
Third Quarter |
|
|
Fourth Quarter(1) |
|
|
Fiscal Year Ended December 27, 2008 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net sales |
|
$ |
3,962,017 |
|
|
$ |
3,605,073 |
|
|
$ |
3,657,857 |
|
|
$ |
3,270,597 |
|
Gross profit |
|
|
1,168,680 |
|
|
|
983,516 |
|
|
|
1,024,441 |
|
|
|
829,122 |
|
Net earnings (loss) |
|
|
68,773 |
|
|
|
(2,002 |
) |
|
|
(6,698 |
) |
|
|
(1,539,011 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net earnings (loss) per share*: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
$ |
0.25 |
|
|
$ |
(0.01 |
) |
|
$ |
(0.02 |
) |
|
$ |
(5.64 |
) |
Diluted |
|
|
0.25 |
|
|
|
(0.01 |
) |
|
|
(0.02 |
) |
|
|
(5.64 |
) |
|
|
|
* |
|
Due to rounding, the sum of the quarterly earnings per share amounts may not equal the reported earnings per share for the year. |
|
(1) |
|
Net earnings for the quarter includes pretax Charges of approximately $1,437.1 million (aggregate of $1,468.9 million through the four quarters
of 2008). For additional information on the Charges, see Note B. |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
First Quarter |
|
|
Second Quarter |
|
|
Third Quarter |
|
|
Fourth Quarter(1) |
|
|
Fiscal Year Ended December 29, 2007 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net sales |
|
$ |
4,093,600 |
|
|
$ |
3,631,599 |
|
|
$ |
3,935,411 |
|
|
$ |
3,866,927 |
|
Gross profit |
|
|
1,269,108 |
|
|
|
1,096,119 |
|
|
|
1,115,135 |
|
|
|
1,022,536 |
|
Net earnings |
|
|
153,771 |
|
|
|
105,582 |
|
|
|
117,488 |
|
|
|
18,774 |
|
Net earnings per share*: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Basic |
|
$ |
0.56 |
|
|
$ |
0.39 |
|
|
$ |
0.43 |
|
|
$ |
0.07 |
|
Diluted |
|
|
0.55 |
|
|
|
0.38 |
|
|
|
0.43 |
|
|
|
0.07 |
|
|
|
|
* |
|
Due to rounding, the sum of the quarterly earnings per share amounts may not equal the reported earnings per share for the year. |
|
(1) |
|
Net earnings for the quarter includes pretax Charges of approximately $15 million (aggregate of $40 million through the four quarters of 2007).
Additionally, in the fourth quarter, it became apparent that we were not going to reach the anticipated full year inventory purchase levels and we reduced our vendor
program recognition accordingly. The impact of this change in estimate primarily attributable to modifications of previously-anticipated purchase volume tiers was
to reduce fourth quarter pretax results by approximately $30 million. |
71
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
To the Board of Directors and Stockholders of Office Depot, Inc.:
We have audited the consolidated financial statements of Office Depot, Inc. and subsidiaries (the
Company) as of December 27, 2008 and December 29, 2007, and for each of the three years in the
period ended December 27, 2008, and the Companys internal control over financial reporting as of
December 27, 2008, and have issued our reports thereon dated February 23, 2009; such reports are
included elsewhere in this Form 10-K. Our audits also included the consolidated financial
statement schedule of the Company listed in Item 15(a)2. This consolidated financial statement
schedule is the responsibility of the Companys management. Our responsibility is to express an
opinion based on our audits. In our opinion, such consolidated financial statement schedule, when
considered in relation to the basic consolidated financial statements taken as a whole, presents
fairly in all material respects the information set forth therein.
/s/ DELOITTE & TOUCHE LLP
Certified Public Accountants
Boca Raton, Florida
February 23, 2009
72
INDEX TO FINANCIAL STATEMENT SCHEDULES
|
|
|
|
|
Page |
Schedule II Valuation and Qualifying Accounts and Reserves |
|
74 |
|
All other schedules have been omitted because they are not applicable, not required or the
information is included elsewhere herein. |
|
|
73
SCHEDULE II
OFFICE DEPOT, INC.
VALUATION AND QUALIFYING ACCOUNTS
(In thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Column A |
|
Column B |
|
|
Column C |
|
|
Column D |
|
|
Column E |
|
|
|
|
|
|
|
|
|
|
|
Deductions |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Write-offs, |
|
|
|
|
|
|
Balance at |
|
|
Additions |
|
|
Payments and |
|
|
|
|
|
|
Beginning |
|
|
Charged to |
|
|
Other |
|
|
Balance at End of |
|
Description |
|
of Period |
|
|
Expense |
|
|
Adjustments |
|
|
Period |
|
Allowance for
doubtful accounts: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2008 |
|
$ |
46,316 |
|
|
|
33,736 |
|
|
|
34,062 |
|
|
|
45,990 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2007 |
|
$ |
32,581 |
|
|
|
32,163 |
|
|
|
18,428 |
|
|
|
46,316 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
2006 |
|
$ |
40,122 |
|
|
|
16,720 |
|
|
|
24,261 |
|
|
|
32,581 |
|
74
INDEX TO EXHIBITS
|
|
|
|
|
|
|
Exhibit |
|
|
|
|
|
|
Number |
|
Exhibit |
|
|
|
|
3.1
|
|
Restated Certificate of Incorporation
|
|
|
(1 |
) |
|
|
|
|
|
|
|
3.2
|
|
Bylaws, as amended
|
|
|
(17 |
) |
|
|
|
|
|
|
|
4.1
|
|
Form of Certificate representing shares of Common Stock
|
|
|
(2 |
) |
|
|
|
|
|
|
|
4.2
|
|
Indenture, dated as of August 11, 2003, for the $400 million 6.250% Senior Notes due August 15,
2013, between Office Depot, Inc. and SunTrust Bank
|
|
|
(3 |
) |
|
|
|
|
|
|
|
4.3
|
|
Supplemental Indenture No. 1, dated as of August 11, 2003, for the $400 million 6.250% Senior Notes
due August 15, 2013, between Office Depot, Inc. and SunTrust Bank
|
|
|
(4 |
) |
|
|
|
|
|
|
|
4.4
|
|
Supplemental Indenture No. 2, dated as of October 9, 2003, for the $400 million 6.250% Senior Notes
due August 15, 2013, between Office Depot, Inc. and SunTrust Bank
|
|
|
(4 |
) |
|
|
|
|
|
|
|
10.01
|
|
Lease Agreement dated November 10, 2006 between Office Depot, Inc. and Boca 54 North LLC. |
|
|
|
|
|
|
|
|
|
|
|
10.02
|
|
First Amendment to Lease dated July 3, 2007 between Office Depot, Inc. and Boca 54 North LLC. |
|
|
|
|
|
|
|
|
|
|
|
10.03
|
|
Offer Letter dated August 22, 2008, for the Employment of Michael Newman as the Chief Financial Officer of Office Depot,
Inc.* |
|
|
|
|
|
|
|
|
|
|
|
10.04
|
|
Office Depot, Inc. 2007 Long-Term Incentive Plan*
|
|
|
(5 |
) |
|
|
|
|
|
|
|
10.05
|
|
Form of Indemnification Agreement, dated as of September 4, 1996, by and between Office Depot, Inc.
and each of David I. Fuente, W. Scott Hedrick, Michael J. Myers
|
|
|
(6 |
) |
|
|
|
|
|
|
|
10.06
|
|
Severance Agreement, including Release and Non-Competition Agreement, dated September 19, 2000 by
and between Office Depot, Inc. and David I. Fuente (schedules and exhibits omitted)*
|
|
|
(7 |
) |
|
|
|
|
|
|
|
10.07
|
|
Lifetime Consulting and Non-Competition Agreement dated as of March 1, 2002 by and between Office
Depot, Inc. and Irwin Helford*
|
|
|
(8 |
) |
|
|
|
|
|
|
|
10.08
|
|
Equity Award Agreement dated as of March 2, 2007, by and between Office Depot, Inc. and Steve Odland*
|
|
|
(19 |
) |
|
|
|
|
|
|
|
10.09
|
|
Employment Agreement dated as of March 11, 2005, by and between Office Depot, Inc. and Steve Odland*
|
|
|
(15 |
) |
|
|
|
|
|
|
|
10.10
|
|
Employment Offer Letter dated August 25, 2005, by and between Office Depot, Inc. and Patricia A.
McKay*
|
|
|
(16 |
) |
|
|
|
|
|
|
|
10.11
|
|
Amendment to Executive Employment Agreement dated as of July 26, 2005 by and between Office Depot,
Inc. and Charles E. Brown*
|
|
|
(10 |
) |
|
|
|
|
|
|
|
10.12
|
|
Executive Employment Agreement dated as of October 8, 2001, by and between Office Depot, Inc. and
Charles E. Brown*
|
|
|
(8 |
) |
|
|
|
|
|
|
|
10.13
|
|
Change of Control Agreement, dated as of May 28, 1998, by and between Office Depot, Inc. and Charles
E. Brown*
|
|
|
(10 |
) |
|
|
|
|
|
|
|
10.14
|
|
Second Amendment to Executive Employment Agreement, dated January 23, 2006, by and between Office
Depot, Inc. and Carl (Chuck) Rubin*
|
|
|
(14 |
) |
|
|
|
|
|
|
|
10.15
|
|
First Amendment to Executive Employment Agreement, dated March 7, 2005, by and between Office Depot,
Inc. and Carl (Chuck) Rubin*
|
|
|
(11 |
) |
|
|
|
|
|
|
|
10.16
|
|
Executive Employment Agreement dated as of March 1, 2004, by and between Office Depot, Inc. and Carl
(Chuck) Rubin*
|
|
|
(11 |
) |
|
|
|
|
|
|
|
10.17
|
|
Change of Control Agreement, dated as of March 1, 2004, by and between Office Depot, Inc. and Carl
(Chuck) Rubin*
|
|
|
(11 |
) |
|
|
|
|
|
|
|
10.18
|
|
Letter Agreement dated as of March 1, 2004, by and between Office Depot, Inc. and Carl (Chuck) Rubin*
|
|
|
(11 |
) |
|
|
|
|
|
|
|
10.19
|
|
Separation Agreement dated as of February 20, 2008 between Office Depot, Inc. and Patricia A. McKay
|
|
|
(9 |
) |
|
|
|
|
|
|
|
10.20
|
|
Five Year Credit Agreement dated as of September 26, 2008 by and among Office Depot, Inc. and
JPMorgan Chase Bank, N.A. as administrative agent, Bank of America, N.A. as syndication agent and
Citibank, N.A. Wachovia Bank, N.A. and General Electric Capital Corporation.
|
|
|
(18 |
) |
|
|
|
|
|
|
|
10.21
|
|
Change of Control Agreement, dated as of September 17, 2008, by and between Office Depot, Inc. and
Michael Newman*
|
|
|
(23 |
) |
|
|
|
|
|
|
|
10.22
|
|
Amendment to Executive Employment Agreement dated as of February 25, 2008, by and between Office
Depot, Inc. and Steve Odland*
|
|
|
(9 |
) |
|
|
|
|
|
|
|
10.23
|
|
Amendment to Change of Control Agreement dated as of February 25, 2008, by and between Office Depot,
Inc. and Charles E. Brown*
|
|
|
(9 |
) |
|
|
|
|
|
|
|
10.24
|
|
Amendment to Change of Control Agreement dated as of February 25, 2008, by and between Office Depot,
Inc. and Carl (Chuck) Rubin*
|
|
|
(9 |
) |
|
|
|
|
|
|
|
10.25
|
|
Letter Agreement between Citibank,
N.A. and Office Depot, Inc. dated December 28, 2008
|
|
|
(21 |
) |
75
|
|
|
|
|
|
|
Exhibit |
|
|
|
|
|
|
Number |
|
Exhibit |
|
|
|
|
10.26
|
|
Agency Agreement between Gordon Brothers Retail Partners, LLC and Office Depot, Inc. dated
December 9, 2008
|
|
|
(22 |
) |
|
|
|
|
|
|
|
10.27
|
|
Amended and Restated Merchant Services Agreement dated as of February 1, 2004 between Office Depot,
Inc. and Citibank, N.A.
|
|
|
(21 |
) |
|
|
|
|
|
|
|
10.28
|
|
Sixth Amendment to Amended and
Restated Merchant Services Agreement dated February 6, 2009
between
Office Depot, Inc. and Citibank, N.A.
|
|
|
(25 |
) |
|
|
|
|
|
|
|
10.29
|
|
First Standstill Letter dated December 28, 2008
between
Office Depot, Inc. and Citibank, N.A.
|
|
|
(21 |
) |
|
|
|
|
|
|
|
10.30
|
|
Second Standstill Letter dated December 30, 2008
between
Office Depot, Inc. and Citibank, N.A.
|
|
|
(21 |
) |
|
|
|
|
|
|
|
10.31
|
|
Letter of Credit dated December 30, 2008
from JPMorgan Chase Bank, N.A. in favor of Citibank, N.A. |
|
|
(21 |
) |
|
|
|
|
|
|
|
10.32
|
|
2008 Office Depot, Inc. Bonus Plan for Executive Management Employees*
|
|
|
(24 |
) |
|
|
|
|
|
|
|
17
|
|
Letter of Resignation regarding Mr. Abelardo E. Brus resignation from as the Board of Directors
|
|
|
(20 |
) |
|
|
|
|
|
|
|
21
|
|
List of Office Depot, Inc.s Significant Subsidiaries |
|
|
|
|
|
|
|
|
|
|
|
23
|
|
Consent of Independent Registered Public Accounting Firm |
|
|
|
|
|
|
|
|
|
|
|
31.1
|
|
Certification of CEO required by Securities and Exchange Commission Rule 13a-14(a) or 15d-14(a) |
|
|
|
|
|
|
|
|
|
|
|
31.2
|
|
Certification of CFO required by Securities and Exchange Commission Rule 13a-14(a) or 15d-14(a) |
|
|
|
|
|
|
|
|
|
|
|
32
|
|
Certification of CEO and CFO Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906
of the Sarbanes-Oxley Act of 2002 |
|
|
|
|
|
|
|
* |
|
Management contract or compensatory plan or arrangement. |
|
(1) |
|
Incorporated by reference from the respective annex to the Proxy Statement for Office Depot,
Inc.s 1995 Annual Meeting of Stockholders, filed with the SEC on May 18, 1995. |
|
(2) |
|
Incorporated by reference from the respective exhibit to Office Depot, Inc.s Registration
Statement No. 33-39473 on Form S-4 filed with the SEC on March 15, 1991. |
|
(3) |
|
Incorporated by reference from the respective exhibit to Office Depot, Inc.s Registration
Statement No. 333-108602 on Form S-4 filed with the SEC on September 8, 2003. |
|
(4) |
|
Incorporated by reference from Office Depot, Inc.s Quarterly Report on Form 10-Q, filed with
the SEC on October 27, 2003. |
|
(5) |
|
Incorporated by reference from the Proxy Statement for Office Depot, Inc.s 2007 Annual
Meeting of Shareholders filed with the SEC on April 25, 2007. |
|
(6) |
|
Incorporated by reference from the respective exhibit to Office Depot, Inc.s Annual Report
on Form 10-K for the year ended December 28, 1996. |
|
(7) |
|
Incorporated by reference from Office Depot, Inc.s Quarterly Report on Form 10-Q, filed with
the SEC on October 31, 2000. |
|
(8) |
|
Incorporated by reference from the respective exhibit to Office Depot, Inc.s Annual Report
on Form 10-K for the year ended December 29, 2001 filed with the SEC on March 19, 2002. |
|
(9) |
|
Incorporated by reference from Office Depot, Inc.s Quarterly Report on Form 10-Q, filed with
the SEC on April 29, 2008. |
|
(10) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on August 1, 2005. |
|
(11) |
|
Incorporated by reference from the respective exhibit to Office Depot, Inc.s Annual Report
on Form 10-K for the year ended December 25, 2004 filed with the SEC on March 10, 2005. |
|
(12) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on September 14, 2005. |
|
(13) |
|
Incorporated by reference from Office Depot, Inc.s Quarterly Report on Form 10-Q, filed with
the SEC on July 22, 2004. |
|
(14) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on January 24, 2006. |
|
(15) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on March 16, 2005. |
|
(16) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on August 30, 2005. |
|
(17) |
|
Incorporated by reference from Office Depot, Inc.s Annual Report on Form 10-K for the year
ended December 30, 2006 filed with the SEC on February 14, 2007, and Office Depot, Inc.s
Current Report on Form 8-K filed with the SEC on December 21, 2007. |
|
(18) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on September 26, 2008. |
|
(19) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on March 5, 2007. |
|
(20) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on December 31, 2008. |
|
(21) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on December 30, 2008. |
|
(22) |
|
Incorporated by reference from Office Depot, Inc.s Current Report on Form 8-K filed with the
SEC on December 10, 2008. |
|
(23) |
|
Incorporated by reference from Office Depot, Inc.s Quarterly Report on Form 10-Q, filed with
the SEC on October 29, 2008. |
|
(24) |
|
Incorporated by reference from the Proxy Statement for Office Depot, Inc.s 2008 Annual
Meeting of Shareholders filed with the SEC on March 14, 2008. |
|
(25) |
|
Incorporated by reference from Office Depot, Inc.s Current
Report on Form 8-K filed with the SEC on February 11, 2009. |
Upon request, we will furnish a copy of any exhibit to this report upon the payment of reasonable
copying and mailing expenses.
76
EX-10.1
Exhibit 10.01
LEASE AGREEMENT
THIS LEASE AGREEMENT (the Lease) is made as of the 10th day of
November, 2006 (the Effective Date), by and between BOCA 54 NORTH LLC, a Delaware limited
liability company (the Landlord), and OFFICE DEPOT, INC., a Delaware corporation (the Tenant).
WITNESSETH:
1. GRANT; TERM.
1.1 PROPERTY AND PREMISES; LANDLORDS TITLE. In consideration of the mutual
undertakings of the parties set forth in this Lease and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Landlord hereby leases to Tenant, and
Tenant hereby leases from Landlord, subject to the terms and conditions of this Lease, for the term
and at the rent hereinafter stated, the premises consisting of three (3), five (5) story office
buildings containing approximately 208,000 Rentable Square Feet each (each, a Building and
collectively, the Buildings), together with various special purpose facilities (such as an
employee cafeteria and an auditorium but only if reflected in the final approved Base Building
Plans, as hereinafter defined), together with the Base Building Systems (as hereinafter defined),
grading, drainage, site work, parking and landscaped areas, restrooms, lobbies, equipment rooms,
atriums, Building connectors, and related improvements to the foregoing, (collectively, the Site
Improvements), which Buildings and Site Improvements consist of approximately 624,000 total Square
Feet (which square footage of the Buildings is subject to adjustment as provided in the
Construction Addendum (as hereinafter defined), and which is for information purposes only, and not
to be used for calculation of Base Rent, all to be constructed by Landlord in accordance with the
terms of the Construction Addendum for Base Building, Shell Improvements and Leasehold
Improvements attached hereto and made a part hereof as Exhibit A (the Construction Addendum),
on the real property consisting of approximately 28.75 acres located at the southeast corner of
Military Trail and Clint Moore Road, Boca Raton, Florida, and legally described on Exhibit B,
attached hereto and made a part hereof (the Property); together with the non-exclusive right to
utilize the appurtenances, rights, privileges, and easements specifically pertaining thereto
including without limitation those established pursuant to the Declaration, as hereinafter defined
(collectively, the Appurtenances) (the Buildings, the Site Improvements, the Appurtenances, and
the Property shall be collectively referred to herein as the Premises). The Premises are located
in a multiple building, business and/or office park known as Arvida Park of Commerce (the Park).
The terms Gross Building Area, Rentable Square Feet and Rentable Square Foot, and
Useable Square Feet and Useable Square Foot, shall have the general and customary meaning given
thereto in accordance with the American National Standard method of measuring floor area in
single-tenant office buildings as promulgated by the Building Owners and Managers Association
International (ANSI/BOMA Z65.1-1996), and, subject to the terms of the Construction Addendum, shall
be determined by a certification signed by the Base Building
Architect (as defined in the Construction Addendum) upon Substantial Completion (as defined in
the Construction Addendum). The calculation of area of the Premises is for information purposes
only, and not to be used for calculation of Base Rent.
Landlord represents and warrants that Landlord (i) has entered into a contract for the
purchase of the Golf Course Parcel (as hereinafter defined), and (ii) is the fee owner of the
remainder of the Premises, that it has good and marketable fee simple title thereto, and that same
are free and clear of all leases, tenancies, agreements, encumbrances, liens or defects in title
other than the title exceptions identified in Exhibit F hereto (the Permitted Exceptions).
Landlord agrees that it will furnish to Tenant, without cost, a leasehold title insurance
commitment issued by Chicago Title Insurance Company evidencing that Landlords title is in
accordance with the foregoing, together with a copy of each requirement and exception shown
therein, and a copy of Landlords existing survey (if Landlord updates its survey, Landlord will
provide a copy of the update to Tenant, and Landlord will cause the updated survey to be certified
to Tenant and a title insurance company and agent therefor as requested by Tenant). Tenant shall
pay the premium and all other costs incurred in connection with the title insurance policy issued
pursuant to such commitment, provided, however, that Tenant shall have the right to take advantage
of any simultaneous issue rate which may be available in connection with the issuance of any
title policies being issued to Landlords construction lender and to Landlord (provided that Tenant
acknowledges that a simultaneous issue policy for Tenants leasehold cannot be issued for a de
minimus amount). Landlord shall provide (x) an affidavit reasonably requested by the Tenants
title company covering (i) Landlords possession of the Property, and (ii) the absence of
unrecorded easements affecting the Property, and (iii) the absence of construction liens affecting
the Property (other than relating to a Notice of Commencement recorded subsequent to Tenants
Memorandum of Lease and Landlords construction financing, if any), and (y) documentation
reasonably requested by the Tenants title company regarding Landlords formation and authority.
1.2 NO COMMON AREAS. There are no common areas being shared with other occupants on
the Premises, it being acknowledged and agreed that, subject to Tenants non-exclusive rights to
the Appurtenances, Tenant has the exclusive right to use, occupy, and enjoy the Premises during the
Term and any renewal or extension thereof. However, the square footage of such areas such as
atriums and Building connectors are included in the determination of Rentable Square Feet for
purposes of this Lease as specifically provided in this Lease.
1.3 LEASE TERM. The term of this Lease (the Term) shall commence on the date that
Landlord achieves Substantial Completion of the Base Building Work and Substantial Completion of
the Leasehold Improvement Work (as such terms are defined in the Construction Addendum) (the Term
Commencement Date), and shall continue for a period of one hundred eighty (180) calendar months
following the Base Rent Commencement Date (as hereinafter defined), plus any partial days in the
month in which the Base Rent Commencement Date falls (if not on the first of the month), so that
the expiration date of the Term will be the last day of a month. Notwithstanding the foregoing,
Tenant shall have no right to possession of the Premises until Tenant has provided Landlord with a
certificate of insurance evidencing the insurance coverages that Tenant is obligated to maintain
pursuant to this Lease. Landlord and Tenant shall execute a Memorandum of Lease Commencement
substantially in form and substance as Exhibit C, attached hereto and made a part hereof
establishing the Term Commencement Date
- 2 -
and the Base Rent Commencement Date as soon as such dates have been determined in accordance
with this Lease. The period of time from the first (1st) day of the first (1st) full month after
the month in which the Term Commencement Date occurs (or the Term Commencement Date itself, if it
occurs on the first day of the month) to the last day of the twelfth (12th) calendar month
thereafter, and each successive twelve (12) month period thereafter, is referred to herein as a
Lease Year.
2. RENT AND OTHER CHARGES.
2.1 BASE RENT. For purposes of this Lease, the Base Rent Commencement Date shall
mean the later of (a) forty-five (45) days following Substantial Completion of the Leasehold
Improvement Work for the North Building (as defined in the Construction Addendum), and
(b) November 1, 2008; provided that Substantial Completion of the Leasehold Improvement Work has
been achieved. Commencing on the Base Rent Commencement Date, Tenant hereby covenants and agrees
to pay Base Rent in accordance with the Base Rent schedule set forth in Exhibit D, attached
hereto and made a part hereof. Base Rent shall be paid without demand, set off or deduction,
except as otherwise expressly set forth in this Lease, to Landlord at the address set forth in this
Lease or such other address as Landlord directs in writing, and shall be paid in advance in equal
monthly installments on the first day of each month in lawful United States currency, together with
any and all rental, sales or use taxes levied by any governmental body having authority upon the
use or occupancy of the Premises and any rent or other charges payable hereunder. If the Base Rent
Commencement Date should be a date other than the first day of a calendar month, the monthly rental
applicable to the first full calendar month will also apply to the initial partial calendar month
and will be prorated to the end of the partial calendar month. As provided in, and subject to the
terms of, the Construction Addendum, if any Tenant Delay delays Substantial Completion of the
Leasehold Improvement Work, then Substantial Completion of the Leasehold Improvement Work shall be
deemed to be the date that Substantial Completion of the Leasehold Improvement Work would have been
achieved, but for such Tenant Delay, as reasonably determined by Landlord.
2.2 LATE CHARGES. If any Base Rent or other payment due under this Lease is not
received by Landlord within ten (10) days after written notice to Tenant of its failure to make
such payment (provided, however that Landlord shall not be obligated to provide such written notice
to Tenant more than two (2) times in any twelve (12) month period), Tenant shall pay, in addition
to such payment a late charge equal to five (5%) percent of the payment which is past due. If any
payment due from Tenant shall remain overdue for more than thirty (30) days after written notice to
Tenant of its failure to make such payment (provided, however that Landlord shall not be obligated
to provide such written notice to Tenant more than two (2) times in any twelve (12) month period),
interest shall accrue daily on the past due amount from the date such amount was due until paid or
judgment is entered at a rate equivalent to the lesser of (a) the then prime rate as published in
The Wall Street Journal plus five (5%) percent per annum or (b) the highest rate permitted by law
(not to exceed 18% per annum) (such rate being herein called the Default Interest Rate).
Interest on the past due amount shall be in addition to and not in lieu of the late charge or any
other remedy available to Landlord. The foregoing shall not be deemed to be a waiver of any
statutory notice requirements imposed upon Landlord in order to commence any eviction proceedings
under Florida Statutes.
- 3 -
2.3 ADDITIONAL RENT. All charges payable by Tenant to Landlord under the terms of
this Lease other than Base Rent shall be deemed to be Additional Rent hereunder. Unless this
Lease provides otherwise, all Additional Rent shall be paid with the next monthly installment of
Base Rent together with all applicable sales or use taxes. The term Rent shall mean Base Rent
and Additional Rent.
2.4 TAXES.
2.4.1 Personal Property Taxes. Commencing upon the Base Rent Commencement Date,
Tenant shall pay, as and when due, all taxes attributable to the personal property, trade fixtures,
business, occupancy, or sales of Tenant or any other occupant of the Premises and to the use
thereof by Tenant or such other occupant.
2.4.2 Real Estate Taxes. Commencing upon the Base Rent Commencement Date, Tenant
shall pay, as and when due, all real estate taxes, personal property taxes and other ad valorem and
non ad valorem taxes, and any other levies, charges, local improvement rates, impositions and
assessments whatsoever assessed or charged against the Premises, the equipment and improvements
therein contained, and including any amounts assessed or charged in substitution for or in lieu of
any such taxes (collectively, Real Estate Taxes), levied or assessed against the Premises by any
lawful authority for each calendar year or portion thereof during the period between the Base Rent
Commencement Date and the expiration of the Term. Landlord shall request the tax assessor to send
all bill(s) and any trim notice (i.e., notice of the assessed value of the Property of which the
Premises is a part) for Real Estate Taxes directly to Tenant and Tenant agrees to be responsible to
pay the Real Estate Taxes directly to the taxing authorities prior to any delinquency. If any Real
Estate Taxes may at the option of the taxpayer be paid in installments (whether or not interest
shall accrue on the unpaid balance of such Real Estate Taxes), Tenant shall be required to pay only
such installments as shall become due during the Term of this Lease. In the event that the tax
bill(s) and/or trim notice are not sent by the taxing authorities directly to Tenant, Landlord
shall provide Tenant with all such tax bill(s) and/or trim notice promptly upon Landlords receipt
thereof. Any rebates, refunds, or abatements of Real Estate Taxes received by Landlord subsequent
to payment of Real Estate Taxes by Tenant shall be refunded to Tenant within thirty (30) days of
receipt thereof by Landlord ((less, if Landlord contested such Real Estate Taxes at Tenants
request, Landlords reasonable costs and expenses of procuring such rebate, refund, or abatement).
Tenant shall provide Landlord with paid tax receipts or, if not available, other proof of payment
reasonably acceptable to Landlord, on or before ten (10) business days before the date that the
Real Estate Taxes would be deemed to be delinquent (i.e., the date that penalties would start to
accrue). If Tenant does not pay Real Estate Taxes and provide proof of payment by the aforesaid
date, Landlord, upon two (2) business days written notice, shall have the right to pay the Real
Estate Taxes and Tenant shall reimburse Landlord within thirty (30) days of receipt of demand for
payment by Landlord, with interest at the Default Interest Rate. Said Real Estate Taxes are to be
prorated for any partial Lease Year occurring at the beginning or end of the Term during the period
in which the taxing authority assesses Real Estate Taxes.
2.4.3 Contesting Taxes. If Tenant desires, as determined by Tenant in its reasonable
business judgment, to contest the validity or amount of any tax, assessment, levy, or other
governmental charge agreed to in this Lease to be paid by Tenant, Tenant shall be permitted to
- 4 -
do so, upon posting of adequate security or the payment of amounts, all as may be required by
Applicable Laws (as defined in Section 3.2 hereof), to prevent loss of title to the Premises or the
imposition of penalties on Landlord or the Premises and after giving Landlord prior written notice
of Tenants intent to contest the taxes for the applicable year. So long as Tenant complies with
the foregoing, Landlord shall cooperate with Tenant (at no expense to Landlord) and execute any
document which may be reasonably necessary for any such contest proceeding. Nothing herein shall
be deemed to limit Landlords right (at Landlords sole cost and expense) to contest any tax,
assessment, levy or government charge imposed against the Premises, which right, with respect to ad
valorem real property taxes, shall be exercised by Landlord in its reasonable business judgment
after giving Tenant prior written notice of Landlords intent to contest the taxes and, further
provided, that any contest by Landlord does not unreasonably interfere with any contest by Tenant.
The foregoing restriction on Tenants ability to contest the validity or amount of any tax,
assessment, levy, or other governmental charge agreed to in this Lease to be paid by Tenant shall
only be deemed to apply to Real Estate Taxes and shall not be deemed to apply to any personal
property taxes, which are payable by Tenant on its personalty in the Premises. Tenant shall be
entitled to any refund of any Real Estate Taxes or other charges or penalties or interest thereon
which have been paid by Tenant (less, if Landlord contested such taxes at Tenants request,
Landlords reasonable costs and expenses of procuring such refund).
2.4.4 Receipts. Upon written request of Landlord, during the Term of this Lease,
Tenant shall obtain and deliver to Landlord paid receipts for all taxes, assessments, and other
items required under this Lease to be paid by Tenant.
2.4.5 Exclusions. Real Estate Taxes shall not include any franchise, estate, and
income taxes imposed upon Landlord.
2.4.6 Separate Parcel. If the Premises are not currently taxed by the applicable
governmental authorities as one or more parcels separate from the other parcel(s) included in
Landlords tax bills, then Landlord, at its sole cost and expense, shall apply for and diligently
follow such procedures as are necessary to have the Premises taxed by the applicable governmental
authorities as one or more parcels separate from the other parcel(s) included in Landlords tax
bills, so that Tenant will be in a position to pay and/or contest Real Estate Taxes on its own,
subject to the terms of this Section. When the Premises are taxed or assessed as one or more
separate parcels, Landlord shall direct the tax authority to send the tax bills (and any trim
notices) for the Premises directly to Tenants address during the Term hereof. If the Premises is
taxed or assessed together with other land owned by Landlord, then, for any parcel which includes
the Premises and other land owned by Landlord: (a) Tenants share of Real Estate Taxes shall be
determined by multiplying such taxes or assessments in the entire tax bill by a fraction, the
numerator of which is the total value of the portion of the Premises included in the tax bill and
the denominator of which is the total value of all property included in the tax bill, and Landlord
shall provide such determination to Tenant in writing, together with a copy of the applicable tax
bill, no later than thirty (30) days prior to the due date of such Real Estate Taxes for the
applicable year; and (b) Landlord agrees to give Tenant a copy of any trim notice (i.e., notice of
the assessed value of the real property of which the Premises is a part) within ten (10) business
days after Landlords receipt thereof.
- 5 -
2.5 ELECTRICITY. Commencing upon Substantial Completion of the Base Building Work (as
defined in the Construction Addendum), Tenant shall pay for all costs and fees incurred in
connection with the provision and use of electricity at the Premises, including, without
limitation, the parking areas therefor, as separately metered in Tenants name.
2.6 OPERATING EXPENSES.
2.6.1 Tenants Responsibility. Subject to the terms of Section 7, commencing upon the
Term Commencement Date, Tenant shall be solely responsible, at Tenants sole cost and expense, for
the maintenance, operation, repair, replacement (regardless of whether such replacement is required
under any Applicable Law that was not in effect or not applicable to the Premises on the Term
Commencement Date), and administration of the Premises, including, without limitation:
(i) maintenance of HVAC, electrical, mechanical, plumbing, fire, life safety and elevator systems
serving the Buildings (collectively, the Building Systems); (ii) water, sewer, gas, and other
utility charges (including electricity charges, as provided above) for the Premises, all of which
shall be separately metered in Tenants name; (iii) landscaping, tree trimming, and pest control
for the Premises, and (iv) window washing, janitorial services (to be provided in the manner that
such services are customarily furnished in comparable office buildings in the area), rest room
supplies and other maintenance expenses in connection with the Premises (collectively, the Tenant
Operating Expenses).
2.6.2 Landlord Operating Expenses. In addition, commencing on the Base Rent
Commencement Date, Tenant shall be responsible to reimburse and/or pay Landlord for the following
expenses: (i) insurance that Landlord is obligated or permitted to obtain under this Lease and any
deductible amount applicable to any claim made by Landlord under such insurance (Insurance
Expenses), and (ii) the dues and assessments due under the Declaration (as hereinafter defined)
with respect to the Premises (Assessment Expenses) (collectively, the Landlord Operating
Expenses).
2.6.3 Payment of Landlord Operating Expenses. In addition to the payment of Base
Rent, commencing on the Base Rent Commencement Date, Tenant shall pay one hundred percent (100%) of
the Landlord Operating Expenses to Landlord. On or before March 31 of each calendar year, Landlord
shall provide a good faith estimate of Landlord Operating Expenses for that calendar year
(the Estimate Statement). Tenant shall remit monthly one-twelfth (1/12th) of the amount set
forth in the Estimate Statement (the Estimated Payment) as Additional Rent together with its
payments of Base Rent; provided that Landlord may invoice Tenant retroactively for the months of
January through the month of issuance of the Estimate Statement. On or before March 31st of each
calendar year, Landlord shall send a statement to Tenant detailing all actual Landlord Operating
Expenses for the prior calendar year (the Landlord Operating Expense Statement). If the Landlord
Operating Expense Statement indicates that the total Estimated Payments made by Tenant during the
preceding year exceeded the actual Landlord Operating Expenses for such year, then, at Landlords
option (except upon the expiration of the Term, whereupon a refund shall automatically be given, if
applicable), Tenant shall be given either: (i) a credit against its next due Estimated Payment, or
(ii) a refund, in the amount of the difference between the Estimated Payments made in the preceding
year and the actual Landlord Operating Expenses for such year (which shall be paid to Tenant within
thirty (30) days of issuance of the applicable Landlord Operating Expense Statement or the end
- 6 -
of the Term, whichever occurs sooner). If the Landlord Operating Expense Statement indicates
that the actual Landlord Operating Expenses exceeded the Estimated Payments, then Tenant shall
remit the difference to Landlord as Additional Rent within thirty (30) days after Tenants receipt
of the applicable Landlord Operating Expense Statement. Landlords failure to provide a statement
shall not prejudice Landlords right to collect a shortfall or Tenants right to receive a credit
or refund for over payments. However, if Landlord fails to provide a Landlord Operating Expense
Statement (or corrected Landlord Operating Expense Statement if the initial statement was
incorrect) within twenty-four (24) months after the end of the year for which Estimated Payments
were made, Landlord shall be deemed to have waived its right to collect a shortfall for that year.
Any obligation of Landlord or Tenant to remit any overpayment or underpayment pursuant to this
Section shall survive the expiration of the Term or earlier termination of this Lease. Each
payment of Landlord Operating Expenses shall include applicable sales and use taxes.
2.6.4 Audit. During the Term or any extension thereof, but not more than one (1) time
per year, Tenant shall have the right to cause Landlords books and records with respect to
Landlord Operating Expenses to be audited by a reputable independent certified public accountant or
a reputable lease auditing firm of Tenants choosing; provided that: (i) Tenant shall notify
Landlord, in writing, that it has elected to perform such audit within one hundred eighty (180)
days after Tenants receipt of the applicable Landlord Operating Expense Statement for the year to
be audited (the Election Notice); (ii) such audit shall commence within ninety (90) days after
Tenant sends the Election Notice; (iii) such audit shall be completed within sixty (60) days after
the same is commenced; and (iv) Tenant shall have a reasonable period of time to object to a
Landlord Operating Expense Statement based upon the results of such audit (which shall in no event
exceed sixty (60) days after the completion of such audit). Tenant hereby agrees to keep the
results of any such audit(s) confidential (except for disclosures required by law) and any
agreement that Tenant enters into with an outside accounting firm shall provide that such firm
shall also keep such results confidential (except for disclosures required by law). Landlord shall
cause such books and records to be made available for such inspection during normal business hours
at Landlords option at a location selected by Landlord in Palm Beach County, Florida, upon no less
than ten (10) business days prior written notification by Tenant to Landlord. Such audit shall be
done in accordance with generally accepted auditing principles, consistently applied and Tenant
shall provide Landlord a complete copy of such audit results at the conclusion thereof. If, at the
conclusion of such audit, Tenants audit of such expenses for the preceding year indicates that
Tenant made an overpayment to Landlord for such preceding year, Landlord shall remit the amount of
such overpayment to Tenant within thirty (30) days after receipt of notice from Tenant of the
amount of such overpayment; if such audit indicates that Tenant made an underpayment for such
preceding year, Tenant shall remit the difference to Landlord as Additional Rent within thirty (30)
days of the conclusion of such audit. Should Landlord disagree with the results of Tenants audit,
Landlord and Tenant shall refer the matter to a mutually acceptable independent certified public
accountant, who shall be hired on a non-contingent fee basis and shall work in good faith with
Landlord and Tenant to resolve the discrepancy. The fees and costs of such independent accountant
to which such dispute is referred shall be borne by the unsuccessful party and shall be shared pro
rata to the extent each party is unsuccessful as determined by such independent certified public
account, whose decision shall be final and binding. Landlord shall pay the cost of Tenants audit
if the total amount of Landlord Operating Expenses used for the calculation of pass-throughs for
the
- 7 -
year in question exceeded five (5%) percent of the total amount of Landlord Operating Expenses
that should properly have been used.
3. USE OF PROPERTY.
3.1 PERMITTED USE. Tenant may use the Premises only for the following Permitted Use:
general office and business use, which includes, but is not limited to, corporate headquarter
facilities and uses ancillary and related thereto, the supporting use of conference and computer
facilities, employee kitchen and related non-commercial facilities which provide incidental
services to employees only (e.g., day care facilities, gym facilities, convenience store, banking
facilities, and dry cleaning service (drop-off and pick-up only, with no on-site dry cleaning), all
for employees only) (the Permitted Use). Tenant shall not allow smoking of any kind inside the
Buildings; it being understood and agreed that each of the Buildings shall be designated as a
non-smoking facility. In addition, Tenant shall not permit any activity which would exceed the
floor and/or elevator load capacity or which would otherwise damage the Building Systems or
structural components of a Building. Landlord represents and warrants to Tenant that on the Term
Commencement Date of this Lease, the Premises (including, without limitation, the Golf Course
Parcel, as described in Exhibit B) and the Permitted Use thereof by Tenant will not be
prohibited by the Certificate of Occupancy issued for the Buildings, and that Landlord will take no
action so as to cause Tenants Permitted Use of the Premises to violate in any material respect any
restrictions imposed upon the Premises by deed, the Declaration (as defined below), or otherwise.
These representations and warranties of Landlord shall survive Tenants acceptance of the Premises.
3.2 COMPLIANCE WITH LAWS. During the Term, subject to Tenants compliance at all
times with the provisions of Section 4.2 hereof, Tenant shall be solely responsible for making any
structural modifications to the Premises or alterations to the Building Systems as may be required
pursuant to any federal, state or local laws, ordinances, building codes, and rules and regulations
of governmental entities or quasi-governmental entities having jurisdiction over the Premises,
including but not limited to the Board of Fire Underwriters, the South Florida Water Management
District, and the Americans with Disabilities Act (the ADA) and all regulations and orders
promulgated pursuant to the ADA as currently enacted or modified from time to time or enacted after
the Effective Date (collectively, Applicable Laws); provided, however, that Landlord warrants
that it shall be solely responsible, at Landlords sole cost and expense, for promptly making any
modifications to the Premises or alterations to the Building Systems or other repairs required as a
result of Landlords failure to comply with Applicable Laws in connection with Landlords
obligations under the Construction Addendum as of the date of the Term Commencement Date. In
addition, Tenant shall comply with all Applicable Laws relating to its use and occupancy of the
Premises, and shall promptly comply with all governmental orders and directives for the correction,
prevention, and abatement of nuisances in, upon, or connected with the Premises, all at Tenants
sole expense. Except as specifically provided in this Lease, Tenant will procure at its own
expense all permits and licenses required for the transaction of its business in the Premises.
Nothing contained in this Section is deemed to amend or modify Landlords warranty of construction
as set forth in the Construction Addendum.
If Tenant fails to perform its obligations under this Section within thirty (30) days after
receipt of written notice thereof from Landlord, then in addition to any other rights and
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remedies Landlord may have under Section 8.2 hereof, Landlord shall have the right, but not
the obligation, to perform the same, whereupon any and all of Landlords costs and expenses
incurred in connection therewith shall be promptly reimbursed by Tenant within thirty (30) days
after written demand by Landlord, together with reasonable written supporting documentation
therefor. Notwithstanding the foregoing, if the performance of such obligation by Tenant would
reasonably require more than thirty (30) days to complete, Tenant shall have a reasonable time to
perform in order to cure such default (subject to extension for Force Majeure) provided Tenant
commences to cure within such thirty (30) day period and thereafter diligently prosecutes such cure
to completion.
3.3 HAZARDOUS MATERIALS.
(a) Throughout the Term, Landlord and Tenant will prevent the presence, use, generation,
release, discharge, storage, disposal, or transportation of any Hazardous Materials (as herein
defined) on, under, in, above, to, or from the Premises by such party or its respective agents,
employees, or contractors except that Hazardous Materials may be used in the Premises as necessary
for the customary maintenance or customary use of the Premises (and in Tenants case, except as are
normally used in connection with the Permitted Use) provided that same are used, stored, and
disposed of in compliance with any Applicable Laws pertaining to protection of the environment,
public health and safety, air emissions, water discharges, hazardous or toxic substances, solid or
hazardous wastes or occupational health and safety, and common law pertaining to the foregoing
(collectively, the Environmental Laws). For purposes of this provision, the term Hazardous
Materials will mean and refer to any unlawful levels of wastes, materials, or other substances of
any kind or character that are or become regulated as hazardous or toxic waste or substances, or
which require special handling or treatment, under any Environmental Laws.
(b) If Tenants activities at the Premises or Tenants use of the Premises (i) results in a
release of Hazardous Materials by Tenant or its agents, employees, or contractors that is not in
compliance with Environmental Laws or permits issued thereunder; (ii) gives rise to any claim or
requires a response under Environmental Laws or permits issued thereunder; or (iii) causes the
presence at the Premises of Hazardous Materials in levels that violate Environmental Laws or
permits issued thereunder, then Tenant shall, at its sole cost and expense: (x) immediately
provide verbal notice thereof to Landlord as well as notice to Landlord in the manner required by
this Lease, which notice shall identify the Hazardous Materials involved and the emergency
procedures taken or to be taken; and (y) promptly take all action in response to such situation
required by Applicable Laws, provided that Tenant shall first obtain Landlords approval of the
non-emergency remediation plan to be undertaken (which approval shall not be unreasonably withheld,
conditioned, or delayed).
(c) Tenant shall at all times indemnify and hold harmless Landlord against and from any and
all claims, suits, actions, debts, damages, costs, losses, obligations, judgments, charges and
expenses (including reasonable attorneys fees) of any nature whatsoever suffered or incurred by
Landlord to the extent they were caused by the following activities of Tenant on the Premises
during the Term of this Lease and arise from events or conditions which came into existence after
the Term Commencement Date: (i) any release, threatened release, or disposal of any Hazardous
Materials at the Premises by Tenant or its employees, officers, agents, licensees,
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invitees, assignees, subtenants, contractors, or subcontractors, or (ii) the violation of any
Environmental Laws at the Premises by Tenant or its employees, officers, agents, licensees,
invitees, assignees, subtenants, contractors, or subcontractors.
(d) Tenant acknowledges that it has received and reviewed that certain Phase I and Limited
Phase II Environmental Site Assessment of 10 Vacant Arvida Park of Commerce Parcels, dated
November 2, 2004 (Revised) and prepared by Camp Dresser & McKee Inc. (the Environmental Report).
Landlord warrants and represents that, as of the Effective Date, to the actual knowledge of Harry
St. Clair and Jose Hevia, and except as otherwise specified in the Environmental Report, no use,
storage, treatment, transportation, release, leak, discharge, spill, disposal or emission of
Hazardous Materials has occurred in, on or about the Premises (excepting the Golf Course Parcel),
and that the Premises (excepting the Golf Course Parcel) are free of Hazardous Materials and in
compliance with all Environmental Laws as of the Effective Date, except as otherwise specified in
the Environmental Report.
(e) Tenant acknowledges that it has received and reviewed that certain Phase I Environmental
Site Assessment and Phase II ESA of the Golf Course Maintenance Area, dated April 2006 and prepared
by Camp Dresser & McKee Inc. in connection with the Golf Course Parcel, together with that certain
Proposal for Site Assessment Report, dated June 14, 2006 and prepared by Camp Dresser & McKee Inc.
in connection with the Golf Course Parcel (collectively, the Golf Course Parcel Environmental
Report). Landlord warrants and represents that, as of the Effective Date, except as otherwise
specified in the Golf Course Parcel Environmental Report, Harry St. Clair and Jose Hevia have no
actual knowledge of (i) any use, storage, treatment, transportation, release, leak, discharge,
spill, disposal or emission of Hazardous Materials in, on or about or from the Golf Course Parcel;
(ii) the presence of any Hazardous Materials in, on or about or from the Golf Course Parcel, or
(iii) the violation of any Environmental Laws in, on or about or from the Golf Course Parcel.
(f) As necessary to comply with Applicable Laws in connection with Landlords obligations
under the Construction Addendum as of the date of the Term Commencement Date, Landlord will be
responsible, at its expense, to comply with all reporting obligations applicable to the
environmental condition of the Premises (including the Golf Course Parcel), and to perform any
environmental investigation, remediation or monitoring required to be performed in connection with
the Premises (including the Golf Course Parcel). Any investigation, remediation or monitoring
required to be undertaken by the Landlord shall be undertaken within the time period required by
Environmental Laws and in a manner so as not to unreasonably interfere with Tenants use and
occupancy of the Premises. Landlord shall indemnify and hold harmless Tenant against and from any
and all claims, suits, actions, debts, damages, costs, losses, obligations, judgments, charges,
fines, penalties and expenses (including reasonable attorneys fees) of any nature whatsoever
suffered or incurred by Tenant to the extent resulting from the failure of Landlord to complete any
investigation, remediation or monitoring required to bring the Premises into compliance with all
applicable Environmental Laws or any permits issued under the Environmental Laws, except, in each
case, for any loss or damage actually caused by the negligence or willful misconduct of Tenant or
its agents, employees, or contractors.
(g) Landlord shall at all times indemnify and hold harmless Tenant against and from any and
all claims, suits, actions, debts, damages, costs, losses, obligations, judgments, charges,
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fines, penalties and expenses (including reasonable attorneys fees) of any nature whatsoever
suffered or incurred by Tenant to the extent they were caused by the following activities of
Landlord: (i) any release, threatened release, or disposal of any Hazardous Materials by Landlord
or its agents, employees, licensees, assignees, contractors or subcontractors or (ii) the violation
of any Environmental Laws or any permits issued under the Environmental Laws by Landlord or its
agents, employees, licensees, assignees, contractors or subcontractors, except, in each case, for
any loss or damage actually caused by the negligence or willful misconduct of Tenant or its agents,
employees, or contractors.
(h) The indemnification provisions of this Section shall survive the expiration of the Term or
earlier termination of this Lease.
3.4 SIGNS. Tenant shall have the exclusive right to place signage on or in any
interior or exterior portion of each Building or the Property (which shall include, without
limitation, the right to install monument signs on the Property at the entrance(s) of the Premises
as may be permitted by Applicable Laws and with the requirements of the Declaration); provided
that: (a) Tenant shall comply with all Applicable Laws and with the requirements of the
Declaration; and (b) with respect to any exterior signage or any signage within the interior of the
Building which is visible from the exterior of the Building, Tenant shall obtain the prior written
consent of Landlord, which shall not be unreasonably withheld, delayed, or conditioned; provided,
further, however, that so long as Tenants signage complies with subparagraph (a), Landlords
consent is not required for any signage that reflects solely Tenants name and/or logo. Any and
all such approved signs shall be installed and shall be maintained by Tenant, in good order,
condition, and repair, at Tenants sole cost and expense, and shall be at all times consistent with
Applicable Laws and any sign criteria established pursuant to the Declaration. Tenant shall be
responsible to Landlord for the installation, use, or maintenance of said signs and any damage
caused thereby. Tenant agrees to remove all of its signs prior to the expiration date or earlier
termination of this Lease, and upon such removal to repair all damage incident to such removal,
reasonable wear and tear and damage by casualty and condemnation excepted. In connection with
Landlords approval of signage to the extent required above, Landlord shall respond to a request by
Tenant within ten (10) business days after receipt of Tenants written request for consent. If
Landlord fails to respond to Tenants initial written request, then Tenant shall provide Landlord a
written reminder notice with respect thereto. If Landlord fails to respond within two (2) business
days after receipt of such reminder notice, then Landlords consent shall be deemed to be granted.
3.5 LANDLORDS ACCESS. Landlord shall be entitled at all reasonable times, after
prior reasonable notice to Tenant and subject to Tenants reasonable security procedures, to enter
the Premises to examine them and to make such repairs, alterations, or improvements thereto as are
expressly required under this Lease. Landlord shall exercise its rights under this Section, to the
extent possible in the circumstances, in such manner so as to minimize interference with Tenants
use and enjoyment of the Premises. In addition, Landlord and its agents have the right to enter
the Premises at all reasonable times and upon prior written notice to show the Premises to
prospective purchasers, lenders, or anyone having a prospective interest in the Premises, and,
during the last twelve (12) months of the Term or any renewal thereof, to show them to prospective
tenants. Within ten (10) days after Landlords written request, Tenant shall provide the name of
Tenants contact person for Landlord to provide notice to and to coordinate the
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showings permitted herein. Landlord will have the right at all times to enter the Premises
without advance notice in the event of an emergency affecting the Premises. Tenant shall have the
right to have a representative of Tenant accompany Landlord with respect to any entry onto the
Premises, and in any event during any entry onto the Premises Landlord shall: (i) comply with
Tenants reasonable security procedures, including, without limitation, that there may be safes,
vaults, and/or certain secured areas within the Premises that may not be accessed by Landlord
except in the event of an emergency posing an imminent danger to persons or property, and
(ii) minimize any interference with the conduct of Tenants business, prevent breaches in security
and avoid damages to the Premises or the equipment, fixtures, or personal property of Tenant.
3.6 QUIET POSSESSION. As long as Tenant is not in default of the terms and conditions
of this Lease beyond any applicable cure or grace period, Tenant shall be entitled to peaceful and
quiet enjoyment of the Premises for the full Term without interruption or interference by Landlord
or any person claiming through or under Landlord.
3.7 COVENANTS AND RESTRICTIONS. Tenant hereby acknowledges and agrees that the
Premises, and Tenants occupancy thereof, is subject to that certain Declaration of Covenants and
Restrictions recorded in Official Records Book 2873, Page 745 of the Public Records of Palm Beach
County, Florida (the Declaration), as the same has been and may be amended from time to time,
provided, however, that Landlord shall not agree to amend the Declaration or record any other
restrictions, agreements, or instruments in a manner which would materially and adversely affect
Tenants use and occupancy of the Premises under this Lease. In connection with Landlords
construction pursuant to the Construction Addendum, Landlord, at its expense, is responsible to
obtain any approvals as may be required pursuant to the Declaration.
3.8 PARKING. During the Term, Tenant shall have an exclusive right to use all of the
parking spaces associated with the Premises. All motor vehicles (including all contents thereof)
shall be parked in such spaces at the sole risk of Tenant, its employees, agents, invitees, and
licensees, it being expressly agreed and understood that Landlord has no duty to insure any of said
motor vehicles (including the contents thereof), and that Landlord is not responsible for the
protection and security of such vehicles, or the contents thereof (without limiting the generality
of the foregoing, it being understood that this shall not be deemed to relieve Landlord of any
liability for any damage actually caused by the negligence or willful misconduct of Landlord or its
agents, employees, or contractors, except if covered by Tenants insurance).
4. LEASEHOLD IMPROVEMENTS AND TENANT ALTERATIONS.
4.1 LEASEHOLD IMPROVEMENTS. The Leasehold Improvements (as defined in the
Construction Addendum) are to be constructed by Landlord pursuant to the terms and provisions of
the Construction Addendum. The Leasehold Improvements shall be owned by Tenant and shall become
the property of Landlord at the end of the Term (as may be extended) to the extent such Leasehold
Improvements then exist.
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4.2 TENANT ALTERATIONS.
(a) Except for the Leasehold Improvements constructed in accordance with the Construction
Addendum, Tenant will not make or allow to be made any: (i) structural alterations in or to the
Premises without Tenant first obtaining the written consent of Landlord, which consent may be
granted or withheld in the Landlords sole and absolute discretion (provided that if Landlord
withholds its consent to any alterations required by Applicable Laws, Tenant shall not be deemed to
be in breach of its obligations under Section 3.2 hereof); or (ii) any other alterations to the
Premises (i.e., other than those listed in clause (i) above), including, without limitation,
alterations to the Building Systems, without Tenant first obtaining the written consent of
Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed (provided,
however, that Landlords consent shall not be required for interior, nonstructural alterations
which do not affect the Building Systems and which cost less than $250,000.00 per Building to
perform each alteration project, but Tenant shall notify Landlord of any such interior,
nonstructural alterations). For alterations that require Landlords consent, Landlord shall have
ten (10) business days within which to review any submission by Tenant to Landlord of the plans and
specifications therefor. If Landlord fails to respond within such period, then Tenant shall notify
Landlord in writing of its failure, and if Landlord fails to respond to Tenant within two (2)
business days after Landlords receipt of such notice, then Landlords consent will be deemed to be
granted. All Tenant alterations (structural, and/or Building Systems and/or exterior and/or
interior, nonstructural alterations) will be accomplished in a good and workmanlike manner, at
Tenants sole expense, lien-free, in conformity with all Applicable Laws, and by licensed
contractor(s) carrying the insurance required by this Lease (with certificates of insurance
delivered to Landlord upon written request during the course of the work; and if request is made
for insurance certificates following the end of the work, then such insurance certificates will be
delivered to the extent in Tenants possession). In addition to the foregoing, with respect to any
alterations to be performed by Tenant requiring Landlords consent: (x) all such Tenant
alterations will be made in accordance with plans and specifications approved in advance by
Landlord, such approval of plans and specifications to be granted or deemed granted as aforesaid in
this Section; and (y) by a general contractor approved by Landlord in accordance with subsection
(b), below; and (z) upon completion of any such work, Tenant shall provide Landlord with as built
plans, copies of all construction contracts directly between Tenant and such contractor(s), and
proof of payment for all labor and materials. Any Tenant alterations to the Premises made by or
installed by either party hereto will remain upon and be surrendered with the Premises and become
the property of Landlord upon the expiration or earlier termination of this Lease without credit to
Tenant; provided, however, Landlord, at its option, may require Tenant to remove any additions
and/or alterations in order to restore the Premises to the condition existing at the time Landlord
completed the Leasehold Improvements (reasonable wear and tear and tear and damage by casualty and
condemnation excepted), with all costs of removal, repair, restoration, or alterations to be borne
by Tenant, except for Leasehold Improvements (which Tenant shall have no obligation to remove) or
if at the time of granting Landlords consent to such alterations, Landlord specifically
acknowledged in writing that Tenant would not be responsible for removing such alterations. This
clause will not apply to moveable equipment, furniture, or moveable trade fixtures owned by Tenant,
which shall be removed by Tenant at the end of the Term.
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(b) Without limiting the general requirements as to Tenants contractors as set forth in
subsection (a), above, with respect to Tenant alterations requiring Landlords consent, Landlord
shall have the right to approve Tenants general contractor, and subcontractors relating to
alterations affecting the structure and/or Building Systems, which approval shall not be
unreasonably withheld, conditioned, or delayed; provided however that Landlord may disapprove
Tenants general contractor or applicable subcontractors only if Landlord has reason to believe
that such general contractor is not qualified to do the applicable scope of work for the proposed
alteration.
(c) If any alterations are to be performed by a subtenant that is not an Affiliate of Tenant,
Landlord reserves the right to require additional reasonable requirements in connection therewith,
such as additional information necessary to evaluate proposed contractors.
4.3 CONSTRUCTION LIENS. Tenant will have no authority or power, express or implied,
to create or cause any construction lien or claim of any kind against the Premises or any portion
thereof. Tenant will promptly cause any such liens or claims to be released by payment, bonding or
otherwise within thirty (30) days after request by Landlord, and will indemnify Landlord against
losses arising out of any such claim including, without limitation, legal fees and court costs.
NOTICE IS HEREBY GIVEN THAT LANDLORD WILL NOT BE LIABLE FOR ANY LABOR, SERVICES, OR MATERIAL
FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH OR UNDER TENANT,
AND THAT NO CONSTRUCTION OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES, OR MATERIALS WILL ATTACH TO
OR AFFECT THE INTEREST OF LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE THE FOREGOING PROVISIONS
TO ANY CONTRACTOR ENGAGED BY TENANT PROVIDING LABOR, SERVICES, OR MATERIAL TO THE PREMISES.
5. INSURANCE AND INDEMNITY.
5.1 TENANTS INSURANCE. Tenant will throughout the Term (and any other period when
Tenant is in possession of the Premises) carry and maintain, at its sole cost and expense, the
following types of insurance, which shall provide coverage on an occurrence basis, with respect to
the Premises, in the amounts specified and with such reasonable deductibles as would be carried by
a prudent tenant of a similar building, having regard to size, age, and location and in the form
hereinafter provided for:
5.1.1 Commercial General Liability Insurance. Commercial general liability insurance
covering claims arising from bodily injury and property damage with a minimum limits of
$2,000,000.00 per occurrence and $5,000,000.00 general aggregate and insuring against legal
liability of the insured with respect to the Premises or arising out of the maintenance, use, or
occupancy thereof. The commercial general liability insurance policy shall include coverage of
contractual liabilities arising under this Lease pursuant to customary contractual liability
endorsements.
5.1.2 Property Insurance. Special form property insurance on the Leasehold
Improvements, all for full replacement cost thereof, adjusted annually.
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5.1.3 Automobile Liability Insurance. If Tenant owns or leases vehicles for use in
connection with the Premises, comprehensive automobile liability insurance with limits of not less
than $1,000,000.00 per occurrence for bodily injury, $500,000.00 per person and $100,000.00
property damage or a combined single limit of $1,000,000.00 covering vehicles owned or leased by
Tenant.
5.1.4 Excess Liability Insurance. Umbrella liability insurance with a limit of not
less than $20,000,000.00 per occurrence.
5.1.5 Business Interruption Insurance. Business interruption/extra expense coverage
in sufficient amounts to cover twelve (12) months of Base Rent.
5.1.6 Workers Compensation and Employees Liability Insurance. Workers Compensation
Insurance covering all employees of Tenant, as required by the laws of the State of Florida and
Employers Liability coverage subject to a limit of no less than $100,000.00 each employee,
$100,000.00 each accident, and $1,000,000.00 policy limit.
If (a) Tenant fails to take out or to keep in force any insurance referred to in this Section,
and (b) Tenant does not commence and continue to diligently cure such default within ten (10)
business days after written notice by Landlord to Tenant specifying the nature of such default,
then Landlord has the right, without assuming any obligation in connection therewith, to procure
such insurance at the sole cost of Tenant, and all outlays by Landlord shall be paid by Tenant to
Landlord without prejudice to any other rights or remedies of Landlord under this Lease. Tenant
shall not keep or use in the Premises any article which may be customarily prohibited by any fire
or casualty insurance policy in force from time to time covering the Premises.
With respect to the insurance coverages required of Tenant under this Lease, Tenant shall have
the right to utilize a blanket or umbrella policy of insurance, provided that Tenant provides
Landlord with satisfactory evidence that (i) Landlord and its managing agent are an additional
insured under such blanket or umbrella policy, (ii) such blanket or umbrella policy expressly
references the Premises, and (iii) such blanket or umbrella policy contains a guaranteed amount of
insurance for the Premises, which guaranteed amount shall equal the amounts of coverage required
under this Lease.
Tenant shall have the right to self insure any or all of its liabilities with respect to the
Premises so long as Tenants net worth exceeds $150,000,000.00. As used in this Lease, self
insurance shall mean that Tenant is itself acting as if though it were the insurance company
providing the insurance required under the provisions of this Lease, and Tenant shall pay any
amounts due in lieu of insurance proceeds which would have been payable if the insurance policies
had been carried, which amounts shall be treated as insurance proceeds for all purposes under this
Lease.
5.2 LANDLORDS INSURANCE. During the Term, Landlord will, at Tenants sole cost and
expense, carry and maintain the following types of insurance with respect to the Premises in such
amount or percentage of replacement value as required below or if not specified then as Landlord or
its insurance advisor deems reasonable in relation to the age, location, type of construction and
physical conditions of the Building and the availability of such insurance at
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reasonable rates: (i) special form property insurance on the Base Building, for full
replacement cost thereof, adjusted annually (excluding the Leasehold Improvements and any personal
property of Tenant); and (ii) commercial general public liability and property damage insurance
with respect to Landlords operations in or on the Premises, in at least the same limits and
coverages as required of Tenant above. Such insurance shall be in such reasonable amounts and with
such reasonable deductibles as would be carried by a prudent owner of a similar building, having
regard to size, age, and location (which deductibles shall be approved by Tenant, which approval
shall not be unreasonably withheld). Tenant shall be named as an additional insured under
Landlords liability policies. Landlord shall have the right to self insure any or all of its
liabilities with respect to the Premises so long as Landlords net worth exceeds $150,000,000.00.
With respect to the insurance coverages required of Landlord under this Lease, Landlord shall
have the right to utilize a blanket or umbrella policy of insurance, provided that Landlord
provides Tenant with satisfactory evidence that (i) Tenant is an additional insured under such
blanket or umbrella policy, (ii) such blanket or umbrella policy expressly references the Premises,
and (iii) such blanket or umbrella policy contains a guaranteed amount of insurance for the
Premises, which guaranteed amount shall equal the amounts of coverage required under this Lease.
5.3 TENANTS CONTRACTORS INSURANCE. Tenant will cause all contractors performing
alterations to carry and maintain the following types of insurance, which shall provide coverage on
an occurrence basis, with respect to the Premises, in the amounts specified and with commercially
reasonable deductibles and in the form hereinafter provided for:
5.3.1 Commercial General Liability Insurance. Commercial general liability insurance
covering claims arising from bodily injury and property damage with a minimum limits of
$1,000,000.00 per occurrence and $2,000,000.00 general aggregate.
5.3.2 Automobile Liability Insurance. Comprehensive automobile liability insurance
with limits of not less than $1,000,000.00 per occurrence for bodily injury, $500,000.00 per person
and $100,000.00 property damage or a combined single limit of $1,000,000.00 covering vehicles owned
or leased by the contractor.
5.3.3 Excess Liability Insurance. Solely as to Tenants general contractor in
connection with alterations affecting the structure and/or the Building Systems, umbrella liability
insurance with a limit of not less than $5,000,000.00 per occurrence.
5.3.4 Workers Compensation and Employees Liability Insurance. Workers Compensation
Insurance covering all employees of the contractor, as required by the laws of the State of Florida
and Employers Liability coverage subject to a limit of no less than $100,000.00 each employee,
$100,000.00 each accident, and $1,000,000.00 policy limit.
5.4 POLICY FORM. All policies referred to in this Section 5, above shall: (i) be
taken out with insurers licensed to do business in Florida having an A.M. Bests rating of A-,
Class 8, or otherwise approved in advance by Landlord (in the case of insurance required to be
carried by Tenant or its contractors) or by Tenant (in the case of insurance required to be carried
by Landlord), which shall not be unreasonably withheld, delayed, or conditioned; (ii) name
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Landlord and Landlords property manager (if any) (in the case of insurance required to be
carried by Tenant or its contractors) or Tenant (in the case of insurance required to be carried by
Landlord) as additional insureds in connection with the general and excess liability policy only
plus the property insurance policy as to the Leasehold Improvements; and (iii) be non-contributing.
Insurance carried by Tenant and its contractors shall apply only as primary and not as excess to
any other insurance available to Landlord or any mortgagee of Landlord, and shall contain an
obligation of the insurers to notify the additional insureds by certified mail not less than thirty
(30) days prior to any material change, cancellation, or termination of any such policy.
Certificates of insurance on Acord Form 25-S (or equivalent form) on or before the Term
Commencement Date and thereafter at times of renewal or changes in coverage or insurer shall be
delivered to Landlord promptly upon request.
5.5 RELEASE AND WAIVER OF SUBROGATION RIGHTS. The parties hereto, for themselves and
anyone claiming through or under them, hereby release and waive any and all rights of recovery,
claim, action, or cause of action, against each other, their respective agents, directors,
officers, and employees, for any property loss or property damage that may occur to the Premises or
the Buildings, and to all property, whether real, personal or mixed, located in the Premises or the
Buildings, by reason of any cause against which the releasing party is actually insured or,
regardless of the releasing partys actual insurance coverage, against which the releasing party is
required to be insured pursuant to the provisions of Sections 5.1 or 5.2. This mutual release and
waiver shall apply regardless of the cause or origin of the property loss or damage, including
negligence of the parties hereto, their respective agents and employees. Each party agrees to
provide the other with reasonable evidence of its insurance carriers consent to such waiver of
subrogation upon request. This Section 5.5 supersedes any provision to the contrary which may be
contained in this Lease, including, without limitation, Section 5.6.
5.6 INDEMNIFICATION OF THE PARTIES.
(a) Tenant hereby agrees to indemnify, defend, and hold harmless Landlord from and against any
and all liability for any loss, injury or damage (excluding consequential damage), which shall
include, without limitation, all costs, expenses, court costs, and reasonable attorneys fees
imposed on Landlord by any person whomsoever that occurs in or at or about the Premises, except to
the extent any such loss, injury, or damage is (i) caused by or results from the negligence or
willful misconduct of Landlord, its employees, agents, or contractors, or (ii) expressly Landlords
responsibility pursuant to Section 3.3, above, or (iii) a loss, injury or damage that is included
in or covered by Tenants indemnification obligations as set forth in Section 3.3(c), above. The
commercial liability insurance that Tenant is required to carry pursuant to Section 5.1 of this
Lease shall include coverage of the foregoing contractual indemnity, pursuant to customary
contractual liability endorsements.
(b) Landlord hereby agrees to indemnify, defend, and hold harmless Tenant from and against any
and all liability for any loss, injury or damage (excluding consequential damage), which shall
include, without limitation, all costs, expenses, court costs, and reasonable attorneys fees
imposed on Tenant by any person whomsoever that occurs in or at or about the Premises, to the
extent caused by or resulting from the negligence or willful misconduct of Landlord, its employees,
agents, or contractors. The commercial liability insurance that Landlord is required
- 17 -
to carry pursuant to Section 5.2 of this Lease shall include coverage of the foregoing
contractual indemnity, pursuant to customary contractual liability endorsements.
(c) The provisions of this Section shall survive the expiration of the Term or earlier
termination of this Lease.
6. DAMAGE AND DESTRUCTION; CONDEMNATION.
6.1 DESTRUCTION OR DAMAGE TO PREMISES.
6.1.1 If the Premises are at any time damaged or destroyed in whole or in part by fire,
casualty, or other causes and if this Lease is not terminated pursuant to Section 6.1.2, Landlord
shall have thirty (30) days (the Notice Period) from such damage or destruction to cause the Base
Building Architect to determine and inform Tenant of the estimated time for repair and restoration
and notify Tenant whether Landlord will restore the Base Building to substantially the condition
which existed immediately prior to the occurrence of the casualty to the extent of Landlords
obligations under the Construction Addendum with respect to the Base Building. If the time
estimated to restore does not exceed one (1) year from the end of the Notice Period, Landlord shall
complete such repairs to the extent of insurance proceeds (but recognizing that Landlord is
obligated to maintain full replacement cost coverage as to the Base Building) within one (1) year
from the end of the Notice Period, subject to Excusable Delay (the Repair Period). If such
repairs have not been completed within the Repair Period to the extent of Landlords obligations
under the Construction Addendum with respect to the Base Building, and Tenant desires to terminate
this Lease as a result thereof, then Tenant must notify Landlord prior to Landlords completion of
the repairs of Tenants intention to terminate this Lease. Landlord shall then have thirty (30)
days after Landlords receipt of written notice of Tenants election to terminate to complete such
repairs (as evidenced by a certificate of completion and Landlord otherwise achieving Substantial
Completion of the Base Building). If Landlord does complete such repairs prior to the expiration
of such thirty (30) day cure period, Tenant shall have no such right to terminate this Lease;
provided, however this Lease shall be deemed terminated upon Landlords failure to complete such
repairs prior to expiration of the thirty (30) day period, whereupon the parties shall have no
further obligations under this Lease (except that Tenant shall, within sixty (60) days from the
date of termination, remove its personal property). In the event this Lease is not terminated,
Tenant shall, upon Substantial Completion of the Base Building by Landlord, promptly and
diligently, and at its sole cost and expense, repair and restore the Leasehold Improvements, and
any improvements to the Premises made by Tenant, to the condition which existed immediately prior
to the occurrence of the casualty to the extent of insurance proceeds (but recognizing that Tenant
is obligated to maintain full replacement cost coverage as to the Leasehold Improvements). If, in
the reasonable estimation of Base Building Architect as provided above, the Base Building cannot be
restored within one (1) year of such damage or destruction and if this Lease is not terminated
pursuant to Section 6.1.2, then either Landlord or Tenant may terminate this Lease as of a date
specified in such notice, which date shall not be less than thirty (30) nor more than ninety (90)
days after the date such notice is given. Until the restoration of the Base Building is complete,
there shall be an abatement or reduction of Base Rent in the same proportion that the square
footage of the Premises so damaged or destroyed and not reasonably capable of being used and
occupied for the Permitted Use, bears to the total square footage of the Premises, unless the
damaging event was caused by
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the negligence (to the extent sufficient insurance proceeds are not received by Landlord in
connection therewith) or willful misconduct of Tenant, its employees, officers, agents, licensees,
invitees, assignees, subtenants, contractors or subcontractors, in which event there shall be no
such abatement and Tenant shall restore such damage at Tenants sole cost and expense.
6.1.2 If the Premises are destroyed or damaged during the last two (2) years of the Term, then
in addition to the determination to be made by the Base Building Architect pursuant to Section
6.1.1, Landlord shall also cause the Base Building Architect to determine and inform Tenant within
the Notice Period of the estimated cost of repair. If the estimated cost of repair of the Base
Building exceeds ten (10%) percent of the annual Base Rent then remaining to be paid by Tenant for
the balance of the Term, Landlord or Tenant may at its option terminate this Lease by giving
written notice to the other party of its election to do so within thirty (30) days after receipt of
the Base Building Architects determination, whereupon the parties shall have no further
obligations under this Lease (except that Tenant shall, within sixty (60) days from the date of
termination, remove its personal property). If neither party shall so elect to terminate this
Lease, the repair of such damage shall be governed by other provisions of this Section. However,
if Landlord shall exercise its right of termination pursuant to this Section 6.1.2 and at that time
Tenant shall have a remaining Renewal Option pursuant to Rider Number 1 hereto, then Tenant may
render Landlords notice of termination null, void, and of no further force or effect, provided
that Tenant, within twenty (20) days of receipt of the notice, shall exercise such Renewal Option.
6.2 CONDEMNATION.
6.2.1 Total or Partial Taking. If (i) the whole of the Premises or such portion
thereof which would materially and adversely affect the continued operations of Tenant at the
Premises; or (ii) any material portion of the parking area (including, without limitation, any
material portion of a parking structure or facility) on the Property (provided Landlord does not
make reasonable alternate parking arrangements for Tenant in lieu thereof), in Landlords and/or
Tenants reasonable business judgment, shall be taken by any public authority under the power of
eminent domain or sold to public authority under threat or in lieu of such taking, then either
party may terminate this Lease and the Term shall cease as of the day possession or title shall be
taken by such public authority, whichever is earlier (Taking Date), whereupon the Rent shall be
paid up to the Taking Date with a refund by Landlord of any Rent paid for any period subsequent to
the Taking Date. If less than the whole of the Premises, or less than such portion thereof as will
make the Premises unusable as of the Taking Date (as set forth in subsections (i) and (ii) above),
is taken, Base Rent and other charges payable to Landlord shall be reduced (x) in proportion to the
amount of the Premises taken, if square footage of a Building is taken, or (y) in the proportion
that the fair market value of the Premises taken bears to the total fair market value of the
Premises prior to the Taking, as equitably determined by Landlord. If this Lease is not
terminated, Landlord shall repair any damage to the Premises caused by the taking to the extent
necessary to make the Premises reasonably tenantable within the limitations of the available
compensation awarded for the taking (exclusive of any amount awarded for land) to the extent of
Landlords obligations under the Construction Addendum.
6.2.2 Award. All compensation awarded or paid upon a total or partial taking of the
Premises or Buildings including the value of the leasehold estate created hereby shall belong to
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and be the property of Landlord without any participation by Tenant; Tenant shall have no
claim to any such award based on Tenants leasehold interest. However, nothing contained herein
shall be construed to preclude Tenant, at its cost, from independently prosecuting any claim
directly against the condemning authority in such condemnation proceeding for damage to, or cost of
removal of, stock, trade fixtures, furniture, and other personal property belonging to Tenant,
Tenants moving expenses and other relocation damages, and the unamortized cost of any improvements
paid for by Tenant, including the Leasehold Improvements; provided, however, that no such claim
shall diminish or otherwise adversely affect Landlords award or the award of any mortgagee.
7. MAINTENANCE AND REPAIRS; SERVICES.
7.1 LANDLORDS OBLIGATIONS. Landlord at its sole expense shall keep the foundation,
roof, floor slabs, exterior walls and ceiling slabs and other structural portions of the Buildings
in good order, condition, and repair and the cost of such maintenance and repairs shall not be
charged to Tenant as Additional Rent (except for (a) the cost of maintenance and repair of any
structural alterations which were requested by Tenant in accordance with Section 4.2 (excluding any
Leasehold Improvements (as defined in the Construction Addendum) made by or on behalf of Tenant,
the maintenance and repair of which shall be performed and paid by Tenant), and (b) general
maintenance and repairs to the roof (as opposed to replacement), which may be passed-through to
Tenant as Additional Rent). Landlord shall not be obligated to make any repairs under this Section
7.1 until a reasonable time after receipt of a written notice (or, in the event of an emergency,
telephonic or other reasonable notice) from Tenant specifying the need for such repairs although
Landlord will use all diligent efforts to complete any such repairs within ten (10) business days
after such notice. In addition, but subject nevertheless to any applicable waiver of subrogation
and except to the extent paid for by insurance, Landlord shall, at Tenants expense, repair any
damage to the roof, foundation, or structural portions or walls of the Premises and Buildings
caused by the negligence or willful misconduct of Tenant or its employees, officers, agents,
licensees, invitees, assignees, subtenants, contractors, or subcontractors. Tenant shall pay
Landlord a fee equal to five (5%) percent of the cost of such work to compensate Landlord for
coordination and supervision of the integration of such work.
7.2 TENANTS OBLIGATIONS. Subject to Tenants obligation to comply with Section 4.2
hereof and subject to Landlords warranty and other obligations set forth in the Construction
Addendum, Tenant at its sole cost and expense shall keep the Building Systems, interior walls and
ceilings, electric light fixtures, bulbs, tubes and tube casings, doors, finished floors and floor
coverings, windows, floor and wall coverings, dock doors, loading ramps, levelers, plumbing
fixtures, entrances, sidewalks, corridors, landscaping, parking areas and other facilities from
time to time comprising the Premises (as well as Tenants furniture, fixtures, equipment, and other
personal property in or at the Premises), in good order, condition, and repair as befitting a
comparable office building in Boca Raton. With respect to Building Systems other than plumbing and
other de minimus services provided directly by Tenant and/or its facility manager, Tenant, at its
expense, shall maintain in effect industry-standard maintenance agreements with licensed and
insured companies. Landlord shall extend and assign (after the expiration of the Warranty Period
(as defined in the Construction Addendum)) to Tenant the benefit from warranties on such items, if
any, that have been made by Landlords contractors or the manufacturer of such items. To the
extent such warranties are not assignable, Landlord shall
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upon request of Tenant use reasonable efforts to enforce same for the benefit of Tenant.
Landlord shall obtain and assign to Tenant on the Term Commencement Date a manufacturers warranty
covering the HVAC equipment for at least one (1) year with respect to parts and labor and for at
least five (5) years with respect to the compressor units. Tenant acknowledges and agrees that
Landlord shall have no obligation to perform any maintenance, repair, replacement, or other
structural or non-structural alterations in or to the Buildings or the Premises except as expressly
set forth in Section 7.1 and in Sections 3.2, 6, and 11.5. Notwithstanding the foregoing, Landlord
shall be responsible for the cost of any damage to the Premises caused by the negligence or willful
misconduct of Landlord, its employees, agents, or contractors, but subject nevertheless to any
applicable waiver of subrogation and except to the extent paid for by insurance.
Notwithstanding anything to the contrary contained herein, if Tenant fails to comply with its
obligations under this Section 7.2 and such failure continues for a period of thirty (30) days
after Tenants receipt of written notice from Landlord, then in addition to Landlords rights and
remedies under Section 8.2 hereof, Landlord shall have the right, but not the obligation, to
perform such maintenance, repair, and/or replacement, as may be necessary or required, as
determined by Landlord in its sole but reasonable discretion, and Tenant shall reimburse to
Landlord the costs and expenses incurred by Landlord in connection therewith within thirty (30)
days after written demand by Landlord, together with reasonable supporting documentation therefor.
Notwithstanding the foregoing, if the performance of such obligation by Tenant would reasonably
require more than thirty (30) days to complete, Tenant shall have a reasonable time to perform in
order to cure such default provided Tenant commences to cure within such thirty (30) day period and
thereafter diligently prosecutes such cure to completion.
7.3 CONDITION UPON TERMINATION. Upon the termination of this Lease, Tenant shall
surrender the Premises to Landlord, broom clean and in the same condition as received except for
reasonable wear and tear, casualty damage which Tenant is not required to repair, condemnation,
Leasehold Improvements and alterations not required to be removed as specifically permitted
hereunder, and conditions caused by Landlords failure to repair as expressly required hereunder.
Tenant shall repair, at Tenants expense, any damage to the Premises or Buildings caused by
Tenants removal of any of Tenants personal property, including but not limited to furniture,
machinery, equipment and signage. In no event, however, shall Tenant remove any of the following
materials or equipment without Landlords prior written consent: any power wiring or power panels;
lighting or lighting fixtures; millwork and cabinetry; wall coverings; drapes, blinds, or other
window coverings; carpets or other floor coverings; base building heaters, air conditioners, or any
other heating or air conditioning equipment (not to include supplemental hvac units installed by or
for Tenant); fencing or security gates; plumbing fixtures, water fountains; or other similar
building operating equipment.
8. DEFAULT AND REMEDIES.
8.1 DEFAULT BY TENANT. Each of the following will be an Event of Default by Tenant
under this Lease:
(a) Failure to pay when due any installment of Rent or any other payment required pursuant to
this Lease. Notwithstanding the foregoing, prior to such failure being deemed an
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Event of Default, Landlord will provide Tenant with ten (10) days written notice and
opportunity to cure such failure; provided, however, that in no event shall Landlord be obligated
to provide such written notice more than two (2) times in any twelve (12) month period (the
foregoing shall not be deemed to be a waiver of any statutory notice requirements imposed upon
Landlord in order to commence any eviction proceedings under Florida Statutes);
(b) The filing by or against Tenant of a petition for bankruptcy or insolvency under any
applicable federal or state bankruptcy or insolvency law (unless, in the case of a petition filed
against Tenant, such petition is not dismissed within seventy-five (75) days from the filing
thereof); an adjudication of bankruptcy or insolvency or an admission that it cannot meet its
financial obligations as they become due; or the appointment or a receiver or trustee for all or
substantially all of the assets of Tenant;
(c) A transfer by Tenant in fraud of creditors or an assignment for the benefit of creditors;
(d) Any act which results in a lien being filed against the Premises and is not discharged as
provided in Section 4.3;
(e) The liquidation, termination, or dissolution of Tenant, or if Tenant is a natural person,
the death of Tenant; and;
(f) Failure to cure a breach of any non-monetary provision of this Lease within thirty (30)
days after written notice thereof to Tenant; provided, however, that if such default reasonably
requires more than thirty (30) days to cure, Tenant shall have a reasonable time to cure the
default provided Tenant commences to cure within such thirty (30) day period and thereafter
diligently prosecutes such cure to completion.
8.2 REMEDIES. Upon the occurrence of any Event of Default by Tenant, Landlord shall
be entitled to the following remedies to the extent permitted by Applicable Laws:
(a) Landlord may terminate this Lease and dispossess Tenant;
(b) Landlord may, without terminating or canceling this Lease, declare all Rent to be paid
pursuant to this Lease for the remainder of the Term to be immediately due and payable, provided,
however, that Landlord shall only have the right to accelerate the Rent due under this Lease if
Tenant has failed to make at least two (2) months consecutive Base Rent payments and Tenant fails
to bring its account payment status current on or before the due date of its next Base Rent
payment, and Landlord may only collect from Tenant an amount of accelerated Rent equal to the
amount of Rent due for the lesser of: (i) the remainder of the Term; or (ii) a period of four (4)
years following the date which Landlord makes its claim for accelerated Rent (it being understood
that, if, following such four (4) year period (provided the Term has not so expired), Landlord
shall have the continuing right to so accelerate for the foregoing time period(s) until the Term
has so expired). Any claim by Landlord for accelerated Rent shall be in addition to, not in
substitution for, any other claim for Rent which has accrued as of the date Landlord makes the
claim for accelerated Rent and shall be discounted to present value as of the time of such
acceleration on the basis of a four (4%) percent per annum discount from the respective dates that
such amount should have been paid hereunder. Upon Landlords acceleration of the Rent as
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provided herein, and if Landlord shall have repossessed the Premises for the account of
Tenant, Landlord shall thereafter use reasonable efforts to mitigate Landlords damages hereunder
with respect to the Premises. Notwithstanding anything contained herein to the contrary, in the
event that Landlord re-lets the Premises for the remainder of the Term, then Landlords damages
shall be deemed to be the difference between the rent payable under the new lease for the remainder
of the Term (after the deduction of all reletting expenses, including, without limitation,
brokerage fees, free rental periods, attorneys and paralegals fees, build-out allowances, and all
other reasonable costs of reletting) and the entire accelerated Rent due for the remainder of the
Term, discounted to present value as provided above, which amount shall be immediately due and
payable by Tenant as and for liquidated damages hereunder, whereupon, after the payment by Tenant
to Landlord of such amount and all other amounts due under this Lease, then Tenant shall thereafter
be released of all liability hereunder;
(c) Landlord may elect to repossess the Premises and to relet the Premises for Tenants
account, holding Tenant liable in damages for all expenses incurred in any such reletting and for
any difference between the amount of Rent received from such reletting and the amount due and
payable under the terms of this Lease; and
(d) Landlord may enter the Premises and take any actions required of Tenant under the terms of
this Lease, and Tenant shall reimburse Landlord on demand for any reasonable expenses that Landlord
may incur in effecting compliance with Tenants obligations under this Lease, and Landlord shall
not be liable for any damages resulting to Tenant from such action, so long as Landlord acts
reasonably.
The above remedies shall be cumulative and shall not preclude Landlord from pursuing any other
remedies permitted by law or in equity. Landlords election not to enforce one or more of the
remedies upon an Event of Default shall not constitute a waiver.
8.3 COSTS.
(a) Tenant shall pay to Landlord on demand all reasonable costs incurred by Landlord,
including reasonable attorneys fees and costs (whether or not suit is actually brought or whether
incurred in preparation for or at trial, on appeal, or in bankruptcy), incurred by Landlord in
enforcing any of the obligations of Tenant under this Lease. In addition, upon any Event of
Default by Tenant, Tenant shall also be liable to Landlord for the expenses to which Landlord may
be put in re-entering the Premises, reletting the Premises, and putting the Premises into the
condition necessary for such reletting (including reasonable attorneys fees and disbursements,
marshalls fees, and brokerage fees, in so doing), and any other expenses reasonably incurred by
Landlord.
(b) Landlord shall pay to Tenant on demand all reasonable costs incurred by Tenant, including
reasonable attorneys fees and costs (whether or not suit is actually brought or whether incurred
in preparation for or at trial, on appeal, or in bankruptcy), incurred by Tenant in enforcing any
of the obligations of Landlord under this Lease.
(c) Notwithstanding the foregoing or anything to the contrary contained in this Lease, in the
event of any litigation between Landlord and Tenant arising out of this Lease or Tenants
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use and occupancy of the Premises, the prevailing party shall be entitled to recover its costs
and expenses incurred in such litigation, including reasonable attorneys fees (whether or not suit
is actually brought or whether incurred in preparation for or at trial, on appeal, or in
bankruptcy).
8.4 WAIVER. No delay or omission by Landlord or Tenant in exercising a right or
remedy shall exhaust or impair the same or constitute a waiver of, or acquiescence to, a default.
8.5 DEFAULT BY LANDLORD. In the event of any default by Landlord, Tenant shall have
all remedies available at law or in equity, but prior to any exercise of any remedy, Tenant will
give Landlord written notice specifying such default with particularity, and Landlord shall have a
period of thirty (30) days following the date of such notice in which to cure such default;
provided, however, that if such default reasonably requires more than thirty (30) days to cure,
Landlord shall have a reasonable time to cure the default provided Landlord commences to cure
within such thirty (30) day period and thereafter diligently prosecutes such cure to completion.
Unless and until Landlord fails to cure such default in accordance with the foregoing sentence,
Tenant shall not have any remedy or cause of action by reason thereof. Notwithstanding anything
contained herein to the contrary, Tenants remedies hereunder shall not include termination unless
Landlords default (after the expiration of the foregoing notice and cure period) results in a
construction eviction pursuant to and in accordance with the requirements of Florida law.
In addition, if there is an interruption in an essential Building service (such as elevators,
electricity, or HVAC), and such interruption (i) is caused by the negligence or willful misconduct
of Landlord, its agents, employees, or contractors, and (ii) renders all or any portion of the
Premises untenantable, and (iii) continues for a period of seven (7) consecutive days after
Landlords receipt of written notice from Tenant, then so long as the correction of the problem is
within Landlords reasonable control, Tenant shall be entitled to an abatement of Base Rent for
each day that the Premises are untenantable with respect to the portion of the Premises that is
untenantable (provided, however that so long as one (1) passenger or freight elevator servicing
each Building is in working condition, then the Premises shall not be deemed to be untenantable as
regarding access in connection herewith).
8.6 NO PERSONAL LIABILITY OF LANDLORD. Notwithstanding any provision of this Lease,
Landlord shall not at any time have any personal liability under this Lease. In the event of any
breach or default by Landlord of any term or provision of this Lease, Tenant agrees to look solely
to the equity or interest then-owned by Landlord in the Premises, and in no event shall any
deficiency judgment be sought or obtained against Landlord. Notwithstanding the foregoing, if
Tenant has received a final, non-appealable judgment for damages against Landlord as a result of an
uncured default by Landlord under this Lease, and, despite Tenants use of all reasonable efforts
to levy against Landlords interest in the Premises, such judgment has nonetheless not been
satisfied within sixty (60) days after the date that the judgment became final and non-appealable,
then Tenant shall have the right to deduct the unpaid amount of such judgment against the Base Rent
to become due under this Lease (plus interest as set forth in the judgment), until fully credited.
8.7 TENANTS RIGHT TO CURE. Notwithstanding anything to the contrary contained in
this Section, if Landlord is in default of the terms and conditions of this Lease
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(including a breach of a representation) beyond any applicable cure or grace period (except
that, in the event of a bona fide emergency, Tenant is only required to give Landlord reasonable
notice under the circumstances), Tenant may cure such default and thereafter Landlord shall
reimburse Tenant for all reasonable costs and expenses incurred by Tenant which shall be payable as
a cash payment within thirty (30) days after written demand by Tenant. If Landlord fails to pay
such costs and expenses within such thirty (30) day period, Tenant may send a reminder notice to
Landlord, and if Landlord fails to pay within five (5) business days after receipt of the reminder
notice, then Tenant may deduct such costs and expenses from the installment(s) of Base Rent next
coming due (plus interest at the Default Interest Rate), until fully credited.
8.8 CONSEQUENTIAL DAMAGES. Under no circumstances will either party to this Lease be
entitled to seek or recover special, indirect, consequential, or punitive damages, or lost profits,
on account of default or breach hereunder.
9. PROTECTION OF LENDERS.
9.1 SUBORDINATION AND ATTORNMENT. Provided that the holder of any mortgage
encumbering the Premises or any ground or underlying lease delivers to Tenant a Subordination,
Non-Disturbance, and Attornment Agreement (SNDA) as described below, this Lease shall be subject
and subordinate at all times to the terms of such ground or underlying lease which now exists or
may hereafter be executed affecting the Premises under which Landlord shall claim, and to the liens
of such mortgage in any amount or amounts whatsoever now or hereafter existing encumbering the
Premises, and to all modifications, renewals, and replacements thereto. If Landlords interest in
the Premises is acquired by any ground lessor, mortgagee, or purchaser at a foreclosure sale or
transfer in lieu thereof, Tenant shall attorn to the transferee of or successor to Landlords
interest in the Premises and recognize such transferee or successor as Landlord under this Lease in
accordance with the applicable SNDA. Notwithstanding the foregoing, any mortgagee under any
mortgage shall have the right at any time to subordinate any such mortgage to this Lease on such
terms and subject to such conditions as the mortgagee in its discretion may consider appropriate.
Landlord represents and warrants to Tenant that, as of the Effective Date of this Lease, no
mortgages or ground leases encumber Landlords title to the Property.
Any subordination of this Lease to a mortgage or any ground lease shall be conditioned on
Tenant obtaining a SNDA from each and every mortgagee and ground lessor, such SNDA to be in form
and content reasonably acceptable to Tenant and the applicable mortgagee and ground lessor. Tenant
agrees that an acceptable form of SNDA is attached hereto and made a part hereof as Exhibit G.
Such form is not intended to be the only form that would be acceptable to Tenant and/or deemed to
be reasonable. Any such SNDA will include a provision to the effect that casualty and condemnation
proceeds will be utilized to the extent required in this Lease and not to pay down the applicable
loan to Landlord or for any other purpose, provided that (i) at the time that Landlord delivers the
applicable SNDA to Tenant: (x) Tenants net worth exceeds $150,000,000.00; and (y) no Event of
Default is then-continuing, and (ii) at the time of the casualty or condemnation, no Event of
Default is then-continuing.
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9.2 ESTOPPEL CERTIFICATES. Within fifteen (15) days of receipt of a written request
from Landlord, any lender or prospective lender of the Premises, Tenant shall deliver an estoppel
certificate, attaching a true and complete copy of this Lease, including all amendments relative
thereto, and certifying with particularity, among other things, (i) a description of any renewal or
expansion options, if any; (ii) the amount of Rent currently and actually paid by Tenant under this
Lease; (iii) that this Lease is in full force and effect as modified; (iv) whether Tenant is in
possession of the Premises; (v) stating whether Tenant or, to the best of Tenants actual knowledge
as of the date of execution of the estoppel certificate, Landlord, is in default under this Lease
and, if so, summarizing such default(s); and (vi) stating whether Tenant or, to the best of
Tenants actual knowledge as of the date of execution of the estoppel certificate, Tenant has any
offsets or claims against Landlord and, if so, specifying with particularity the nature and amount
of such offset or claim. Landlord shall deliver a similar estoppel certificate within fifteen (15)
days of receipt of a written request from Tenant, any lender or prospective lender of Tenant or any
permitted assignee or permitted subtenant of Tenant.
9.3 TENANTS FINANCIAL CONDITION.
(a) Within sixty (60) days after the end of each fiscal year, Tenant shall deliver to Landlord
a copy of Tenants audited financial statements for Tenants most recently completed fiscal year,
prepared by independent certified public accountants in accordance with generally accepted
accounting principles. The foregoing financial statements may also be required by Landlord from
any proposed assignee of Tenant, or from any proposed subtenant which will occupy more than 25,000
square feet of the Premises. Tenant represents and warrants to Landlord that each such financial
statement is a true and accurate statement in all material respects as of the date of such
statement and the same shall be similarly certified by the proposed assignee or subtenant, as
applicable. All financial statements shall be confidential and shall be used only for the purposes
set forth herein. Tenant or a proposed assignee of Tenant, or subtenant which will occupy more
than 25,000 square feet of the Premises shall not have any obligation to furnish the financial
statements set forth above in the event that the applicable party that would otherwise be required
to furnish such financial statements is a publicly traded company on a stock exchange which is
subject to regulation by the Securities and Exchange Commission and is current in all required
filings. If the financial statements to be provided herein are from a subsidiary, having a parent
as a publicly traded entity, then the financial statements that are delivered hereunder may be
prepared on a consolidated basis with the parent entity, so long as financial statements from the
subsidiary are not otherwise available and are prepared on a consolidating basis.
(b) If at any time during the Term Tenant does not have a long-term credit rating of both (i)
Baa3 or higher by Moodys Investors Service (Moodys) (or its equivalent, if Moodys revises its
credit ratings), and (ii) BBB- or higher by Standard & Poors Rating Group (Standard & Poors)
(or its equivalent, if Standard & Poors revises its credit ratings), then Tenant shall deliver, or
cause to be delivered to Landlord, a security deposit in the amount of four (4) months of Base Rent
at the monthly Base Rent payable for the first year of the Term. The security deposit shall, at
Tenants sole option, either be (i) a cash deposit to be held in escrow by a third party escrow agent pursuant to an escrow agreement reasonably acceptable to the parties, or
(ii) in the form of a Letter of Credit, which Letter of Credit shall be in a form reasonably
acceptable to Landlord.
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10. TELECOMMUNICATIONS.
(a) Tenant acknowledges and agrees that all telephone and telecommunications services desired
by Tenant shall be ordered and utilized at the sole expense and discretion of Tenant. Tenants
telecommunications equipment, wires, conduit, and cabling (collectively, Tenants
Telecommunications Equipment) shall be installed and operated in accordance with Applicable Laws
(including, without limitation, those of the Federal Communications Commission (FCC), the
Occupational Safety and Health Administration (OSHA), and the Federal Aviation Administration
(FAA)), and Tenant, at its expense, shall obtain all permits, licenses, variances,
authorizations, and approvals that may be required in order to install and operate Tenants
Telecommunications Equipment. Landlord shall have no responsibility for the maintenance of
Tenants Telecommunications Equipment or for any infrastructure to which Tenants
Telecommunications Equipment may be connected. Tenant agrees that, to the extent any such service
is interrupted, curtailed, or discontinued from any cause whatsoever, except to the extent caused
by the negligence or willful misconduct of Landlord or its agents, employees, or contractors,
Landlord shall have no obligation or liability with respect thereto and it shall be the sole
obligation of Tenant at its expense to obtain substitute service.
(b) Any and all Tenants Telecommunications Equipment installed in the Buildings by or on
behalf of Tenant shall be removed prior to the expiration or earlier termination of the Term, by
Tenant at its sole cost. Landlord and Tenant shall have the right to agree, however, prior to the
expiration or earlier termination of the Term, for Tenant to abandon and leave in place, without
additional payment to Tenant or credit against Base Rent or Additional Rent, any and all Tenants
Telecommunications Equipment and related infrastructure, or selected components thereof.
(c) Notwithstanding anything contained in this Lease to the contrary, Tenant shall have the
exclusive right to install, maintain, and remove on the roofs of the Buildings satellite dishes or
other similar devices, such as antennae, for the purpose of receiving and sending radio,
television, computer, telephone, or other communication signals (and including the installation of
all necessary cables, wires, and transformers), together with the right to the use of the conduits,
pipes, risers, and shafts within the Buildings for the installation of cables, wiring, and other
equipment therein in connection with the operation of all such devices (the foregoing facilities
that are installed by or on behalf of Tenant are hereby called the Tenants Rooftop Communications
Equipment, which shall be deemed to include such similar equipment to be installed by any
sublessee, provided, however, that, in no event may Landlord or Tenant allow any third parties
(e.g., subtenants and licensees) to utilize the roof of the Buildings for the installation,
maintenance, and operation of Tenants Rooftop Communication Equipment or other similar equipment,
other than bona fide subtenants not primarily engaged in the business of telecommunications and
occupying all or a portion of the interior of the Premises pursuant to a permitted sublease or a
sublease which has been approved by Landlord (and which sublease shall expressly include the right
to install Tenants Rooftop Communication Equipment or similar equipment), subject to Tenants
obligation to comply with all Applicable Laws and the Declaration with respect to the installation, maintenance, and operation of Tenants Rooftop
Communication Equipment or such other similar equipment. Tenant shall advise Landlord at least ten
(10) business days in advance of the planned installation of Tenants Rooftop
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Communications Equipment, and if required by Landlord, such installation shall be done by the roofing company
which provides the roof warranty for the Buildings and in such a manner so as to not invalidate
such warranty. Except to the extent caused by (i) the roofing company installing Tenants Rooftop
Communications Equipment if required by Landlord, and/or (ii) Landlord, its agents, or employees,
Tenant shall be responsible for any damage to the Buildings caused by installing or maintaining
Tenants Rooftop Communications Equipment. At the expiration or earlier termination of this Lease,
Tenant, at its expense, shall remove Tenants Rooftop Communications Equipment; provided, however,
Landlord and Tenant shall have the right to agree, prior to the expiration or earlier termination
of the Term, for Tenant to abandon and leave in place, without additional payment to Tenant or
credit against Base Rent or Additional Rent, any and all Tenants Rooftop Communications Equipment
and related components thereof. Any work required to restore the roof or any other part of the
Buildings or Property from any damage occasioned by the installation, maintenance, or removal of
Tenants Rooftop Communications Equipment shall be borne by Tenant. The installation, maintenance,
and removal of Tenants Communications Equipment shall be subject to the obligations imposed upon
Tenant in this Lease with respect to Tenants use and occupancy of the Premises; provided, however,
that there shall be no additional consideration due from Tenant with respect to the rights granted
to Tenant pursuant to this Section.
(d) Notwithstanding anything herein to the contrary, Landlord shall have no right to install,
maintain, and operate telecommunications equipment in the Buildings (including the rooftops
thereof), without Tenants prior written consent, which consent may be withheld in Tenants sole
and absolute discretion.
11. MISCELLANEOUS PROVISIONS.
11.1 LANDLORDS LIABILITY; CERTAIN DUTIES. As used in this Lease, the term Landlord
means only the current owner or owners of the fee title to the Premises or the leasehold estate
under a ground lease of the Premises at the time in question. Each landlord is obligated to
perform the obligations of Landlord under this Lease only during the time such landlord owns such
interest or title. Any landlord who transfers its title or interest is relieved of all liability
with respect to the obligations of Landlord under this Lease to be performed on or after the date
of transfer, provided that the transferee expressly assumes, in writing, all obligations of
Landlord arising from and after the date of transfer. However, each landlord shall deliver to its
transferee all funds previously paid by Tenant, if such funds have not yet been applied under the
terms of this Lease.
11.2 INTERPRETATION. The captions of the Articles or Sections of this Lease are to
assist the parties in reading this Lease and are not a part of the terms or provisions of this
Lease. Whenever required by the context of this Lease, the singular shall include the plural and
the plural shall include the singular. The masculine, feminine, and neuter genders shall each
include the other. This Lease will not be construed more or less favorably with respect to either
party as a consequence of this Lease or various provisions hereof having been drafted by one of the
parties hereto.
11.3 INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only
agreement between the parties pertaining to the lease of the Premises and no
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other agreements either oral or otherwise (including, without limitation, all prior agreements, proposals, letters
of intent and understandings), are effective and all are merged into the terms and provisions of
this Lease, unless otherwise expressly set forth herein. Without limiting the generality of the
foregoing, that certain Development Agreement dated October 30, 2006 between Tenant and Boca 11 B
LLC, Boca 11 C & D, and Boca 11 E & F LLC (affiliates of Landlord) is terminated and of no further
force or effect. All amendments to this Lease shall be in writing and signed by all parties. Any
other attempted amendment shall be void.
11.4 NOTICES. Any payment, notice, or document required or permitted to be delivered
by the terms of this Lease shall be delivered by overnight delivery service or sent by certified
mail, return receipt requested, addressed as follows:
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Landlords address
for notices:
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Boca 54 North LLC |
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c/o Codina Development Corporation |
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355 Alhambra Circle, Suite 900 |
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Coral Gables, Florida 33134 |
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Attention: Jose Hevia, President |
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with copies to:
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Codina Group, Inc. |
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355 Alhambra Circle, Suite 900 |
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Coral Gables, Florida 33134 |
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Attention: Kolleen O.P. Cobb, General Counsel |
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and |
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Boca 54 North LLC |
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c/o Teachers Insurance and Annuity |
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Association of America |
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730 Third Avenue |
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New York, NY 10017 |
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Attention: Harry St. Clair, Director |
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and |
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Boca 54 North LLC |
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c/o Teachers Insurance and Annuity |
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Association of America |
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8500 Andrew Carnegie Boulevard |
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Charlotte, North Carolina 28262 |
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Mail Stop: C3-08 |
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Attention: Suman Gera |
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and |
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Akerman Senterfitt |
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One Southeast Third Avenue, 28th Floor |
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Miami, Florida 33131 |
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Attention: Ronald A. Kriss, Esq. |
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Landlords address |
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for Rent payments:
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c/o Codina Development Corporation |
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355 Alhambra Circle, Suite 900 |
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Coral Gables, Florida 33134 |
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Attention: Accounting (Boca 54/Office Depot) |
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Tenants address |
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for notices prior |
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to occupancy:
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Office Depot, Inc. |
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2200 Old Germantown Road |
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Delray Beach, Florida 33445 |
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Attention: David C. Fannin, Executive Vice |
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President and General Counsel |
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with copies to:
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Office Depot, Inc. |
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2200 Old Germantown Road |
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Delray Beach, Florida 33445 |
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Attention: Stephen R. Calkins, Senior Managing Counsel |
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and |
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Proskauer Rose LLP |
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2255 Glades Road, Suite 340 West |
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Boca Raton, Florida 33431 |
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Attention: Christopher C. Wheeler, Esq. |
Notices to Tenant shall be delivered to the address above until Tenant occupies the Premises
for the conduct of business operations, after which the address of the Premises shall be Tenants
address for notice purposes. All notices shall be effective upon delivery or refusal of delivery.
Either party may change its notice address upon written notice to the other party, given in
accordance herewith by an authorized officer, partner, or principal.
11.5 STATUTORY RADON GAS NOTICE; INDOOR AIR QUALITY.
11.5.1 Radon Gas Notice. Section 404.056, Florida Statutes, requires the following
notice to be provided with respect to the contract for sale and purchase of any building, or a
rental agreement for any building: Radon is a naturally occurring radioactive gas that, when it
has accumulated in a building in sufficient quantities, may present health risks to persons who are
exposed to it over time. Levels of radon that exceed federal and state guidelines have been found
in buildings in Florida. Additional information regarding radon and radon testing may be obtained
from your county health department.
11.5.2 Indoor Air Quality.
(a) Except for conditions resulting from Landlords defective construction (which for purposes
of this Section is deemed to include Landlords failure to construct the Base Building in
accordance with the Base Building Plans or the Leasehold Improvements in accordance with the
Leasehold Improvement Plans (as such terms are defined in the Construction Addendum),
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including performance criteria for Building Systems as expressly set forth in the Base Building Plans),
Tenant shall be solely responsible to ensure that the air quality of the interior of the Buildings
will be suitable for the safe and healthy occupancy of Tenant, its employees, agents, contractors,
invitees, and visitors. Tenant shall have the right to perform its own air quality testing in the
interior of each Building.
(b) Except for conditions resulting from Landlords defective construction, Tenant, at its
sole cost and expense, shall: (i) maintain, operate, and repair the heating, ventilating, and air
conditioning system(s) serving each Building in accordance with the manufacturers specifications
and recognized industry standards for such equipment; and (ii) maintain the humidity level and the
air exchange rate within the interior of the Buildings at a level recommended by Applicable Laws
and recognized industry standards.
(c) If all or any part of the Premises requires repairs or replacements as a result of
Tenants failure to maintain indoor air quality as provided in subsection (b) above, then the work
required to remedy the situation will be performed by Tenant, at its sole cost and expense (except
if resulting from Landlords defective construction). Landlord shall have no liability to Tenant
or any of its employees, officers, agents, licensees, invitees, assignees, subtenants, contractors,
or subcontractors or any other occupant of any of the Buildings with respect to any air quality
issues and/or related claims (except if resulting from Landlords defective construction).
(d) Notwithstanding anything to the contrary contained herein, if Tenant fails to comply with
its obligations under this Section 11.5 and such failure continues for a period of thirty (30) days
after Tenants receipt of written notice from Landlord, then in addition to Landlords rights and
remedies under Section 8.2 hereof, Landlord shall have the right, but not the obligation, to
perform such remedial actions as may be necessary or required, as determined by Landlord in its
sole but reasonable discretion, and Tenant shall reimburse to Landlord the costs and expenses
incurred by Landlord in connection therewith within thirty (30) days after written demand by
Landlord, together with reasonable supporting documentation therefor. Notwithstanding the
foregoing, if the performance of such obligation by Tenant would reasonably require more than
thirty (30) days to complete, Tenant shall have a reasonable time to perform in order to cure such
default provided Tenant commences to cure within such thirty (30) day period and thereafter
diligently prosecutes such cure to completion.
11.6 WAIVERS. All waivers must be in writing and signed by the waiving party.
Landlords or Tenants failure to enforce any provision of this Lease, or Landlords acceptance of
Rent, shall not be a waiver and shall not prevent Landlord or Tenant, as applicable, from enforcing
that provision or any other provision of this Lease in the future. No statement on a payment check
from Tenant or in a letter accompanying a payment check shall be binding on Landlord unless
otherwise agreed to in writing by Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to the conditions of such statement
unless otherwise agreed to in writing by Landlord.
11.7 NO RECORDATION. Neither party shall record this Lease. However, simultaneously
with the execution of this Lease, the parties shall execute in recordable form a Memorandum of
Lease in the form attached hereto and made a part hereof as Exhibit E and Landlord shall, at its
expense, record such Memorandum in the Public Records of Palm Beach
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County, Florida. The Memorandum of Lease will not include a legal description of the Golf Course Parcel. Upon
Landlords acquisition of the Golf Course Parcel, the parties shall execute an amendment to the
Memorandum of Lease in recordable form and Landlord shall, at its expense, record such amendment in
the Public Records of Palm Beach County, Florida. If Contingency Plan No. 2 (as such term is
defined in Section 11.33) is implemented, then as part of the amendment to this Lease in connection
therewith as described in Section 11.33, the parties shall execute a termination of the recorded
Memorandum of Lease and execute a new Memorandum of Lease, and Landlord shall, at its expense,
promptly record such termination and new Memorandum in the Public Records of Palm Beach County,
Florida. Because Tenant has the right to terminate this Lease pursuant to Section 11.33,
simultaneously with the execution of this Lease, the parties shall execute in recordable form a
Termination of Memorandum of Lease and deliver the original thereof in escrow to Akerman Senterfitt
(Landlords attorneys). If Tenant elects to terminate this Lease pursuant to Section 11.33, then
upon Landlords receipt of Tenants termination notice, Landlord is authorized (without further
agreement or instrument or instruction) to cause the escrow agent to record such Termination of
Memorandum of Lease in the Public Records of Palm Beach County, Florida. Upon the recordation of
the amendment to the Memorandum of Lease following Landlords acquisition of the Golf Course
Parcel, or upon the recordation of a termination of the recorded Memorandum of Lease and recording
of a new Memorandum of Lease in connection with Contingency Plan No. 2, then unless otherwise
instructed in writing jointly by the parties, escrow agent shall destroy the Termination of
Memorandum of Lease being held in escrow. The escrow agents duties are purely ministerial, and
escrow agent shall not be liable to the parties hereto for any matter or thing arising out of the
performance by escrow agent of its obligations hereunder, except for gross negligence or willful
misfeasance. Escrow agent has served as counsel to Landlord in connection with the Lease, and in
the event of any dispute between the parties, escrow agent may continue to act as counsel to
Landlord.
11.8 PARTIAL INVALIDITY. If any provision of this Lease is held or rendered illegal
or unenforceable, it shall be considered separate and severable from this Lease and the remaining
provisions of this Lease shall remain in force and bind the parties as though the illegal or
unenforceable provision had never been included in this Lease.
11.9 FORCE MAJEURE. The performance by either party to this Lease of its obligations
(except the payment of Rent or other sums of money) shall be excused by delays attributable to
events beyond that partys reasonable control for a period of time that is sufficient for the party
to perform its obligations after the cessation of the Force Majeure event acting in a diligent,
commercially reasonable manner. Events beyond a partys control include, but are not limited to,
acts of the other party, acts of nature, war, terrorism, government regulation or restriction in
the nature of a moratorium, act of the public enemy, industry-wide inability to secure materials
through ordinary sources by reason of unforeseeable shortages or governmental order, earthquake, tropical storm, hurricane, tornado, civil commotion, labor disputes,
strikes, fire, flood or other casualty, failure of power, shortages of labor or material,
government regulation or restriction (including extraordinary delay in the issuance of any permit),
and inclement weather conditions (such events shall individually and collectively be referred to
herein as Force Majeure). Events beyond a partys control shall not include changes in economic
or market conditions, or financial or internal problems of the non-performing party, or ordinary
weather conditions. For purposes of this Section, inclement weather conditions shall
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mean and refer to inclement weather that exceeds the normally expected inclement weather in the area of the
Premises based on a 15-year moving average of climate data maintained by the National Atmospheric
and Oceanic Administration. A day shall only be considered lost due to inclement weather if (a)
precipitation exceeds 1/10th inch in any 24-hour period, or (b) the high temperature for the day is
less than 30 degrees F, or (c) the high temperature for the day exceeds 100 degrees F, or (c) the
area in which the Premises is located is under a tropical storm or hurricane warning or has been
affected by a tropical storm or hurricane warning (regardless of the actual amount of rainfall).
Should a party encounter more lost days in a month due to inclement weather than predicted by the
monthly moving average, the party shall promptly prepare and submit to the other party a notice of
extension of the time to complete its obligations under this Lease after the cessation of the
inclement weather conditions. Such partys notice shall include reasonable documentation (i)
supporting such partys position that it encountered greater than average inclement weather for the
month, and (ii) that the inclement weather affected such partys ability to complete its
obligations to perform in accordance with the terms of this Lease. This Section 11.9 shall not
apply to the Construction Addendum.
11.10 EFFECTIVENESS. Submission or preparation of this Lease by Landlord shall not
constitute an offer by Landlord or option for the Premises, and this Lease shall constitute an
offer, acceptance, or contract only as expressly specified by the terms of this Section. If Tenant
executes this Lease first, such action shall constitute an offer to Landlord, which may be accepted
by Landlord by executing this Lease within ten (10) business days after Landlords receipt, and
once this Lease is so executed by Landlord and an original is received by Tenant, such offer may
not be revoked by Tenant and this Lease is then a binding contract. If Landlord executes this
Lease first, such action shall constitute an offer to Tenant, which may be accepted by Tenant only
by delivery to Landlord of a fully executed original of this Lease within ten (10) business days
after receipt thereof, provided that if any party makes any material or minor alteration of any
nature whatsoever to any of said documents, then such action shall merely constitute a
counteroffer, which the other party may, at its election, accept or reject. Notwithstanding that
the Term Commencement Date may occur and the Term and Rent payments may commence after the date of
execution of this Lease, upon delivery and acceptance of this Lease in accordance with the terms of
this Lease, this Lease shall be fully effective, and in full force and effect and valid and binding
against the parties in accordance with, but on and subject to, the terms and conditions of this
Lease. Terms used throughout this Lease referring to the date that this Lease has been executed or
computing a date after or otherwise referring to the execution of this Lease, shall be deemed to
mean a date that this Lease becomes effective pursuant to the provisions of this Section.
11.11 AUTHORITY.
(a) As a material inducement to Landlord to enter into this Lease, Tenant (and, individually
each party executing this Lease on behalf of Tenant), intending that Landlord rely thereon,
represents and warrants to Landlord that:
(i) Tenant and the party or parties executing on behalf of Tenant are fully and properly
authorized to execute and enter into this Lease on behalf of Tenant and to deliver this Lease to
Landlord;
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(ii) This Lease constitutes a valid and binding obligation of Tenant, enforceable against
Tenant in accordance with the terms of this Lease;
(iii) Tenant is duly organized, validly existing and in good standing under the laws of the
state of Tenants organization and has full power and authority to enter into this Lease, to
perform Tenants obligations under this Lease in accordance with the terms of this Lease, and to
transact business in the state in which the Premises are located; and
(iv) The execution of this Lease by the individual or individuals executing this Lease on
behalf of Tenant, and the performance by Tenant of Tenants obligation under this Lease, have been
duly authorized and approved by all necessary corporate action, and the execution, delivery, and
performance of this Lease by Tenant is not in conflict with Tenants bylaws or articles of
incorporation, and other charters, agreements, rules or regulations governing Tenants business as
any of the foregoing may have been supplemented or amended in any manner.
In connection with the foregoing, simultaneously upon execution of this Lease, Tenant shall
deliver to Landlord a Certificate executed by the secretary or assistant secretary of Tenant which
certifies that Tenant has received all necessary corporate approvals to enter into and perform this
Lease and to perform Tenants obligations hereunder and contains an incumbency certificate for the
person authorized to sign on behalf of Tenant.
(b) As a material inducement to Tenant to enter into this Lease, Landlord (and, individually
each party executing this Lease on behalf of Landlord), intending that Tenant rely thereon,
represents and warrants to Tenant that:
(i) Landlord and the party or parties executing on behalf of Landlord are fully and properly
authorized to execute and enter into this Lease on behalf of Landlord and to deliver this Lease to
Tenant;
(ii) This Lease constitutes a valid and binding obligation of Landlord, enforceable against
Landlord in accordance with the terms of this Lease;
(iii) Landlord is duly organized, validly existing and in good standing under the laws of the
state of Landlords organization and has full power and authority to enter into this Lease, to
perform Landlords obligations under this Lease in accordance with the terms of this Lease, and to
transact business in the state in which the Premises are located; and
(iv) The execution of this Lease by the individual or individuals executing this Lease on
behalf of Landlord, and the performance by Landlord of Landlords obligation under this Lease, have
been duly authorized and approved by all necessary company action, and the execution, delivery, and
performance of this Lease by Landlord is not in conflict with Landlords bylaws or articles of
organization, and other charters, agreements, rules or regulations governing Landlords business as
any of the foregoing may have been supplemented or amended in any manner.
In connection with the foregoing, simultaneously upon execution of this Lease, Landlord shall
deliver to Tenant a Certificate executed by the secretary or assistant secretary of Landlord
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which certifies that Landlord has received all necessary company approvals to enter into and perform this
Lease and to perform Landlords obligations hereunder and contains an incumbency certificate for
the person authorized to sign on behalf of Landlord.
11.12 FLORIDA LAW; DISPUTES.
(a) This Lease shall be governed by the laws of the State of Florida, without regard to
conflict of laws principles. In the event the parties are unable to resolve any dispute or claim
to a satisfactory resolution as provided in subparagraph (b), below, the parties agree that the
exclusive jurisdiction to hear and determine any claims or disputes between the parties arising out
of or related to this Lease shall be in a state or federal court located in Palm Beach County,
Florida. The parties expressly submit and consent in advance to such jurisdiction in any action or
suit commenced in such courts, and each party hereby waives any objection that it may have based
upon lack of personal jurisdiction, improper venue, or forum non conveniens. In any such
proceedings, trial by jury is waived as provided in Section 11.32, below.
(b) Each party commits that in the event a dispute should arise under this Lease or relating
in any manner hereto (including, without limitation, a dispute under the Construction Addendum),
the parties shall first endeavor to resolve their dispute by good faith negotiations between or
among the parties. If the parties are unable to resolve their dispute within ten (10) business
days (the Dispute Negotiation Period), then the matter shall be reviewed by a senior level
executive of each party (in the case of Tenant, by a Vice President or higher). If these senior
officers are unable to resolve the matter within ten (10) business days after the Dispute
Negotiation Period (the Senior Level Review Period), then, prior to any litigation being filed,
the parties agree to attempt to mediate their dispute for a period of thirty (30) days following
the end of the Senior Level Review Period (the Mediation Period), using a third party mediator
who is neutral and independent of the parties to this Lease (the Mediator), such Mediator to be
jointly selected by Landlord and Tenant within seven (7) business days after the end of the Senior
Level Review Period. If the parties cannot agree on the Mediator within such time period, then
within five (5) days thereafter, each party shall select an independent mediator, and those two
mediators shall (within five (5) days) select the Mediator. Such mediation shall be conducted in
Palm Beach County, Florida. All mediation proceedings shall be confidential, and no information
exchanged in such mediation shall be discoverable or admissible in any litigation involving the
parties.
(c) If a party determines that a dispute presents such party with an extraordinary situation
that requires it to seek emergency equitable relief prior to the end of the Mediation Period, it
may seek emergency relief through formal legal proceedings.
11.13 COUNTERPARTS. This Lease may be executed in multiple counterparts, each
counterpart of which shall be deemed an original and all of which together shall constitute one and
the same instrument. If requested, the parties agree to follow-up counterpart execution with
signature pages signed by both parties.
11.14 HOLDING OVER. If Tenant remains in possession after the end of the Term without
Landlords consent and without having executed and delivered a new lease or an agreement extending
the Term, there shall be no tacit renewal of this Lease or the Term, and
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Tenant shall be deemed to be occupying the Premises from month to month at a monthly Rent payable in advance on the first day
of each month equal to 150% (for the first sixty (60) days) and 200% (for each month thereafter) of
the monthly amount of Rent payable during the last month of the Term, and otherwise upon the same
terms as set forth in this Lease, so far as they are applicable to a monthly tenancy. The
provisions of this Section shall survive the expiration of the Term or earlier termination of this
Lease.
11.15 TIME IS OF THE ESSENCE. Time is of the essence of this Lease and all provisions
contained herein.
11.16 APPROVAL OF PLANS AND SPECIFICATIONS. Except as otherwise expressly set forth
in this Lease or in the Construction Addendum, neither review nor approval by or on behalf of
Landlord of any Tenants plans for Leasehold Improvements nor any plans and specifications for any
Tenant alterations or any other work shall constitute a representation or warranty by Landlord, any
of Landlords members, the managing agent of the Premises, or any of their respective agents,
partners, or employees that such plans and specifications either (i) are complete or suitable for
their intended purpose, or (ii) comply with Applicable Laws, it being expressly agreed by Tenant
that neither Landlord, nor any of Landlords members, nor the managing agent of the Premises, nor
any of their respective agents, partners, or employees assume any responsibility or liability
whatsoever to Tenant or to any other person or entity for such completeness, suitability, or
compliance.
11.17 RELATIONSHIP. Landlord and Tenant disclaim any intention to create a joint
venture, partnership, or agency relationship.
11.18 BROKERS FEE. Each of Landlord and Tenant covenants, represents, and warrants
that each had no dealings or negotiations with any broker or agent other than Codina Realty
Services, Inc.· ONCOR (Landlords Broker). Landlord shall pay any commission due to
Landlords Broker pursuant to a separate agreement between Landlord and Landlords Broker.
Landlord agrees to indemnify and hold harmless Tenant against any loss, liability, or expense
(including reasonable attorneys fees and costs) arising out of claims for fees or commissions from
anyone claiming through or under Landlord in connection with the lease of the Premises, including,
without limitation, Landlords Broker. Tenant agrees to indemnify Landlord against any loss,
liability, or expense (including reasonable attorneys fees and costs) arising out of claims for
fees or commissions from anyone claiming through or under Tenant in connection with the lease of
the Premises (and without limiting the generality of the foregoing, Tenant is responsible to pay
(and to indemnify and hold harmless Landlord as set forth herein from and against) any fees or
commissions payable to Cushman & Wakefield of Florida, Inc. or its affiliates).
11.19 RIDERS AND EXHIBITS. All Riders, Addenda, and Exhibits attached hereto and
referenced herein shall be deemed to be a part hereof and are hereby incorporated.
11.20 TENANT ASSIGNMENT.
(a) Tenant will not assign this Lease, in whole or in part, or sublease the Premises, in whole
or in part, without the prior written consent of Landlord, which consent will not be unreasonably
withheld, delayed, or conditioned, and in no event will Tenant be released from
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any obligation or liability under this Lease following any such assignment or sublease. No sublessee of the Premises
or any portion thereof, may further assign or sublease its interest in the Premises or any portion
thereof, without Landlords consent as provided above (if required). All reasonable legal fees and
expenses incurred by Landlord in connection with the review by Landlord of Tenants requested
assignment or sublease pursuant to this Section (including, without limitation, the preparation
and/or review of any documentation) will be paid by Tenant within thirty (30) days of invoice for
payment thereof, as Additional Rent. Landlord shall either approve or disapprove of a proposed
assignment or sublease requiring Landlords consent within ten (10) business days after receipt of
Tenants written request for consent, together with sufficient written evidence of the financial
condition and creditworthiness of such proposed assignee or sublessee. If Landlord fails to
respond to Tenants initial written request, then Tenant shall provide Landlord a written reminder
notice with respect thereto. If Landlord fails to respond within two (2) business days after
receipt of such reminder notice (and provided that Tenant has provided to Landlord all information
reasonably requested by Landlord in connection therewith), then Landlords consent shall be deemed
to be granted.
(b) Landlord shall be entitled to receive fifty (50%) percent of the net profits arising out
of an assignment or sublease (other than an Exempt Transfer), such net profits to be determined by
subtracting all Base Rent and Additional Rent due from Tenant with respect to the time period and
square footage applicable to the assignment or sublease, plus the reasonable and customary
brokerage fees, reasonable attorneys fees, reasonable and customary costs of alterations, and all
other reasonable costs and expenses incurred by Tenant pursuant to such assignment or sublease,
from the total consideration to be paid by the transferee. Bona fide consideration relating to
non-rental items such as goodwill will not be considered part of the consideration paid by the
transferee in determining whether there are net profits.
(c) Notwithstanding anything to the contrary contained in this Lease, Tenant may assign this
Lease or sublet all or any portion of the Premises from time to time, without Landlords consent
(an Exempt Transfer), to any Affiliate of Tenant or successor of Tenant resulting from a merger
or consolidation of Tenant, or as a result of a sale by Tenant of all or substantially all of its
assets or stock, provided that no such transfer shall relieve Tenant from any liability under this
Lease, whether accrued to the date of such transfer or thereafter accruing. In addition, any
change in the controlling interest in the stock of Tenant as a result of any transfer of the
capital stock of Tenant by persons or parties through the over-the-counter market or through any
recognized stock exchange or through a tender offer, shall not be deemed to be a transfer requiring Landlords consent. Landlord shall not be entitled to receive any
portion of the excess rent as described above arising out of an assignment or sublease not
requiring Landlords consent.
(d) Except with regard to Exempt Transfers, Landlord shall have the right to recapture any
space proposed by Tenant to be assigned or sublet once Tenant has transferred an aggregate total of
180,000 Rentable Square Feet of the Premises (excluding square footage that that has been
transferred pursuant to (x) an Exempt Transfer and (y) a sublease with a term of three (3) years or
less including renewal options) (the Recapture Threshold). Once Tenant has entered into
assignment and/or sublease transactions for square footage meeting the Recapture Threshold, then
for any such transaction thereafter (other than (i) an Exempt Transfer or (ii) a sublease with a
term of three (3) years or less including renewal options), Tenant shall give
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Landlord thirty (30) days prior written notice of the proposed transaction, and within such thirty (30) day period,
Landlord shall have the right to recapture the space that is the subject of the proposed
transaction by giving Tenant written notice thereof; provided, however, if Landlord notifies Tenant
that Landlord elects to exercise this recapture right, Tenant may, within ten (10) business days of
its receipt of Landlords recapture notice, notify Landlord that Tenant is rescinding the proposed
assignment or sublease, in which case Landlords recapture notice shall be void. If Landlord
recaptures any portion of the Premises, then Tenant acknowledges and agrees that any tenants which
lease any such recaptured space from Landlord shall have the right: to utilize the parking areas;
to access their leased premises through the other portions of the applicable Building such as
lobbies and elevators (subject to Tenants security procedures and protocols); for tenants leasing
more than 90,000 Rentable Square Feet, to maintain exterior signage; for tenants leasing more than
10,000 Rentable Square Feet, to utilize a portion of the roof of the Buildings in which their space
is located for communications equipment so long as such use does not interfere with Tenants use of
Tenants Rooftop Communications Equipment; and to have such other rights as are customarily granted
to major tenants renting comparably sized premises. Such use and access shall not constitute an
actual or constructive eviction of Tenant, in whole or in part, nor shall it entitle Tenant to any
abatement or diminution of Rent or relieve Tenant from any obligation under this Lease. If
Landlord recaptures any portion of the Premises, the Lease will terminate solely with respect to
the portion of the Premises so recaptured, and there shall be a proportionate refund from Landlord
of any Base Rent and Additional Rent paid for the recaptured portion for a period subsequent to the
effective date of the recapture.
11.21 LANDLORD ASSIGNMENT. Landlord will have the right to sell, transfer, or assign,
in whole or in part, its rights and obligations under this Lease and in the Premises. Any such
sale, transfer, or assignment will operate to release the transferor Landlord from any and all
liability under this Lease arising after the date of such sale, assignment or transfer, so long as
the transferee expressly assumes, in writing, all obligations of Landlord arising from and after
the date of transfer.
Notwithstanding the foregoing or anything to the contrary contained in this Lease, prior to
the Base Rent Commencement Date, Landlord may not transfer this Lease or sell the Premises or cause
a change of control, without the prior written consent of Tenant, which shall not be unreasonably
withheld, delayed, or conditioned; provided, however, so long as Codina Development Corporation
remains as the developer for Landlords development of the Premises, Tenants consent is not required for any assignment of Landlords interest in this Lease and
the Premises or a change of control to (i) an Affiliate, or (ii) a lender (or its nominee, or a
purchaser at a foreclosure sale) as a result the enforcement of remedies in a financing by Landlord
for which Tenant is getting an SNDA, or (iii) a Qualified Transferee, as defined in Exhibit H,
attached hereto and made a part hereof.
11.22 AFFILIATE. For purposes of this Lease, Affiliate means a person or
entity which controls, is in common control with, or is controlled by, another person
or entity. For the purposes of this definition, the term control means (a) legal or
beneficial ownership of fifty-one (51%) percent or more of the voting interests of an
entity, or (b) the possession, directly or indirectly, of the power to direct or cause
the direction of the management or policies of a person or entity, whether through the
ownership of voting securities, by contract, or otherwise.
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11.23 ACCESS. Access to the Premises shall be available to Tenant 24 hours per day, 7
days per week, 365 days per year, subject to Force Majeure.
11.24 REASONABLENESS. Wherever in this Lease the consent or approval of either
Landlord or Tenant is required, such consent or approval shall not be unreasonably withheld,
delayed, or conditioned, unless this Lease expressly provides that such consent shall be in such
partys sole discretion. Whenever the provisions of this Lease allow Landlord or Tenant to perform
or not perform some act at their option or in their judgment, the decision of Landlord and Tenant
to perform or not perform such act must be reasonable.
11.25 SUCCESSORS. The terms, provisions, covenants, and conditions contained in this
Lease shall apply to, inure to the benefit of and be binding upon the parties hereto, and their
respective permitted successors and assigns.
11.26 REPRESENTATIONS OF LANDLORD.
Landlord represents and warrants to Tenant, as of the Effective Date, as follows:
(a) Subject to completion of the acquisition of the Golf Course Parcel, Landlord possesses
full power and authority to deal with the Property in all respects and no other party has any right
or option thereto or in connection therewith.
(b) There are no pending or, to the actual knowledge of Landlord, threatened condemnation or
annexation proceedings or actions affecting the Property.
(c) There are no pending or, to the actual knowledge of Landlord, threatened actions or legal
proceedings affecting the Property or Landlords interest therein which would have a material
adverse effect on Landlords ability to perform its obligations hereunder.
(d) Landlord has not received written notice of any unpaid special assessments for sidewalk,
water, paving, electrical or power improvements or other capital expenditures or improvements,
matured or unmatured, with respect to the Property.
(e) Landlord has not received any written notice of any violations of Applicable Laws or the
Declaration with respect to the Property which remains uncured and which would have a material
adverse effect on Landlords ability to perform its obligations hereunder.
(f) Except as may be set forth in the Permitted Exceptions, to the Landlords actual knowledge
there is not any survey or title matter which prohibits or restricts the Permitted Use.
(g) The zoning of the Property (except for the Golf Course Parcel) is LIRP under the City of
Boca Raton zoning code; and the zoning of the Golf Course Parcel is LIRP under the City of Boca
Raton zoning code.
11.27 OFAC/PATRIOT ACT. Tenant represents and warrants that (a) neither Tenant nor
any person or entity that directly owns a 10% or greater equity interest in it nor any of its
officers, directors, or managing members is a person or entity (each, a Prohibited Person) with
whom U.S. persons or entities are restricted from doing business under regulations of the Office
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of Foreign Asset Control (OFAC) of the Department of the Treasury (including those named on
OFACs Specially Designated and Blocked Persons List) or under any statute, executive order
(including Executive Order 13224 (the Executive Order) signed on September 24, 2001 and entitled
Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or
Support Terrorism), or other governmental action, (b) Tenants activities do not violate the
International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001 or the
regulations or orders promulgated thereunder (as amended from time to time, the Money Laundering
Act) (i.e., Title III of the Uniting and Strengthening America by Providing Appropriate Tools
Required to Intercept and Obstruct Terrorism Act of 2001 (the Patriot Act), and (c) throughout
the Term of this Lease, Tenant shall comply with the Executive Order, the Money Laundering Act, and
the Patriot Act.
In addition, unless readily available from a public source, upon Landlords request from time
to time, Tenant will provide Landlord with the names and addresses of all (i) shareholders holding
a 10% interest or greater interest in Tenant, and (ii) officers, directors, and managing members.
11.28 WAIVER OF LIENS. Landlord hereby waives any statutory and common law liens for
rent (other than judgment liens) and/or with respect to Tenants property located at the Premises
from time to time. Although such waiver is hereby deemed to be automatic and self-executing,
Landlord agrees to execute such instruments as may be reasonably required from time to time in
order to confirm such waiver, including, without limitation, such instruments required to
subordinate its statutory and common law lien to the lien of any institutional equipment lender or
lessor of Tenant.
11.29 RIGHT OF FIRST OFFER TO PURCHASE THE PREMISES.
(a) Landlord hereby grants to Tenant a right of first offer to purchase the entire Premises in
accordance with the terms set forth herein (the Right of First Offer), exercisable by Tenant as
follows: Landlord shall notify Tenant in writing if Landlord intends to place the Premises on the
market for sale to an unaffiliated third party (whether by sale of assets and/or sale of the equity
interests in the entity constituting Landlord) (Landlords Right of First Offer Activation
Notice). Landlords Right of First Offer Activation Notice will include the proposed purchase
price (provided that, if Landlord intends to place the Premises on the market for sale without a
specified asking price, then Landlord is not required to provide a proposed purchase price). In
any event, by written notice delivered to Landlord within twenty (20) days after receipt of
Landlords Right of First Offer Activation Notice (Tenants Right of First Offer Exercise
Deadline), Tenant may elect to pursue negotiations for the purchase of the Premises (Tenants
Right of First Offer Exercise Notice).
(b) If Tenant fails to deliver Tenants Right of First Offer Exercise Notice by the expiration
of Tenants Right of First Offer Exercise Deadline, then Landlord shall provide Tenant a written
reminder notice with respect thereto. If Tenant fails to respond within two (2) business days
after receipt of such reminder notice, then the Right of First Offer shall be deemed to be waived
by Tenant and of no further force or effect, except as otherwise expressly set forth below.
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(c) If Tenant timely delivers the Tenants Right of First Offer Exercise Notice, then Landlord
and Tenant shall, within five (5) business days, enter into good faith negotiations for the
purchase of the Premises by Tenant, on terms and conditions satisfactory to the parties in their
sole good faith discretion (provided, however, that (i) Tenant shall not be entitled to any
inspection period or other so-called free-look; instead, Tenant shall conduct any desired due
diligence within the Negotiation Period (as hereinafter defined), Tenant shall be responsible to
repair any damage caused by any inspection of the Premises, and the indemnification provisions of
this Lease shall apply to any such due diligence inspections, and (ii) the closing shall take place
within forty-five (45) days after the date of the purchase agreement, and (iii) the purchase and
sale agreement will contain then-customary provisions for title and survey review, casualty and
condemnation, and seller representations, but taking into account that the Premises would be sold
to the occupant of the entire Premises).
(d) If, despite such good faith negotiations, the parties are unable to execute an agreement
for the sale and purchase of the Premises within thirty-five (35) days after the date of Tenants
Right of First Offer Exercise Notice (the Negotiation Period), for any reason whatsoever, except
as set forth in subsection (e)(ii), then Landlord shall have the right to sell the Premises to any
entity at any price. In addition, Tenant shall execute, within ten (10) days after the expiration
of the Negotiation Period, an instrument in recordable form in order to evidence that Landlord and
Tenant were unable to reach an agreement. During the Negotiation Period, Landlord will not solicit
any offers or proposals, or enter into negotiations, letters of intent, or sales contracts with any
third party with respect to the sale of the Premises. In addition, if the parties do not reach an
agreement and Landlord then places the Premises on the market for sale, nothing shall be deemed to
prohibit Tenant from submitting an offer in accordance with the procedures as may be applicable to
Landlords offering, which Landlord will evaluate together with any other offers that Landlord may
receive for the purchase of the Premises.
(e) The Right of First Offer shall not commence until the Base Rent Commencement Date (the
ROFO Commencement Date). To avoid ambiguity, if Landlord enters into a sale agreement in
accordance with Section 11.21, above prior to the ROFO Commencement Date, but the closing
thereunder does not take place until after the ROFO Commencement Date, such closing may proceed and
Landlord is not required to activate the Right of First Offer for such transaction. Following the
ROFO Commencement Date, the Right of First Offer shall continue to apply to Landlord and its
successors until the fifth (5th) anniversary of the ROFO Commencement Date. After the
fifth (5th) anniversary of the ROFO Commencement Date, Landlord shall have the absolute
and unfettered right to sell the Premises free of the Right of First Offer, subject to the notice
provisions provided herein.
(f) Notwithstanding anything contained herein to the contrary, Tenant shall not be permitted
to exercise the Right of First Offer while in default of this Lease beyond any applicable cure or
grace period.
(g) Notwithstanding anything contained herein to the contrary, the Right of First Offer shall
not be applicable to any direct or indirect transfers (i) by Landlord to a mortgagee or its nominee
in connection with a transfer of Landlords interest pursuant to a foreclosure or transfer in lieu
thereof or a purchaser at a foreclosure sale, and/or (ii) to or among any legal entity that is an
affiliate, subsidiary, or parent of Landlord or Landlords partners, members, or
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shareholders, or a legal entity controlled by Landlord into or with which Landlord may be
merged or consolidated (except if the primary purpose of the merger or consolidation is to
circumvent Tenants right of first offer and transfer the Premises to an unaffiliated third party),
and/or (iii) to any entity controlled by (A) TIAA-CREF, its successors or assigns or (B) any other
pension fund or investment fund managed or advised by TIAA-CREF (or any successor thereto by merger
or acquisition).
(h) From and after such time as Tenants Right of First Offer is of no further force or effect
(through waiver or otherwise), then Landlord hereby agrees to use reasonable efforts to notify
Tenant if Landlord elects to market the Premises for sale to an unrelated third party, and Tenant
may elect to submit an offer in accordance with the procedures as may be applicable to Landlords
offering, which Landlord will evaluate together with any other offers that Landlord may receive for
the purchase of the Premises. The provisions of this subparagraph are solely for notification
purposes only and shall not be deemed to impose any obligation upon Landlord to negotiate with or
otherwise sell the Premises to Tenant nor shall this subparagraph impose upon Landlord any
obligation to wait any period of time after giving such notice to Tenant before entering into
negotiations with another party for the sale of the Premises or the actual conveyance thereof. The
notice obligation set forth herein shall not be applicable to any transfers contemplated in
subparagraph (g), above. Landlord shall have no liability as a result of Landlords failure to
provide the notification to Tenant that is contemplated herein.
(i) The Right of First Offer is personal to the original Tenant executing this Lease (i.e.,
Office Depot, Inc.) (the Original Tenant), and not to any successors or assigns of the Original
Tenant; provided, however, any the Right of First Offer shall be applicable to any assignee of
Tenant pursuant to an Exempt Transfer.
11.30 PRESS RELEASES. Any media publication regarding this Lease or the transactions
contemplated hereby shall be subject to the joint approval of Landlord and Tenant. Except as
required by Applicable Laws and as specifically provided for in this Lease, Landlord and Tenant
agree that neither Landlord nor Tenant shall disclose the Rent amounts of this Lease to any person
other than their respective Affiliates, employees, members, partners, agents, attorneys, brokers,
or other consultants, or any current or prospective holder of any mortgage or voluntary lien on any
portion of the Premises or current or prospective ground lessor, or to a prospective purchaser, and
to the respective Affiliates, employees, partners, agents, attorneys, brokers, or other consultants
or the foregoing. Notwithstanding anything to the contrary contained in this Lease, any breach by
Landlord or Tenant of the provisions of this Section 11.30 shall not be a default under the terms
of this Lease but the non-defaulting partys sole remedy shall be to commence actions at law or in
equity for an injunction or to recover damages suffered by such party on account of the breach.
The foregoing does not restrict Landlord and Tenant from making such disclosures as may be required
under securities laws.
11.31 RENTS FROM REAL PROPERTY. Landlord and Tenant agree that all Rent payable by
Tenant to Landlord shall qualify as rents from real property within the meaning of both Sections
512(b)(3) and 856(d) of the Internal Revenue Code of 1986, as amended (the Code) and the U.S.
Department of Treasury Regulations promulgated thereunder (the Regulations). If Landlord
determines that there is any risk that all or part of any Rent shall not qualify as rents from real
property for the purposes of the Code and the Regulations, Tenant
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agrees to cooperate with Landlord (at Landlords expense) by entering into such amendment or
amendments as Landlord deems necessary to qualify all Rent as rents from real property, in form and
content reasonably acceptable to Tenant; provided, however, that any adjustments required pursuant
to this paragraph shall be made so as to produce the equivalent Rent (in economic terms) payable
prior to such adjustment.
11.32 WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT EACH HEREBY KNOWINGLY,
INTENTIONALLY, AND VOLUNTARILY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING, OR COUNTERCLAIM
BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF
OR IN ANY WAY CONNECTED WITH THIS LEASE.
11.33 Golf Course Parcel. Notwithstanding anything to the contrary contained in this
Lease, the parties acknowledge and agree that as of the Effective Date the Golf Course Parcel,
being a portion of the Property consisting of approximately 1.5 acres (adjacent to Lot B described
in Exhibit B hereto), is not owned by Landlord, but is instead owned by an unrelated
third party as part of a golf course. To facilitate construction of the Premises, Landlord and
Tenant agree that Landlord must seek to acquire the Golf Course Parcel. From and after the
Effective Date, Landlord will continue to pursue the acquisition of the Golf Course Parcel from the
title holder thereof, and, upon request, shall provide Tenant with written progress reports with
respect thereto. Landlord makes no guaranty that the Golf Course Parcel can or will be acquired.
Notwithstanding the foregoing, if Landlord fails to acquire title to the Golf Course Parcel
(together with (x) the release of that certain use restriction set forth in paragraph 1 of Exhibit
A-1 contained in that certain Special Warranty Deed recorded in Official Records Book 5161, Page
168 of the Public Records of Palm Beach County, Florida (the Arvida Deed) and (y) either (A) the
release of the architectural approval requirements set forth in paragraph 2 of Exhibit A-1 to the
Arvida Deed or (B) the architectural approval in accordance with such paragraph 2 of the plans for
the garage to be constructed by Landlord on the Golf Course Parcel as depicted in the Issued for
Permit Plans (provided, however, that provisions (x) and (y), above, shall only be operative so
long as Landlord has first made its best commercially reasonable efforts in good faith to obtain a
release and termination of all covenants and restrictions in the Arvida Deed)) on or before
December 15, 2006 (the Acquisition Deadline), then Tenant shall, in Tenants sole and absolute
discretion, have the right to elect any of the following options upon written notice to Landlord
delivered within five (5) business days after the expiration of the Acquisition Deadline (the
Contingency Plan No. 1 Deadline): (i) to terminate this Lease, whereupon Tenant shall pay
Landlord fifty (50%) percent of all costs incurred by Landlord in connection with the Lease and the
transaction contemplated hereby, including without limitation, design and development costs, but
not to exceed a total payment from Tenant in the sum of $2.5 million, as liquidated damages and not
as a penalty (it being agreed that Landlords actual damages for such termination are difficult and
impractical to ascertain, and the not-to-exceed $2.5 million sum is intended to be a reasonable
estimate for the amounts of damages that Landlord will suffer by reason of Tenants termination of
this Lease) and the parties shall be relieved of all further obligations hereunder (except as
specifically provided herein to survive the termination of this Lease); or (ii) to agree to an
alternate site plan (Contingency Plan No. 1), whereupon this Lease shall be based upon Landlord
constructing the Premises in accordance with the Contingency Plan No. 1, all of which is to be set
forth in an amendment to this Lease.
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Landlord and Tenant agree that they shall act in good faith from the Effective Date until the
Acquisition Deadline to develop a mutually acceptable alternate site plan which shall serve as
Contingency Plan No. 1, together with Base Building Plans and a Base Rent based on Contingency Plan
No. 1. In the event Landlord and Tenant have not agreed on an acceptable alternative site plan by
the Contingency Plan No. 1 Deadline, then, within ten (10) business days after the Contingency Plan
No. 1 Deadline (the Contingency Plan No. 2 Deadline), Tenant shall, in Tenants sole and absolute
discretion, have the right to relocate the Premises (Contingency Plan No. 2) to the property
located directly south of the Property and identified on Exhibit I attached hereto and
made a part hereof (the Relocation Property), whereupon this Lease shall be based upon the owners
of the Relocation Property (collectively, the Relocation Property Landlords) constructing the
Premises on the Relocation Property. In such event, the Construction Schedule, this Lease and the
Base Rent shall be modified to reflect appropriate delays in development of the Premises
attributable to the re-submission of the site plan and other applicable matters due to the
relocation of the Premises to the Relocation Property, all of which is to be set forth in an
amendment to this Lease. In connection with Contingency Plan No. 2, Landlord agrees to grant
Tenant an access easement over the south portion of the Property for ingress and egress between
Military Trail and the Relocation Property, in a location and upon terms to be mutually agreed upon
(all of which is to be set forth in the amendment to this Lease as executed by the Contingency Plan
No. 2 Deadline). In addition, the Relocation Property Landlords join in this Lease to agree and
confirm to Contingency Plan No. 2 (if exercised by Tenant as set forth above), and any provisions
in this Lease which may apply in order for this Lease to apply to the Relocation Property
Landlords, the Relocation Property and Contingency Plan No. 2, as well as to agree that from and
after the Effective Date of this Lease they will not solicit any offers or proposals, or enter into
negotiations, letters of intent, or leases or sales contracts with any third party with respect to
the leasing or sale of the Relocation Property (unless the transaction in question would relate to
a ground lease or sale as part of a headquarters lease for Tenant as contemplated by this Lease).
Notwithstanding the foregoing, this Section 11.33 shall terminate, and be null and void and of no
further force or effect, in the event that (a) Landlord acquires fee simple title to the Golf
Course Parcel (subject only to the Permitted Exceptions, as modified by paragraph 12 therein) and
provides evidence of such acquisition to Tenant, prior to the Acquisition Deadline or termination
of this Lease by Tenant as provided above, or (b) the parties enter into an amendment to this Lease
as provided above for either Contingency Plan No. 1 or Contingency Plan No. 2 (and upon such
termination of this Section 11.33, the parties shall enter into amendment to this Lease reflecting
the termination of this Section 11.33).
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IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the date first above
written.
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WITNESSES: |
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LANDLORD: |
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BOCA 54 NORTH LLC, a Delaware limited liability company |
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By: |
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Boca 54 Land Associates LLC, a Delaware
limited liability company, its Sole Member |
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Flagler Boca 54, LLC, a Florida
limited liability company, its
Managing Member |
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By:
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/s/ Jose Hevia |
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Name:
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Jose Hevia, Vice President |
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Name: |
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TENANT: |
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OFFICE DEPOT, INC., a Delaware corporation |
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/s/ David C. Fannin |
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Name:
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David C. Fannin, |
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Executive Vice President and
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EXHIBITS:
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Construction Addendum |
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Legal Description of Property |
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Base Rent |
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Qualified Transferees |
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RIDER:
Rider Number 1 Renewal Options
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JOINDER OF OWNERS OF RELOCATION PROPERTY
Agreed as to Section 11.33 of the Agreement:
BOCA 10 A & B LLC, a Delaware limited liability company
BOCA 10 C & D, a Delaware limited liability company
BOCA 11 A LLC, a Delaware limited liability company
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BOCA 54 LAND ASSOCIATES LLC, a
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Flagler Boca 54, LLC, a Florida
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/s/ Jose Hevia
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Jose Hevia, Vice President |
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EXHIBIT A
CONSTRUCTION ADDENDUM
CONSTRUCTION ADDENDUM FOR BASE BUILDING SHELL IMPROVEMENTS
AND LEASEHOLD IMPROVEMENTS
ATTACHED TO AND MADE A PART OF THE
LEASE BETWEEN BOCA 54 NORTH LLC,
AS LANDLORD, AND OFFICE DEPOT, INC., AS TENANT
ARTICLE I
CERTAIN DEFINITIONS
For the purposes of this Construction Addendum (the Addendum), unless the context otherwise
requires, the following terms will have the respective meanings assigned to them in this Article I
or the section or article referred to below:
1.1 Base Building or Base Buildings means a total of three (3) office
buildings and various special purpose facilities comprising a total square footage of approximately
624,000 square feet (such square footage to be finalized as part of the Base Building Plans
processes described below, and will be determined in accordance with the Standard Method for
Measuring Floor Area in Buildings published by the Building Owners and Managers Association
(ANSI/BOMA Z65.1-1996), together with the Base Building Systems, grading, drainage, site work,
parking structure, parking and landscaped areas, restrooms, lobbies, equipment rooms, atriums,
Building connectors, and related improvements to the foregoing to be built on the Property in
accordance with the Base Building Plans, all Legal Requirements, and the provisions of this
Addendum, and together with off-site improvements required for the Base Building by Governmental
Authority during the site plan approval process described in the Construction Schedule (as
hereinafter defined).
1.2 Base Building Architect means RLC Architects P.A., or such other firm (and their
consultants) which may hereafter be designated by Landlord and approved in writing by Tenant, which
approval shall not be unreasonably withheld, delayed, or conditioned, that are providing design or
consulting services required incident to the design and construction of the Base Building by the
Landlord. Landlord will provide a copy of the contract or other written agreement between Landlord
and the Base Building Architect promptly upon written request of Tenant.
1.3 Base Building Plans means the final, detailed working plans, specifications,
drawings, and construction documents (including, without limitation, mutually agreed-on performance
criteria) for the Base Building to be prepared and sealed by the Base Building Architect in
accordance with applicable Legal Requirements, and to be approved in writing by Landlord and Tenant
pursuant to this Addendum (and subject to approval by appropriate Governmental Authority to the
extent necessary to obtain all requisite building and other permits), and as such Base Building
Plans may be modified in accordance with this Addendum. Except as otherwise provided in this
Addendum, the Base Building Plans shall be based on the
Issued for Permit Plans, and the only permissible changes shall be those necessary to reflect
the three letters referred to in the definition of Issued for Permit Plans set forth below and
any changes requested by Governmental Authorities.
1.4 Base Building Systems means with respect to the Base Building: (a) the stairs
and elevators; (b) the HVAC, plumbing, and mechanical system; (c) the electrical, telephone,
telecommunication conduit, water, storm sewer and sanitary sewer utility systems and connections;
(d) the sprinkler and fire protection systems, life safety systems and lightning protection system;
and (e) the paving and other improvements for pedestrian and vehicular access and vehicular parking
(including, without limitation, structured parking if shown on Schedule 1), together with all
equipment, machinery, shafts, risers, flues, piping, wiring, ducts, ductwork, panels and
instrumentation, and other appurtenances relating to any or all of the foregoing, all as more
specifically set forth in the Base Building Plans.
1.5 Base Building Work means all construction work, services performed, or materials
provided to the Premises in connection with the construction of the Base Building pursuant to the
Base Building Plans.
1.6 City means the City of Boca Raton, Florida.
1.7 Construction Contract means any construction contract and/or construction
management agreement to be entered into by Landlord, as owner, for the construction and/or
management of construction of all or any part of the Base Building and any other improvements
expressly called for in the Base Building Plans. Landlord promptly shall provide Tenant complete
copies of all Construction Contracts upon written request of Tenant.
1.8 Construction Schedule means the design and construction schedule attached to and
made a part of this Addendum as Schedule 2, as may be updated by Landlord from time to time
upon written notice to Tenant, and the schedule of milestone dates attached to and made a part of
this Addendum as Schedule 2-A, as may be updated by Landlord from time to time upon written
approval by Tenant, which approval shall not be unreasonably withheld, conditioned or delayed. Any
delay in the deliveries required from the Leasehold Improvement Architect may be the basis for a
Tenant Delay.
1.9 Issued for Permit Plans means the plans and specifications listed in Schedule 1,
attached to and made a part of this Addendum, together with Tenants comments, requirements and
conditions relative to such plans as set forth in those certain letters dated August, 1, 2006,
October 4, 2006 and October 30, 2006, copies of the letters are also attached as part of
Schedule 1, and as such Issued for Permit Plans may be modified in accordance with this
Addendum. In the event of any conflict between the Base Building Plans and the Issued for Permit
Plans, the terms of the Base Building Plans shall control.
1.10 Excusable Delay means any actual delay in Substantial Completion of the Work
due to strikes, lockouts, or other labor or industrial disturbance (other than on the part of
employees of Landlord), terrorism, government regulation or restriction in the nature of a
moratorium, act of the public enemy, war, industry-wide inability to secure materials through
ordinary sources by reason of unforeseeable shortages or governmental order, earthquake, fire,
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tropical storm, hurricane, tornado, flood, or unusually inclement weather; provided, however,
that for purposes of this definition increased costs in building materials and/or Landlords or any
other persons lack of funds will not be deemed to be an Excusable Delay. Landlord shall use
commercially reasonable efforts to mitigate circumstances that could lead to Excusable Delay. For
purposes of this Section, unusually inclement weather shall mean and refer to inclement weather
that exceeds the normally expected inclement weather in the area of the Premises based on a 15-year
moving average of climate data maintained by the National Atmospheric and Oceanic Administration.
A day shall only be considered lost due to unusually inclement weather if the area in which the
Premises is located is under a tropical storm or hurricane warning or has been affected by a
tropical storm or hurricane warning (regardless of the actual amount of rainfall). Should Landlord
encounter more lost days in a month due to unusually inclement weather than predicted by the
monthly moving average, Landlord shall promptly give notice to Tenant of extension of the time to
complete its obligations under this Addendum after the cessation of the unusually inclement
weather. Landlords notice shall include reasonable documentation (i) supporting Landlords
position that it encountered unusually inclement weather for the month, and (ii) that the unusually
inclement weather affected Landlords ability to complete its obligations to perform in accordance
with the terms of this Addendum.
Should Landlord encounter what it considers an Excusable Delay, it shall be included in the
Construction Meeting Report as required in Section 4.3 hereof.
1.11 Final Completion of the Base Building means the completion of all Base Building
Work. Final Completion of the Base Building Work will be deemed to have occurred when all of the
following conditions have been satisfied (or waived in writing by Tenant): (a) completion of all
Punchlist Items for the Base Building Work (as hereinafter defined), (b) receipt by Tenant of
as-built plans for the Base Building pursuant to Article XI, (c) receipt by Tenant of all available
operations and maintenance manuals for the Base Building Work, (d) receipt by Tenant of all
available warranty documentation for the Base Building Work compiled in a commercially reasonable
manner, (e) completion of all Tenant training on the operation and maintenance of Base Building
Systems (and Tenant shall make its personnel available for such training at mutually convenient
times), and (f) receipt by Tenant of a copy of all final releases of lien from the General
Contractor. Landlord shall use commercially reasonable efforts to achieve Final Completion of the
Base Building Work not later than 90 calendar days following Substantial Completion of the Base
Building Work.
1.12 Final Completion of the Leasehold Improvement Work means the completion of all
Leasehold Improvement Work. Final Completion of the Leasehold Improvement Work will be deemed to
have occurred when all of the following conditions have been satisfied (or waived in writing by
Tenant): (a) completion of all Punchlist Items for the Leasehold Improvement Work (as hereinafter
defined), (b) receipt by Tenant of all available operations and maintenance manuals for the
Leasehold Improvements, (d) receipt by Tenant of all available warranty documentation for the
Leasehold Improvement Work compiled in a commercially reasonable manner, (e) completion of all
Tenant training on the operation and maintenance of the Leasehold Improvements (and Tenant shall
make its personnel available for such training at mutually convenient times), and (f) receipt by
Tenant of a copy of all final releases of lien from the Leasehold Improvement Contractor. Landlord
shall use commercially reasonable efforts to
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achieve Final Completion of the Leasehold Improvement Work not later than ninety (90) calendar
days following Substantial Completion of the Leasehold Improvement Work.
1.13 General Contractor means Centex Construction, LLC, or another general
contractor or construction manager selected by Landlord for the construction of the Base Building
and approved in writing by Tenant, which approval shall not be unreasonably withheld, delayed, or
conditioned.
1.14 Governmental Authority means any and all courts, boards, agencies, commissions,
offices, or authorities of any nature whatsoever of any governmental unit (federal, state, county,
district, municipal, city, or otherwise) whether now or hereafter in existence, which have
jurisdiction over the Base Building, the Premises and the Leasehold Improvements.
1.15 Late Date will have the meaning set forth in Section 6.1.
1.16 Late Period will have the meaning set forth in Section 6.1.
1.17 Lease means the Lease Agreement to which this Addendum is attached.
1.18 Leasehold Improvement Costs means the actual cost for permitting, constructing
and installing the Leasehold Improvements.
1.19 Leasehold Improvement Contractor means Centex Construction, LLC, or another
general contractor or construction manager selected by Landlord for the construction of the
Leasehold Improvements and approved in writing by Tenant, which shall not be unreasonably withheld,
delayed, or conditioned.
1.20 Leasehold Improvement Architect means Hellmunth Obata + Kassabaum, Inc., or
such other firm which may hereafter be designated by Tenant and approved in writing by Landlord,
which approval shall not be unreasonably withheld, delayed, or conditioned. During the progress of
the Work until Substantial Completion of the Base Building Work, Landlord agrees, at no cost to
Tenant, to provide the Leasehold Improvement Architect suitable temporary office space on site to
enable the Leasehold Improvement Architect to monitor the installation of the Leasehold
Improvements, which space shall be comparable to the space provided to the Base Building Architect.
Thereafter, space will be available, but as part of the Leasehold Improvement Costs.
1.21 Leasehold Improvement Construction Contract means any construction contract
and/or construction management agreement to be entered into by Landlord, as owner, for the
construction and/or management of construction of all or any part of the Leasehold Improvements and
any other improvements expressly called for in the Leasehold Improvement Plans. Landlord will
provide a copy of the Leasehold Improvement Construction Contract promptly upon written request of
Tenant. So long as Tenant has approved the Leasehold Improvement Construction Contract (which
approval shall not be unreasonably withheld, delayed, or conditioned), the Leasehold Improvement
Construction Contract shall provide that the Leasehold Improvement Contractor shall look only to
Tenant for payment of all amounts due thereunder, except to the extent such amounts have been paid
to Landlord.
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1.22 Leasehold Improvement Plans means the final, detailed working plans,
specifications, drawings, and construction documents for the Leasehold Improvements to be prepared
and sealed by the Leasehold Improvement Architect and approved, pursuant to the terms of this
Addendum, in writing by Landlord, Tenant and (only to the extent necessary to obtain all requisite
building and other permits) the appropriate Governmental Authority, as such Leasehold Improvement
Plans may be modified in accordance with this Addendum.
1.23 Leasehold Improvements means all leasehold improvements to be constructed
and/or installed in the Premises by Landlord as expressly set forth in the Leasehold Improvement
Plans.
1.24 Leasehold Improvement Work means all construction work, services performed, or
materials provided to the Premises in connection with the construction of the Leasehold
Improvements.
1.25 Legal Requirements means any and all judicial decisions, orders, injunctions,
writs, statutes, rulings, rules, regulations, permits, certificates, or ordinances of any
Governmental Authority in any way applicable to Landlord, Tenant, and/or the Premises, including,
but not limited to, any of the aforesaid dealing with the design, construction, ownership, use,
leasing, maintenance, service, operation, sale, exchange, or condition of real property, or zoning
or environmental or Americans with Disabilities Act matters in effect as of the date of final
approval of the Base Building Plans and the Leasehold Improvement Plans by the appropriate
Governmental Authority and continuing through Substantial Completion of the Work.
1.26 Premises will have the meaning set forth in the Lease.
1.27 Prime Rate the rate charged by banks in the United States as the prime rate
as published in the Wall Street Journal on the first working day of the month that any such payment
becomes due and unpaid.
1.28 Projected Completion Date of the Base Building Work means the projected date of
Substantial Completion of the Base Building Work which is August 28, 2008, subject to extension for
Excusable Delays, Tenant Delays, and agreed-on Tenants Building Changes.
1.29 Projected Completion Date of the Leasehold Improvement Work means the projected
date of Substantial Completion of the Leasehold Improvement Work which is October 20, 2008, subject
to extension for Excusable Delays, Tenant Delays, and agreed-on Tenants Leasehold Improvement
Changes. Upon Substantial Completion of the Base Building Work, the parties contemplate
Substantial Completion of the Leasehold Improvement Work to occur in three (3) phases on or before
the following dates: (i) for the northern most building (the North Building), September 15, 2008,
(ii) for the building (the Center Building) located between the North Building and the South
Building (as hereinafter defined), October 1, 2008, and (iii) for the southern most building (the
South Building), October 20, 2008. Prior to Substantial Completion of the Leasehold Improvement
Work as specifically pertaining to the Center Building and the South Building, as applicable, in
contemplation of Tenants phased move-in by building, (i) Tenant shall not unreasonably interfere
with Landlords work relative to achieving
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said Substantial Completion of the Leasehold Improvement Work, and (ii) Landlord shall not
unreasonably interfere with Tenants use of the Premises other than the Center Building and the
South Building, as applicable.
1.30 Projected Completion Date means the Projected Completion Date of either the
Base Building Work and/or the Leasehold Improvement Work, as applicable.
1.31 Punchlist Items for the Base Building Work means those elements of the Base
Building Work: (a) which are not complete at the time of Substantial Completion of the Base
Building Work, along with a schedule for the completion of each item, and (b) for which it may be
reasonably anticipated that the completion will occur within forty-five (45) days after Substantial
Completion of the Base Building Work, subject to extension for Excusable Delay. The Base Building
Architect will prepare a schedule of Punchlist Items for the Base Building Work upon Substantial
Completion of the Base Building Work, which schedule shall be reviewed and approved in writing by
Tenant and Landlord, which approval shall not be unreasonably withheld, delayed, or conditioned.
1.32 Punchlist Items for the Leasehold Improvement Work means those elements of the
Leasehold Improvement Work: (a) which are not complete at the time of Substantial Completion of the
Leasehold Improvement Work, along with a schedule for the completion of each item, (b) which
individually or in the aggregate, do not materially interfere with Tenants ability to take
occupancy of the Premises and to operate its business at the Premises without unreasonable
impediment or interference by reason of continuing of the Leasehold Improvement Work, and (c) for
which it may be reasonably anticipated that the completion will occur within thirty (30) days after
Substantial Completion of the Leasehold Improvement Work, subject to extension for Excusable Delay.
The Leasehold Improvement Architect will prepare a schedule of Punchlist Items for the Leasehold
Improvement Work upon Substantial Completion of the Leasehold Improvement Work, which schedule
shall be reasonably approved by Tenant and Landlord, which approval shall not be unreasonably
withheld, delayed, or conditioned.
1.33 Substantial Completion of the Base Building Work means the substantial
completion by Landlord of the construction of the Base Building Work, all as more specifically set
forth in the Base Building Plans, including, but not limited to, the construction and installation
of the Base Building Systems, in accordance with the Base Building Plans, all applicable Legal
Requirements, the Declaration, and this Addendum, in a good and workmanlike manner, and in
accordance with good construction and engineering practices, free from known material defects
(structural, mechanical, or otherwise), other than defects reflected in the schedule of Punchlist
Items for the Base Building Work. Without limiting the foregoing, Substantial Completion of the
Base Building Work will not be deemed to have occurred until all of the following conditions have
been satisfied (or waived in writing by Tenant): (a) receipt of a Certificate of Substantial
Completion of the Base Building Work by Base Building Architect, on AIA Form G704 (or a
substantially similar form) relating to the construction of the Base Building in accordance with
the Base Building Plans; and (b) the City or other Governmental Authority has conducted all
inspections, and issued a certificate of completion evidencing Landlords completion of the Base
Building Work (or similar documentation evidencing the same).
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1.34 Substantial Completion of the Leasehold Improvement Work means the substantial
completion by Landlord of the construction of the Leasehold Improvement Work, all as more
specifically set forth in the Leasehold Improvement Plans, including, but not limited to, the
construction and installation of the Leasehold Improvements, in accordance with the Leasehold
Improvement Plans, all applicable Legal Requirements and this Addendum, in a good and workmanlike
manner, and in accordance with good construction and engineering practices, free from known
material defects (structural, mechanical, or otherwise), other than defects reflected in the
schedule of Punchlist Items for the Leasehold Improvements. Without limiting the foregoing,
Substantial Completion of the Leasehold Improvement Work will not be deemed to have occurred
until all of the following conditions have been satisfied (or waived in writing by Tenant):
(a) receipt of a Certificate of Substantial Completion of the Leasehold Improvement Work by
Leasehold Improvement Architect, on AIA Form G704 (or a substantially similar form) relating to the
construction of the Leasehold Improvements in accordance with the Leasehold Improvement Plans; and
(b) the City or other Governmental Authority has conducted all inspections, and issued a temporary
or permanent certificate of occupancy evidencing Landlords completion of the Leasehold Improvement
Work (or similar documentation evidencing the same) allowing Tenant or its employees, agents,
contractors, or subcontractors to operate the Leasehold Improvements and the Premises without
unreasonable impediment or interference by reason of continuing Leasehold Improvement Work; and (c)
Landlord has achieved Substantial Completion of the Base Building Work.
1.35 Substantial Completion of the Work or Substantially Complete the Work
means that Landlord has achieved Substantial Completion of the Base Building Work and Substantial
Completion of the Leasehold Improvement Work.
1.36 Tenant Delay means:
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1.36.1 |
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any actual delay, not an Excusable Delay, in Substantial Completion of the
Base Building Work, Substantial Completion of the Leasehold Improvement Work,
the Final Completion of the Base Building Work and/or the Final Completion of
the Leasehold Improvement Work which is due to any act or omission of Tenant,
its employees, agents, contractors, subcontractors, or any other person or
entity acting by, through, or under Tenant (including, but not limited to,
Tenants Consultants, Tenants Leasehold Improvement Architects and any other
architects and interior designers); any changes to the Base Building Plans, the
Leasehold Improvement Plans or in the Work made by or at the request of Tenant
pursuant to Section 3.2 and Section 3.4; any delay by Tenant in making payments
to the Landlord as required pursuant to Section 2.5(i) hereof, except if such
payments are disputed and deposited in escrow in accordance with Section
2.5(i); any failure by Tenant to maintain the milestone dates in the
Construction Schedule, other than due to a non-Excusable Delay on the part of
Landlord; and any delay by Tenant in the submission of plans as required by
this Addendum. The foregoing shall be deemed to include the failure of Tenant,
its employees, agents, contractors, subcontractors, or any other person or
entity by, through, or under Tenant to comply with the Construction Schedule,
as may be
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updated by Landlord, from time to time, provided, however, that any such
update shall not be deemed to be a waiver of Landlords rights and remedies
as a result of any Tenant Delays that may cause the Construction Schedule to
be updated. No Tenant Delay will be deemed to have occurred under this
Addendum unless Landlord has notified Tenant in writing within seven (7)
business days after the occurrence of a Tenant Delay (but, in the event of a
continuing Tenant Delay, it is waived only for the period of time preceding
seven (7) business days before Tenants receipt of Landlords notice),
provided, however, that if the Tenant Delay relates to the specific time
frames set forth in this Addendum and/or the Construction Schedule for
Tenant to perform its obligations hereunder, then no notice is required from
Landlord for such delay to constitute a Tenant Delay. For instances of
Tenant Delay for which Landlord is required to provide notice, Tenant shall
have a period of two (2) business days within which to cure or dispute the
event causing the Tenant Delay before being charged with Tenant Delay for
purposes hereof. Tenants failure to notify Landlord within two (2)
business days after Landlords notice of a Tenant Delay shall constitute a
waiver by Tenant of the right to dispute the existence of the applicable
Tenant Delay (but shall not limit Tenants right to dispute the length of
the applicable Tenant Delay). There will be excluded from the number of
days of Tenant Delays any days of delay which are caused by any act or
omission of Landlord, its employees, agents, contractors, subcontractors or
any other person or entity by, through, or under Landlord (including, but
not limited to, the Base Building Architect) and any Excusable Delays.
Landlord will have no obligation to attempt to mitigate, through expediting
the prosecution of any Work or changing the scope of the Work or otherwise,
the actual or presumed effects of a Tenant Delay on Landlords ability to
achieve Substantial Completion of the Work; provided, however, that at
Tenants request and with a written agreement by Tenant to pay any
additional costs incurred by Landlord resulting therefrom, Landlord will use
all reasonable efforts to accelerate the performance of the Work to mitigate
the effects of any Tenant Delay. |
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1.36.2 |
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If any Tenant Delay delays the Substantial Completion of the Base Building
Work, Substantial Completion of the Leasehold Improvement Work, Final
Completion of the Base Building Work or Final Completion of the Leasehold
Improvement Work, then Substantial Completion of the Base Building Work,
Substantial Completion of the Leasehold Improvement Work, Final Completion of
the Base Building Work or Final Completion of the Leasehold Improvement Work,
as applicable, shall be deemed to be the date that Substantial Completion of
the Base Building Work, Substantial Completion of the Leasehold Improvement
Work, Final Completion of the Base Building Work or Final Completion of the
Leasehold Improvement Work would have been achieved, as applicable, but for
such Tenant Delay, as reasonably determined by Landlord. |
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1.36.3 |
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Except as expressly provided herein, wherever in this Addendum the consent or
approval of Tenant is required, such consent or approval shall not be
unreasonably withheld, delayed, or conditioned and any delay on Tenants part
in granting such consent or approval (or declining such consent or approval,
based on specific grounds from Tenant) beyond five (5) business days from
Tenants receipt of the item requiring approval and written notification that
Tenants failure to timely respond may be the basis for a Tenant Delay, may be
the basis of a Tenant Delay. |
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1.36.4 |
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Except as expressly provided herein, wherever in this Addendum the consent or
approval of Tenants Leasehold Improvement Architect is required, such consent
or approval shall not be unreasonably withheld, delayed, or conditioned and any
delay on Tenants Leasehold Improvement Architects part in granting such
consent or approval (or declining such consent or approval, based on detailed
grounds specified in writing by Tenants Leasehold Improvement Architect)
beyond five (5) business days from Tenants Leasehold Improvement Architects
receipt of the item requiring approval and written notification that Tenants
Leasehold Improvement Architects failure to timely respond may be the basis
for a Tenant Delay (and provided that a copy of such notice has been delivered
simultaneously to Tenant), may be the basis of a Tenant Delay. Notwithstanding
the foregoing, Tenants failure to use its best efforts to cause Tenants
Leasehold Improvement Architect to respond to Landlords good faith written
requests within (a) five (5) business days of receipt of submittals marked
conspicuously with PRIORITY in bold, capitalized lettering, (b) fifteen (15)
business days of receipt of submittals marked conspicuously with NON-PRIORITY
in bold, capitalized lettering, (c) three (3) business days of receipt of
requests for information marked conspicuously with PRIORITY in bold,
capitalized lettering, and (d) ten (10) business days of receipt of requests
for information marked conspicuously with NON-PRIORITY in bold, capitalized
lettering, may be the basis of a Tenant Delay; provided that (i) a copy of
Landlords request has been delivered simultaneously to Tenant, (ii) any such
request provides that Tenants Leasehold Improvement Architects response is
required to be delivered within the applicable time period and written
notification that Tenants Leasehold Improvement Architects failure to timely
respond may be the basis for a Tenant Delay, and (iii) any such request
pursuant to (a) or (b) above is made in accordance with the reasonable schedule
for same prepared by Landlord and provided to Tenant and Tenants Leasehold
Improvement Architect prior to the commencement of the Leasehold Improvement
Work, which schedule may be reasonably updated by Landlord during progress of
the Work with written notice to Tenant. |
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1.36.5 |
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Wherever in this Addendum a Certificate of Final or Substantial Completion
from Tenants Leasehold Improvement Architect is required, such Certificate
shall not be unreasonably withheld, delayed, or
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conditioned and any delay on Tenants Leasehold Improvement Architects part
in issuing such Certificate (or declining such consent or approval, based on
specific grounds from Tenants Leasehold Improvement Architect) beyond five
(5) business days from Tenants Leasehold Improvement Architects receipt of
written request from Landlord (and provided that a copy of such notice has
been delivered simultaneously to Tenant), may be the basis of a Tenant
Delay. If Tenants Leasehold Improvement Architect fails to respond within
the applicable time period, then Landlord may provide Tenants Leasehold
Improvement Architect a written reminder notice (with a copy to Tenant
simultaneously) with respect thereto. If Tenants Leasehold Improvement
Architect fails to respond within three (3) business days after receipt of
such reminder notice, then Tenants Leasehold Improvement Architect shall be
deemed to have issued the applicable Certificate. |
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1.36.6 |
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Tenant shall also be responsible for any increase in Base Building Costs and
Leasehold Improvement Costs resulting from Tenant Delay. |
1.37 Tenants Consultant means such individual or firm (if any) as is so designated
by Tenant from time to time. If more than one Tenants Consultant is engaged for the various
disciplines regarding the Work, then Tenants Consultant shall mean the Tenants Consultant
appointed by Tenant by written notice to Landlord for the discipline in question. Initially,
Tenants Consultant is David Stoutamire of the Atlanta office of Cushman & Wakefield of Georgia,
Inc.
1.38 Tenants Building Changes will have the meaning set forth in Section 3.2.
1.39 Tenants Leasehold Improvement Changes will have the meaning set forth in
Section 3.4.
1.40 Tenants Delay Damages will have the meaning set forth in Section 6.1.
1.41 Work means collectively the Base Building Work and the Leasehold Improvement
Work.
Additional defined terms may appear in other provisions of this Addendum and, if so, will have
the respective meanings assigned to them. Capitalized terms not specifically defined in this
Addendum will have the same meanings as ascribed thereto in the Lease. The definition of a term or
phrase in the singular will include and allow for a reference to such term or phrase in the plural
or vice versa.
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ARTICLE II
SQUARE FOOTAGE; APPROVAL OF PLANS; CONSTRUCTION CONTRACTS;
LEASEHOLD IMPROVEMENT PLANS
2.1 Square Footage.
(a) At least ninety days prior to the Projected Completion Date of the Leasehold Improvement
Work, and as a condition to Substantial Completion of the Leasehold Improvement Work, Landlord
shall direct the Base Building Architect to determine the gross square footage of the Base Building
as actually constructed and certify as to same to both Landlord and Tenant. If the gross square
footage of the Premises as determined by the Base Building Architect is greater or less than the
amount specified in the final approved Base Building Plans, then the gross square footage of the
Base Building shall be adjusted to equal the amount as so determined (but the Base Rent shall not
be adjusted). Landlord will not construct the Base Building with less gross square footage than
the amount specified in the final approved Base Building Plans (other than a de minimus amount,
meaning 5,000 gross square feet or less for the Base Buildings, in the aggregate, or otherwise upon
the written consent of Tenant) unless required by (i) the Citys Fire Department/fire marshal
(including field changes necessitated by requirements thereof) and (ii) Tenants Building Changes
or Tenants Leasehold Improvement Changes.
(b) Tenant shall have the right to verify and dispute the gross square footage of the Premises
(based upon a written certification to Landlord and Tenant from Leasehold Improvement Architect).
If the parties do not resolve any such dispute as to the square footage of the Premises within
ninety (90) days after Tenant notifies Landlord of such dispute, then Landlord and Tenant shall
jointly appoint an independent disinterested architect, and such architect shall determine the
gross square footage of the Base Building based on the measurement standard described above within
thirty (30) days thereafter, whose decision shall be final and binding. Landlord and Tenant shall
each pay one-half (1/2) of the fees and costs of such third architect. At a minimum, the third
architect shall be a disinterested architect, with substantial experience in the Palm Beach County
commercial real estate office market and shall have experience in and shall be familiar with using
BOMA Standards in the measurement of office buildings.
2.2 Effect of Approval of Issued for Permit and Base Building Plans. The parties
acknowledge that Tenants approval of the Issued for Permit Plans prior to the date hereof and
subsequent approval of the Base Building Plans in accordance with this Addendum: (a) is deemed to
mean non-technical approval of design, materials, and equipment, (b) is not deemed to mean approval
of structural capacity of the Base Building or the Base Building Systems, size of ducts and piping,
adequacy of electrical wiring, system/equipment capacities and, without limitation, other technical
matters, (c) does not relieve Landlord of responsibility for proper and adequate design of the Base
Building or construction of the Base Building in order to achieve Substantial Completion of the
Base Building Work, Final Completion of the Base Building Work or a correction of any Base Building
Work due to a Base Building Design Defect (as defined in Section 10.2) in accordance with this
Addendum, and (d) is not deemed to mean approval by Tenant of any extension of the period in which
Landlord is to achieve Substantial Completion of the Base Building as provided in this Addendum,
except as otherwise expressly approved by
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Tenant in writing or as otherwise requested by Tenant pursuant to a Tenants Building Change.
Provided however, Tenant will promptly notify Landlord of any defects or problems in the Issued for
Permit and Base Building Plans and the construction of the Base Building to the extent that Tenant
has actual knowledge thereof. In addition, where Tenant contemplates that the Leasehold
Improvements will require structural, electrical, or mechanical capacity in excess of such capacity
as shown in the Issued for Permit and Base Building Plans, Tenant will be obligated to advise
Landlord of such requirements and request appropriate modification to the Issued for Permit and
Base Building Plans, and any revisions to the Issued for Permit and Base Building Plans necessary
to accommodate the same shall be a Tenant Delay. Landlord will ensure that the structure and
detail of the utilities and the mechanical, electrical, and other Base Building Systems meet all
applicable Legal Requirements and that all of the Work satisfies all Legal Requirements. Landlord
will be solely responsible for the effects, impacts, compliance with Legal Requirements, and
consequences of the design and construction of the Base Building, including any structural failure
or failure of materials or damages to property or injury to persons relating to any defect or
shortcoming in such design. To the extent that Tenant reviews any design for the Base Building,
such review will in no manner or respect constitute a verification, confirmation, or validation of
the propriety, compliance with Legal Requirements, safety or design or construction criteria,
which will be the sole responsibility of Landlord.
2.3 Preparation of Building Plans.
(a) Landlord will cause the Base Building Architect to prepare (and, as appropriate, revise)
the Base Building Plans in accordance with the relevant time frames set forth on the Construction
Schedule and in accordance with applicable Legal Requirements.
(b) The Base Building Plans and any other construction documents will be consistent in all
material respects with the scope, design, or general quality of the Base Building as reflected in
the Issued for Permit Plans and agreed-on performance criteria. In accordance with the
Construction Schedule, the proposed Base Building Plans (full size sheets and in PDF format) will
be submitted to Tenant and Tenants Consultant (if any), for Tenant to approve, which approval
shall not be unreasonably withheld, delayed, or conditioned, provided that the same are consistent
in all material respects with the scope, design, or general quality of the Base Building as
reflected in the Issued for Permit Plans and Tenant may, by appropriate marking, provide specific
indications of any non-compliance with the Issued for Permit Plans (in which event the Base
Building Plans will be revised by the Base Building Architect and resubmitted to Tenant and
Tenants Consultant (if any), and the process repeated, until finally approved in full). In no
event will Tenants requested revisions require or result in a material change in the scope,
design, or general quality of the Base Building as reflected in the Issued for Permit Plans,
including, without limitation, any change in the square footage of the Base Building. Tenant will
provide specific indications of any non-compliance of the Base Building Plans as compared to the
Issued for Permit Plans no later than ten (10) business days after initial receipt thereof by
Tenant and Tenants Consultant (if any), and no later than five (5) business days upon any
subsequent review thereafter, until the Base Building Plans are approved by Tenant. If Tenant
fails to respond within the applicable time period, then Landlord may provide Tenant a written
reminder notice with respect thereto. If Tenant fails to respond within three (3) business days
after receipt of such reminder notice, then Tenant shall be deemed to have approved the applicable
submission. Except as provided in Sections 2.3(c), (d) and (e) to the contrary, no
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changes in the Base Building Plans may be made other than to correct non-compliance of the
Base Building Plans as compared to the Issued for Permit Plans.
(c) If a change to the Issued for Permit Plans or proposed Base Building Plans is mandated by
Governmental Authority during the approval process for the Base Building Plans, the parties shall
work together in good faith to attempt to work out an alternative that would be acceptable to the
Governmental Authority and to Landlord and Tenant. Landlord will be solely liable and obligated to
pay all costs, expenses, and charges relating to or resulting from any such change to the Issued
for Permit Plans or proposed Base Building Plans (but may be paid out of the Base Building
Contingency, as defined below). No such change (whether or not approved by Tenant) will be the
basis of any Tenant Delay.
(d) After approval of the Base Building Plans by Tenant, Landlord shall not make any material
changes to the Base Building Plans without written approval by Tenant in accordance with Section
3.1, which approval shall not be unreasonably withheld, delayed, or conditioned; provided, however,
that Landlord shall deliver or cause Tenant to receive copies of any and all requests for
information and the Base Building Architects supplemental instructions and the responses thereto,
contemporaneously with the delivery of such documentation to or from the Base Building Architect.
(e) To the extent that any selections are to be made for the fit and finish of the Base
Building or Leasehold Improvements, either during or after the approval process for the Base
Building or Leasehold Improvement Plans, the parties will reasonably cooperate to finalize such
selections, provided, however, that Tenant shall be required to respond, in writing, to any request
by Landlord for a decision on such selection within five (5) business days after request therefor
(unless such request is part of the initial submission of the Base Building or Leasehold
Improvement Plans to Tenant for review, in which event the ten (10) business day period set forth
above shall apply), otherwise, if Tenant does not timely respond to such selection request by
Landlord, Tenant shall be deemed to have waived its right to make such selection(s) and Landlord
shall then have the right to make the same.
(f) Nothing herein shall be deemed to limit Tenants right to request changes to the Base
Building Plans or the Leasehold Improvement Plans pursuant to the provisions of Sections 3.2 and
3.4 hereof.
2.4 Construction Contract for Base Building. Landlord shall enter into Construction
Contract for the construction of the Base Building based on the Issued for Permit Plans. Prior to
the date hereof, Landlord and Tenant have agreed upon a budget for the construction of the Base
Building, which budget is attached hereto as Schedule 4 (the Base Building Budget). The
Base Building Budget includes line items for contingency purposes related to the hard and soft
costs of the Base Building Work (the Base Building Contingency). Notwithstanding anything to the
contrary in the Lease or this Addendum, the parties acknowledge and agree that the Base Rent set
forth in the Lease is based on the Issued for Permit Plans and not the Base Building Plans.
Landlord acknowledges and agrees that the Issued for Permit Plans are adequate and sufficient to
provide for the determination of the Base Rent and that the Base Building Budget includes
contingencies sufficient to permit Landlord to obtain the building permit to construct the Base
Building in accordance with the Issued for Permit Plans.
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2.5 Leasehold Improvement Plans.
(a) Tenant, at Tenants expense, will cause the Leasehold Improvement Architect to prepare and
provide to Landlord and the Base Building Architect (and, as appropriate, revise) the Leasehold
Improvement Plans (full size sheets and in PDF format) in accordance with the relevant time frames
set forth in the Construction Schedule and in accordance with all Legal Requirements.
(b) In order to maintain the milestone dates in the Construction Schedule on a timely basis in
accordance with this Addendum, in no event will the Leasehold Improvement Plans require or result
in a change in the scope, design, or general quality of the Base Building as reflected in the
Issued for Permit Plans. All such Leasehold Improvement Plans that are prepared by the Leasehold
Improvement Architect will be submitted to Landlord and Landlord will, by appropriate marking,
either approve the same or provide specific reasonable indications of rejections and requested
revisions (in which event the relevant plans, drawings, specifications or other construction
documents will be revised by the Leasehold Improvement Architect and resubmitted to Landlord, and
the process repeated, until finally approved in full), and any approval of Landlord will not be
unreasonably withheld, delayed, or conditioned. Notwithstanding the generality of the foregoing,
in no event will Landlord have any right to reject or request any revision to any Leasehold
Improvement Plans unless the same would (i) require or result in a change in the scope, design, or
general quality of the Base Building as reflected in the Issued for Permit Plans, (ii) have an
adverse impact on the Base Building Systems, or (iii) have an adverse impact on the exterior
appearance of the Base Building. Landlord will approve or provide specific reasonable indications
of rejections and requested revisions to any items submitted (or resubmitted) pursuant to this
Section no later than ten (10) business days after initial receipt thereof by Landlord, and no
later than five (5) business days upon any subsequent review thereafter, until the Leasehold
Improvement Plans are approved by Landlord. If Landlord fails to respond within the applicable
time period, then Tenant may provide Landlord a written reminder notice with respect thereto. If
Landlord fails to respond within three (3) business days after receipt of such reminder notice,
then Landlord shall be deemed to have approved the applicable submission. To the extent any delay
in the completion of the Leasehold Improvement Plans is caused by any delay in the review of the
Leasehold Improvement Plans by Landlord, such delay will not constitute a Tenant Delay.
(c) Nothing in this Section shall be deemed to limit Tenants right to request changes to the
Base Building Plans or the Leasehold Improvement Plans pursuant to the provisions of Sections 3.2
and 3.4 hereof.
(d) Upon completion of the 35% completed Leasehold Improvement Plans (herein known as the
Leasehold Design Development Plans), Tenant shall submit such plans to Landlord. Landlord shall
cause the Leasehold Improvement Contractor to prepare and present to the Tenant an estimate (herein
known as the Leasehold Design Development Estimate) of the costs to construct the work shown in
the Leasehold Design Development Plans. Tenant reserves the right to engage separate cost
estimating consultants to prepare an independent estimate of the cost of the work shown in the
Leasehold Design Development Plans. Should the Tenants estimate differ materially from the
Leasehold Design Development Estimate, the Tenant and Landlord agree to meet in good faith to
reconcile the differences. Landlord hereby agrees to
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provide Tenant reasonable backup documentation to support the costs presented in the Leasehold
Design Development Estimate.
(e) Upon completion of 90% completed Leasehold Improvement Plans (herein known as Leasehold
Issued for Permit Plans), Landlord will solicit subcontractor bids through the Leasehold
Improvement Contractor for the construction of the Leasehold Improvements, and any changes thereto.
Except for the Major Leasehold Improvement Subcontractor Categories (as hereinafter defined),
Landlord shall use commercially reasonable efforts to solicit such subcontractor bids from at least
three (3) subcontractors for each subcontract having an aggregate value of $100,000.00 or more.
Landlord shall use commercially reasonable efforts to solicit no less than one (1) subcontractor
for each of the following components of the Leasehold Improvements (the Major Leasehold
Improvement Subcontractor Categories): HVAC; electrical; life safety; and plumbing/mechanical.
(Although the parties may attempt to identify other potential bidders, the parties acknowledge that
obtaining three (3) bids for the subcontracts having an aggregate value of $100,000.00 or more and
the Major Leasehold Improvement Subcontractor Categories may not be practical.) Within five (5)
business days after Landlords receipt of all of the bids for each of the Major Leasehold
Improvement Subcontractor Categories or for the subcontracts having an aggregate value of
$100,000.00 or more, if more than one (1) bidder was used for any Major Leasehold Improvement
Subcontractor Category or the subcontracts having an aggregate value of $100,000.00 or more, the
lowest qualified, responsive bid for each such Major Leasehold Improvement Subcontractor Category
or for the subcontracts having an aggregate value of $100,000.00 or more, will be utilized by
Landlord to prepare and present to Tenant, in accordance with the Construction Schedule, a proposed
budget for the Leasehold Improvement Costs (the Proposed Leasehold Improvement Budget). In any
event, promptly after receipt of the bids, Landlord and Tenant will establish the Landlords hard
costs related to the Leasehold Improvement Costs, which will be equal to the sum of the following:
(a) the lump sum price or guaranteed maximum price set forth in each bid actually selected for
purposes hereof after adjustment through the value engineering process; (b) the costs to be
incurred by the Leasehold Improvement Contractor in performing the Leasehold Improvement Work; (c)
a fixed fee to the Leasehold Improvement Contractor of no more than five (5%) percent of the total
cost of the Leasehold Improvement Work; (d) a contingency of not more that two (2%) of the total
cost of the Leasehold Improvement Work (the Hard-Costs Leasehold Improvement Contingency); and
(e) General Conditions including a fee to the Leasehold Improvement Contractor for
pre-construction services. Landlord will give to Tenant, the Leasehold Improvement Architect and
Tenants Consultant five (5) calendar days prior written notice of any pre-bid and post-bid
conferences with the Leasehold Improvement Contractor and will permit Tenant, the Leasehold
Improvement Architect and Tenants Consultant to attend such meetings. The bidding process for the
Major Leasehold Improvement Subcontractor Categories and the calculations and determinations for
the Proposed Leasehold Improvement Budget shall be conducted on an open book basis, with Tenant
having access to all pertinent materials in connection therewith and the ability to participate in
the entire process. Landlord shall not unreasonably withhold or delay providing to Tenants
Consultant such line item information, including backup data, as may be requested by Tenants
Consultant. Tenant shall notify Landlord, in writing, of any delay by Landlord in providing to
Tenants Consultant such line item information.
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(f) Upon Landlord presenting the Proposed Leasehold Improvement Budget to Tenant pursuant to
subsection (e) above, Landlord and Tenant shall use good faith efforts to mutually agree upon a
final, approved budget for the Leasehold Improvement Costs (the Leasehold Improvement Budget).
The Leasehold Improvement Budget shall include line items for the Hard-Costs Leasehold Improvement
Contingency and other contingencies for the permitting process approved by Tenant (collectively,
the Leasehold Improvement Contingency). The Leasehold Improvement Budget together with the Base
Building Budget are herein referred to as the Project Budget.
(g) Should the costs presented in the Proposed Leasehold Improvement Budget differ materially
from the Leasehold Design Development Estimate, Tenant and Landlord agree to meet in good faith to
reconcile the differences. Landlord hereby agrees to provide Tenant reasonable backup documentation
to support the costs presented in the Leasehold Improvement Costs.
(h) Even if the General Contractor and the Leasehold Improvement Contractor are the same, the
Construction Contract and the Leasehold Improvement Contract shall be separate contracts.
(i) Tenant agrees to pay to Landlord all Leasehold Improvement Costs in accordance with the
Leasehold Improvement Budget. During the progress of the Leasehold Improvement Work, Landlord
shall submit an invoice, on a monthly basis, requesting payment for the Leasehold Improvement Work
(a Payment Request). For a properly submitted and undisputed Payment Request, Tenant agrees to
pay Landlord the sums set forth in such Payment Request within thirty (30) days of receipt thereof
from Landlord of the Payment Request. Interest at the Prime Rate shall apply to any late payments,
commencing upon the 31st day from the date Landlord submits an applicable Payment
Request until the date of payment therefor. In the event of a bona fide dispute regarding payment,
Landlord shall not stop or permit to be stopped the Work during the pendency of such dispute,
provided that, within thirty seven (37) days after the Payment Request (the Payment Dispute
Deadline) (a) all undisputed amounts have been paid by Tenant to Landlord for payment to the
Leasehold Improvement Contractor, and (b) all disputed amounts have been placed in escrow by
Tenant, in an interest-bearing account, during the pendency of that dispute, all pursuant to terms
acceptable to both parties. Immediately thereafter, the parties shall follow the dispute
resolution procedure set forth in Article IX of this Addendum in good faith. If the Tenant fails
to (i) pay the undisputed amounts set forth in a Payment Request, (ii) deposit disputed amounts set
forth in a Payment Request in escrow, or (iii) commence and continue to follow the
dispute-resolution procedures in good faith, by the Payment Dispute Deadline, then the Landlord may
stop or permit to be stopped the Work until payment of the amount owing has been received and/or
the disputed amount is placed in escrow pursuant to an escrow agreement acceptable to Tenant and
Landlord, in which event the time from the 31st day from the date Landlord submits an
applicable Payment Request until the date of payment shall be a Tenant Delay and the reasonable
costs of shut-down, delay and start-up, plus interest as provided for herein, shall be the
responsibility of Tenant (Tenants Payment Delay Cost).
Any Leasehold Improvement Costs that exceed the Leasehold Improvement Budget shall be borne
solely by Landlord, without any liability on the part of Tenant, unless previously approved
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in writing by Tenant or the Tenants Designated Representative. Landlord shall be permitted to use
any line item in the budget where there is a surplus to cover any deficit in another line item.
Tenant shall have no obligation to pay to Landlord any Leasehold Improvement Costs pursuant to any
Payment Request unless and until Landlord provides Tenant with a detailed statement of Leasehold
Improvement Costs (which may be set forth in the Payment Request) together with copies of all
invoices, back-up information, certifications from the Leasehold Improvement Contractor on AIA Form
G702, lien waivers and releases for the previous payment request and other documentation reasonably
requested by Tenant in support of the Payment Request submitted by Landlord. In addition, Tenant
shall have the right to inspect the Work to verify the Work for which payment is requested has been
properly completed. It is understood and agreed that a certification from the Leasehold
Improvement Architect is not part of the Payment Request; provided however, Tenant may have the
Leasehold Improvement Architect review Payment Requests as part of Tenants review thereof.
(j) Tenant will be solely responsible for the effects, impacts, compliance with Legal
Requirements, and consequences of the design of any Leasehold Improvements, including any
structural failure or failure of materials or damages to property or injury to persons relating to
any defect or shortcoming in such design. To the extent that Landlord reviews any design for the
Leasehold Improvements will in no manner or respect constitute a verification, confirmation, or
validation of the propriety, compliance with Legal Requirements, safety, or function of any such
design, which will be the sole responsibility of Tenant. Provided, however, Landlord will promptly
notify Tenant of any defects or problems in the Leasehold Improvement Plans and the construction of
the Leasehold Improvements to the extent that Landlord has actual knowledge thereof.
2.6 Final Plans and Specifications. Upon final approval by the required party or
parties of each part of the plans, drawings, specifications, and construction documents for the
Premises, whether actual or deemed as set forth herein, two (2) sets thereof will be initialed by,
and delivered to, Landlord and Tenant.
2.7 Construction Contract for Leasehold Improvements. Landlord shall be obligated to
hire and engage the Leasehold Improvement Contractor and shall enter into the Leasehold
Improvement Contract therewith. Any subcontractors retained by the Leasehold Contractor shall be:
(i) licensed in the State of Florida, and (ii) required to carry the insurance set forth in the
Lease; and (iii) in connection with the subcontractors for supplemental HVAC, electrical, life
safety, and plumbing/mechanical work, unless they are the same subcontractors as are engaged under
the Construction Contract, Tenant shall have the right to approve such subcontractors, which
approval shall not be unreasonably withheld, conditioned, or delayed; provided however that Tenant
may disapprove Landlords subcontractor for such disciplines only if Tenant has reason to believe
that the subcontractor is not qualified to do the applicable scope of work.
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ARTICLE III
CHANGES IN BASE BUILDING PLANS
AND LEASEHOLD IMPROVEMENT PLANS
AND COST OF CHANGES
3.1 Changes to the Base Building Plans by Landlord. Landlord will not make, or permit
to be made, any material changes or any other changes which would materially and adversely affect
Tenants use or enjoyment of the Base Building without the prior written consent of Tenant. If
such a change is being mandated by Governmental Authority, the parties shall work together in good
faith to attempt to work out an alternative that would be acceptable to the Governmental Authority
and to Tenant. From time to time, Landlord may request, by submitting an analysis of the
additional cost or savings and change, if any, in the date of Substantial Completion of the Work,
that Tenant approve any such material changes in the Base Building Plans, or to the portion of the
Work already installed prior to Substantial Completion of the Work (herein referred to as
Landlords Building Changes). If Tenant should fail to approve in writing any Landlords
Building Changes requested by Landlord within five (5) business days following receipt thereof,
Landlord may notify Tenant of such failure, and if Tenant fails to respond within two (2) business
days following receipt thereof, the same will be deemed to be approved in all respects by Tenant,
and Landlord is authorized to make such requested change. Landlord will be solely liable and
obligated to pay all costs, expenses, and changes relating to or resulting from any Landlord
Building Changes requested by Landlord (which may be paid out of the Base Building Contingency). No
Landlord Building Changes (whether or not approved by Tenant) will be the basis of any Tenant Delay
or otherwise affect the determination of the date of Substantial Completion of the Work.
3.2 Changes to the Base Building Plans by Tenant. From time to time after Tenant has
reviewed and approved (or deemed to have approved) the Base Building Plans, but in no event
subsequent to the date which is six (6) months prior to the Projected Completion Date of the Base
Building Work, Tenant may request Landlord to make changes in the Base Building Plans or to the
Work already installed prior to Substantial Completion of the Base Building. Any changes to the
Base Building Plans so requested by Tenant (herein referred to as Tenants Building Changes) will
be subject to Landlords prior written approval, which will not be unreasonably withheld, delayed,
or conditioned; provided, however, that such approval may be withheld in Landlords sole discretion
if such proposed change requires or results in a material change in the scope, design, or general
quality of the Base Building or a delay in Substantial Completion of the Base Building. Landlord
will, within ten (10) business days following receipt of Tenants proposed changes, deliver to
Tenant (a) a statement of the estimated change, if any, in the cost and fees of construction of the
Base Building, including any financing charges (the Base Building Change Cost) in connection with
such Tenants Building Changes as above provided, and (b) an estimate of the period of time, if
any, that such Tenants Building Changes will delay the Substantial Completion of the Base
Building. In the case of Tenants Building Changes requested prior to the awarding of a
Construction Contract for the subject work, Landlords statement of the Base Building Change Cost
will be based on a good faith estimate of such costs by Landlord and, in the case of Tenants
Building Changes requested after the awarding of a Construction Contract for the subject work, the
statement of the Base Building
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Change Cost will be based on a guaranteed maximum price proposal via a proposed change order
to the Construction Contract to be issued and approved by Landlord and Tenant for such Tenants
Building Changes. If Tenant fails to approve in writing Landlords submission within ten (10)
business days following receipt thereof and also fails to pay Landlord for one hundred (100%)
percent of the cost of such change within such ten (10) business day period, the same will be
deemed disapproved in all respects by Tenant, and Landlord will not be authorized to make the
change. If Tenant approves in writing the statement of the Base Building Change Cost, if any, and
the delay in Substantial Completion of the Base Building, if any, as submitted by Landlord, (i)
Landlord will promptly cause the Base Building Plans to be modified to provide for such change and
will submit such modified Base Building Plans to Tenant, and (ii) Tenant shall, in Tenants sole
and absolute discretion, to be exercised contemporaneously with the Tenants approval of the Base
Building Change Cost applicable to such Tenants Building Changes, have the option to (x) pay the
entire amount of the Base Building Change Cost in advance of the applicable Base Building Work, (y)
pay the entire amount of the Base Building Change Cost as the Work progresses in the same manner as
Tenant will pay for the Leasehold Improvements as set forth in Section 2.5(i), or (z) pay the Base
Building Change Cost as part of the Additional Amount in connection with the Final Accounting as
set forth in and subject to the terms and conditions of Section 4.4.
3.3 Changes to the Leasehold Improvement Plans by Landlord. Landlord will not make,
or permit to be made, any changes to the Leasehold Improvements without the prior written consent
of Tenant, which consent shall not be unreasonably withheld, delayed, or conditioned. If such a
change is being mandated by Governmental Authority, the parties shall work together in good faith
to attempt to work out an alternative that would be acceptable to the Governmental Authority and to
Tenant. From time to time, Landlord may request, by submitting an analysis of the additional cost
or savings and change, if any, in the Substantial Completion of the Leasehold Improvement Work
date, that Tenant approve any such changes in the Leasehold Improvement Plans, or to the portion of
the Work already installed prior to Substantial Completion of the Leasehold Improvement Work
(herein referred to as Landlords Leasehold Improvement Changes). If Tenant should fail to
approve in writing any Landlords Leasehold Improvement Changes requested by Landlord within five
(5) business days following receipt thereof, Landlord may notify Tenant of such failure, and if
Tenant fails to respond within two (2) business days following receipt thereof, the same will be
deemed to be approved in all respects by Tenant, and Landlord is authorized to make such requested
change. Landlord will be solely liable and obligated to pay all costs, expenses, and changes
relating to or resulting from any Landlord Leasehold Improvement Changes requested by Landlord
(which may be paid out of the Leasehold Improvement Contingency). No Landlords Leasehold
Improvement Changes (whether or not approved by Tenant) will be the basis of any Tenant Delay or
otherwise affect the determination of the date of Substantial Completion of the Leasehold
Improvement Work.
3.4 Changes to the Leasehold Improvement Work by Tenant. From time to time after
Landlord has commenced construction of the Leasehold Improvement Work, Tenant may request Landlord
to make changes in the Leasehold Improvement Work shown on the Leasehold Improvement Plans or
already installed prior to Substantial Completion of the Leasehold Improvement Work (herein
referred to as Tenants Leasehold Improvement Changes). Landlord will, within ten (10) business
days following receipt of Tenants proposed changes, deliver to Tenant (a) a firm-fixed price
proposal for the cost, if any, (the Tenants Leasehold
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Improvement Changes Cost) in connection with such Tenants Leasehold Improvement Changes as
above provided, and (b) the period of time, if any, that such Tenants Leasehold Improvement
Changes will delay Substantial Completion of the Base Building Work, Substantial Completion of the
Leasehold Improvement Work, Final Completion of the Base Building Work and/or Final Completion of
the Leasehold Improvement Work. All such change proposals shall conform to the requirements of
Section 3.6. If Tenant fails to approve in writing Landlords proposal within five (5) business
days or, if such period is impractical, within such other commercially reasonable period, following
receipt thereof, the same will be deemed disapproved in all respects by Tenant, and Landlord will
not be authorized to make the change. After Tenant approves in writing the proposed Tenants
Leasehold Improvement Changes Cost, if any, and the delay in Substantial Completion of the
Leasehold Improvement Work and Final Completion of the Leasehold Improvement Work, if any, as
submitted by Landlord, (i) Landlord will promptly incorporate the Tenants Leasehold Improvement
Changes into the Work and (ii) Tenant shall, in Tenants sole and absolute discretion, have the
option to (x) pay the entire amount of the Tenants Leasehold Improvement Changes Cost in advance
of the applicable Leasehold Improvement Work, or (y) pay the entire amount of the Tenants
Leasehold Improvement Change Cost as the Work progresses in the same manner as Tenant will pay for
the Leasehold Improvements as set forth in Section 2.5(i). Upon Landlords receipt of any of
Tenants proposed changes for any portion of the Work within the critical path, Landlord shall
continue to proceed with the Work unless and until Tenant approves in writing Landlords proposal
or, if directed in writing by Tenant to stop the Work, until Tenant notifies Landlord in writing
whether it approves Landlords proposal. The period of time for any stoppage of the Work upon such
written direction by Tenant, commencing on the receipt of Tenants written direction and ending on
the date Tenant notifies Landlord in writing whether it approves Landlords proposal or directs
Landlord to continue the Work, shall constitute a Tenant Delay.
3.5 Monthly Accounting for Changes. During the performance of the Work, Landlord will
cause to be submitted to Tenant and Tenants Consultant monthly progress reports, with respect to
the Base Building Work, prepared by the General Contractor, and with respect to the Leasehold
Improvement Work, prepared by the Leasehold Improvement Contractor, specifying any change in the
estimated date of Substantial Completion of the Work, and showing the progress of the Work,
together with as may be appropriate a summary of pending changes, the estimated values, and the
originator of the change. Landlord will submit to Tenant, for Tenants audit and review, such
accounts, records, invoices, and evidences of payment as Tenant may reasonably request to evidence
the costs solely as to those items for which the cost is the responsibility of Tenant.
3.6 Except for changes to the Base Building Plans or Leasehold Improvement Plans deemed
approved in accordance with this Article III, the only change orders (i.e. Landlords Building
Changes, Tenants Building Changes, Landlords Leasehold Improvement Changes and Tenants Leasehold
Improvement Changes) which will be effective shall be those executed on AIA Form G701 by Tenants
Designated Representative or Tenants Alternative Representative. Except as provided in this
Article III, no order, statement, or conduct of Tenant, Tenants Consultant, Tenants Designated
Representative, or any other agent or employee of Tenant shall be treated as a change order. Should
Landlord interpret an order, statement, or conduct of the Tenant, Tenants Consultant, Tenants
Designated Representative, or any other agent or employee of Tenant as a change order, Landlord
shall promptly give the Tenant written notice
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stating the (a) date, (b) circumstances, (c) and source of the order, and request the Tenant
confirm whether such order, statement, or conduct is a change order.
3.7 Landlord, in connection with any proposal made for any change order pursuant to this
Article III, shall furnish a price breakdown, itemized as reasonably required by Tenant. Unless
otherwise directed, the breakdown shall be in sufficient detail to permit an analysis of all
material, labor, equipment, subcontract, and overhead costs (including design services) other than
costs for design services for Leasehold Improvements. Tenant shall be responsible for all the costs
of the Leasehold Improvement Architect separately.
ARTICLE IV
CONSTRUCTION
4.1 Performance by Landlord. Landlord will cause Substantial Completion of the Work
and will be fully responsible for all matters that must be accomplished to complete the Work in
accordance with the provisions of this Addendum including, without limitation, design of the Base
Building in accordance with all Legal Requirements, filing plans and other required documentation
with the proper Governmental Authority, securing all necessary permits, supervising all details of
the Work, and promptly removing or otherwise handling to Tenants reasonable satisfaction all
construction (mechanics), material suppliers, and like liens from the public record by payment or
bond. Landlord will not be responsible for specific items to be installed by a separate
contractor, pursuant to a separate contract with Tenant, and not otherwise required to be installed
in accordance with the Base Building Plans and the Leasehold Improvement Plans. All equipment,
material, and articles incorporated into the Work shall be new and of the most suitable grade for
the purpose intended, unless otherwise specifically provided. All Work under this Addendum shall be
performed in a skillful and workmanlike manner. The Tenant may require, in writing, that the
Landlord consider any request to replace any employee the Tenant deems incompetent, careless, or
otherwise objectionable.
4.2 Non-Liability of Tenant. Subject to Sections 4.5 and 4.8, Tenant and Tenants
Consultant will not be liable for any injury, loss, or damage to any person (including, but not
limited to, death) or property on or about the Premises during construction, unless caused by
Tenant, its employees, agents, or contractors, and Landlord will indemnify and save Tenant and
Tenants Consultant harmless against and from any such liability, and any costs or charges
(including, without limitation, reasonable attorneys fees and court costs) which Tenant or
Tenants Consultant may incur on account of such injury, loss, or damage. Landlords
indemnification obligation pursuant to the provisions of this Section 4.2 will survive and continue
in full force and effect after the Term Commencement Date and the expiration or termination of the
Lease (regardless of how same may occur).
4.3 Information; Monthly Report. During the period prior to Substantial Completion of
the Base Building Work, Landlord will provide all reasonable cooperation to keep Tenant informed as
to material aspects pertaining to the design, construction (including progress reports), use,
maintenance, operation, service, or insurance of the Base Building and the Leasehold Improvements,
as applicable. Accordingly, in addition to the Construction Meeting Report (defined below),
Landlord will furnish Tenants Designated Representative (as defined
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below) with copies of all progress reports, correspondence, or other information as may be
material and pertinent to the Base Building and the Leasehold Improvements, as applicable, other
than internal communications or confidential matters between Landlord and its attorneys or
accountants. Tenants Designated Representative and Tenants Consultant (if any) will have the
right to attend scheduled meetings material to the interest of Tenant as may be held with respect
to the Base Building and the Leasehold Improvements between Landlord, the General Contractor, the
Leasehold Improvement Contractor, the Base Building Architect, the Leasehold Improvement Architect
and any other outside person or firm (other than Landlords attorneys or accountants) furnishing
materials, services, or labor to or with respect to the Base Building and the Leasehold
Improvements. Landlord agrees to provide Tenant with reasonable prior notice of any scheduled
meetings material to the interest of Tenant, but will not be obligated to attempt to schedule any
such meetings to accommodate Tenants availability or convenience. Furthermore, Tenants failure
to timely attend any such scheduled meetings will not constitute a basis for any claim by Tenant
that Landlord has violated the foregoing provisions. Prior to Substantial Completion of the Work,
Landlord and its construction team will meet no less frequently than once every month to discuss
and analyze the progress of construction. Within five (5) business days following each meeting,
Landlord will prepare and deliver to Tenant a written report (which may be in the form of the
minutes of the meeting) (a Construction Meeting Report) summarizing the material items discussed
at such meeting and the effect of such items, if any, on the Construction Schedule. Each
Construction Meeting Report will specifically identify any event or condition which would
constitute an Excusable Delay or a Tenant Delay (and any incurred cost directly or indirectly
resulting from a Tenant Delay) which has occurred since issuance of the immediately prior
Construction Meeting Report.
4.4 Final Accounting; Adjustment of Base Rent.
(a) During the course of the Work, Landlord shall maintain records and other documentation
reasonably sufficient to record all allowable and allocable costs necessary to meet its obligations
under this Addendum. Landlord shall provide copies to Tenant of such records and other
documentation upon written Tenant request.
(b) Upon the Base Rent Commencement Date, Tenant shall commence to pay Base Rent as set forth
in Exhibit D of the Lease. Within ninety (90) days of Substantial Completion of the Leasehold
Improvement Work, the Landlord shall present a full and final accounting (the Final Accounting)
of all allowable and allocable costs and expenses necessary to meet its obligations under this
Addendum through the Base Rent Commencement Date (the Landlords Total Cost of the Work). Should
the Landlords Total Cost of the Work attributable to the Base Building Work and those items that
constituted the Base Building Budget (Landlords Final Development Cost) be less than the total
cost listed in the Base Building Budget (the difference herein being referred to as the Credit
Amount), the Landlord shall, as determined by Tenant, refund to Tenant the Credit Amount in cash
or shall adjust the Base Rent to amortize the Credit Amount remaining over the Term of the Lease
(which amortization rate shall be consistent with the rate utilized to determine the annual Base
Rent in Exhibit D of the Lease). Should the Landlords Final Development Cost be greater
than the Base Building Budget due to Tenant Delay, Tenants Building Changes, Tenants Leasehold
Improvement Changes to the extent that such changes affect the cost of the Base Building Work or
Tenants Payment Delay Cost (the difference herein being referred to as the Additional Amount),
the Base Rent shall increase to
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amortize the Additional Amount over the Term of the Lease (which amortization rate shall be
consistent with the rate utilized to determine the annual Base Rent in Exhibit D of the
Lease), or at Tenants discretion, Tenant shall pay the Additional Amount to Landlord such that the
Base Rent shall remain unchanged. It is expressly contemplated by Landlord and Tenant that the
Base Rent shall be reduced to recognize savings, cost reductions and credits for, among other
things, payments made by Tenant requested and approved by Landlord, any unused Base Building
Contingency, savings resulting from the parties agreed upon changes to the drawings and
specifications for the Base Building, or construction cost savings otherwise procured by Landlord
during the course of the Base Building Work, whether or not due to Landlords Building Changes,
Landlords Leasehold Improvement Changes, Tenants Building Changes or Tenants Leasehold
Improvement Changes to the extent that such changes affect the cost of Base Building Work;
provided, however, Tenant may make payments without Landlords consent for those upgrades
identified on Schedule 5 attached hereto and made a part hereof. Likewise, it is expressly
contemplated by Landlord and Tenant that, except in the event that Tenant shall pay the Additional
Amount to Landlord (which Tenant shall have the right to do in Tenants sole and absolute
discretion) the Base Rent shall be increased to recognize increases in Landlords costs to perform
the Base Building Work in connection with any Tenant Delay, Tenants Building Changes or Tenants
Leasehold Improvement Changes to the extent that such changes affect the cost of Base Building
Work. In connection with determining and/or verifying the Landlords Total Cost of the Work,
Tenant shall have the right to audit and review all records, documentation and other information of
Landlord, the General Contractor, the Leasehold Improvement Contractor, any subcontractors of
Landlord and other vendors of Landlord, and Landlord shall cooperate with any audit or review
requested by Tenant. Landlord and Tenant agree to execute and deliver an amendment to the Lease to
evidence any adjustment in the Base Rent pursuant to this Section 4.4(b).
(c) The Final Accounting shall include an analysis to determine the sum total of additional
charges due to Landlord (after crediting, to the extent applicable, any credits for which Tenant is
entitled to under this Addendum and any other amounts previously paid by Tenant to Landlord with
respect to the Work, including, without limitation, any Tenants Building Changes or Tenants
Leasehold Improvement Changes to the extent that such changes affect the cost of the Base Building
Work) by reason of Tenants Building Changes, Tenants Leasehold Improvement Changes to the extent
that such changes affect the cost of the Base Building Work or Tenant Delay. If any Additional
Amount is due to Landlord, and after submission to and reasonable approval by Tenant of such
accounts, records, invoices, and evidence of payments as Tenant may reasonably request, such amount
(plus interest accrued thereon at the Prime Rate per annum commencing on a date that is thirty (30)
days after the date Landlords invoice therefor is delivered to Tenant) will be paid in cash by
Tenant to Landlord within thirty (30) days after the analysis and determination have been
completed, unless Tenant has elected to have such costs included in the Base Rent, in which case
the Base Rent shall be increased to amortize the excess over the Term of the Lease as set forth in
Section 4.4(b) above. The foregoing computation shall be deemed to include, and Tenant will be
obligated to pay, the fees (including, but not limited to, the fees of the Base Building Architect
and other professionals engaged and utilized by the Landlord), expenses, and charges of Landlord
and all contractors, subcontractors, material suppliers, and laborers to the extent, but only to
the extent, that such fees, expenses, and charges are incurred as a result of Tenants Building
Changes, Tenants Leasehold Improvements
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Changes to the extent that such changes affect the cost of the Base Building Work or Tenant Delay.
4.5 General Access for Inspection and Monitoring of Progress; Tenants Construction.
(a) Landlord will afford Tenant, its employees, and its representatives regular access during
normal business hours to the Base Buildings, all materials thereon and therein, and all work being
performed thereon and therein solely for inspection and monitoring of progress purposes or other
purposes expressly provided by this Addendum; provided, however, that in exercising such right of
access, Tenant and its employees and representatives will comply with all Legal Requirements
(including, but not limited to, OSHA safety regulations and standards) and will coordinate such
access with the General Contractor and Leasehold Improvement Contractor. Tenant will be required
to provide reasonable prior notice to the General Contractor and Leasehold Improvement Contractor
for the purpose of coordinating Tenants entry onto the Premises with Work then in progress.
Tenant acknowledges that its ability to gain entry to the Premises occasionally may be limited or
restricted due to the particular stage of Work then in progress. Landlord shall have the
opportunity to have a representative of Landlord accompany Tenant regarding any such entry.
(b) Tenant reserves the right from time to time upon notice to and approval by Landlord, such
approval not to be unreasonably withheld, to perform with its own personnel, or to cause to be
performed by other contractors, other work at the Premises not included herein; provided, however,
that Tenant shall use commercially reasonable efforts to assure that such personnel or separate
contractors will not cause any conflict with the personnel of Landlord (Tenants Early Access).
Landlord shall afford Tenant and its separate contractors reasonable opportunity for the
introduction, protection and storage of material and equipment at the Premises and the execution of
work, and Tenant shall properly connect, schedule and coordinate the Landlords work with the work
of the Tenants personnel or separate contractors. Tenant shall insure that such personnel or
separate contractors comply with the rules and regulations of the Landlord, General Contractor or
Leasehold Improvement Contractor regarding work at the Premises. Landlord shall not deny Tenants
Early Access provided that the following conditions are satisfied at the time of such request: (i)
the construction of the Base Building and the Leasehold Improvements will be completed to a degree
which will allow Tenants Early Access without undue interference with Landlords Substantial
Completion of the Work; and (ii) Tenants Early Access is permitted by Governmental Authority; and
(iii) Tenant has provided to Landlord all applicable insurance certificates of Tenant, and any of
its contractors or subcontractors. Tenant will be responsible for all costs of repair or damage to
the Base Buildings and the Leasehold Improvements caused by Tenant, its employees, agents, or
contractors, including, without limitation, the Leasehold Contractor and any subcontractors
thereof, during the period between the date of Tenants Early Access and the Term Commencement
Date. Notwithstanding the foregoing, Tenants Early Access shall be further subject to the
provisions set forth in Schedule 3 to this Addendum.
(c) Tenant may inspect and conduct tests at any reasonable time to determine whether the Work
is being performed consistent with the Base Building Plans and the Leasehold Improvement Plans,
regardless of whether such inspections or tests are required by the Base Building Plans and the
Leasehold Improvement Plans. Should the Tenants inspections or tests
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reveal that the Work is not installed in accordance with the Base Building Plans and the
Leasehold Improvement Plans in all material respects, the cost of uncovering and replacement shall
be at the Landlords expense (which may be deducted from the applicable Contingency, but to the
extent it relates to Base Building Work and there is no remaining Base Building Contingency, such
cost shall not be included in the calculation of Landlords Total Cost of the Work attributable to
the Base Building Work pursuant to Section 4.4); provided, however, Landlord shall diligently
pursue correction of such defective Work by the Base Building Architect and the General Contractor,
as applicable. If the Tenants inspections or tests require Work to be uncovered and such
inspections or tests reveal that the Work has been installed in accordance with the Base Building
Plans and the Leasehold Improvement Plans, the costs of uncovering and replacement shall be at the
Tenants expense and may be the basis of Tenant Delay. Neither Tenants inspections, tests or
approvals nor its failure to make any such inspections, tests or approvals shall relieve Landlord
of its responsibility to construct the Work in accordance with the Base Building Plans and the
Leasehold Improvement Plans.
Tenant shall endeavor to mitigate the cost of correction of any non-conforming Work by performing
any inspections and tests in a timely manner so as not to disrupt the flow of the Work. Tenants
failure to notify Landlord within five (5) business days after Tenant has learned of any
non-conforming Work shall constitute a waiver by Tenant of the right to later require the
correction of such Work.
(d) Landlord will not be liable for any injury, loss, or damage to any person (including, but
not limited to, death) or property on or about the Premises resulting from the access by the access
by Tenant, its employees, agents, contractors and subcontractors to or being on the Premises or in
the Base Buildings prior to the Term Commencement Date, including Tenants Early Access and the
performance of inspections and monitoring, except to the extent caused by the negligence or willful
misconduct of Landlord, its agents, employees, or contractors. Tenant indemnifies and agrees to
hold harmless Landlord, General Contractor and Leasehold Improvement Contractor from and against
any and all liability, and any costs or charges (including, without limitation, reasonable
attorneys fees and court costs) which Landlord, the General Contractor, the Leasehold Improvement
Contractor may incur on account of such injury, loss, or damage claims arising from, or claimed to
arise from, any negligence or willful misconduct of Tenant, its employees, agents, contractors and
subcontractors, while on the Premises, or in the Base Buildings prior to the Term Commencement
Date, or for any other reason whatsoever arising out of the access by Tenant, its employees,
agents, contractors and subcontractors to or being on the Premises or in the Base Buildings prior
to the Term Commencement Date, including Tenants Early Access and the performance of inspections
and monitoring, except to the extent caused by the negligence or willful misconduct of Landlord,
its agents, employees, or contractors. Tenants indemnification obligation pursuant to the
provisions of this Section 4.5 will survive and continue in full force and effect after the Term
Commencement Date or the termination of the Lease (regardless of how same may occur).
4.6 Landlord shall cause the General Contractor or Leasehold Improvement Contractor to remove
from the Premises all Work reasonably rejected by the Tenant as failing to conform to the Base
Building Plans and the Leasehold Improvement Plans, whether incorporated in the Work or not, and
the Landlord shall promptly replace and re-execute the Work in accordance with this Addendum.
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4.7 Thirty (30) days following Substantial Completion of the Work, if the Landlord
persistently fails or neglects to carry out the completion of any Punchlist Item for the Base
Building Work or any Punchlist Item for the Leasehold Improvement Work in accordance with the
requirements of this Addendum, Tenant, after ten (10) days written notice to the Landlord and
without prejudice to any other remedy the Tenant may have, may make good such deficiencies and may
deduct the reasonable cost thereof, including Tenants expenses and compensation for the Leasehold
Improvement Architects and Tenants Consultants services made necessary thereby, from the
applicable Contingency.
4.8 No Assumption of Responsibility. Except as otherwise expressly provided in this
Addendum, neither the exercise nor the failure to exercise by Tenant or its representatives of any
right afforded Tenant under this Addendum (including specifically, but without limitation, the
exercise or the failure to exercise of a right to review, comment upon, approve, or disapprove
documents, plans, specifications, drawings, or other matters, or the performance by Landlord) or
the failure by Tenant to insist upon the performance by Landlord of any obligation imposed upon
Landlord under this Addendum, will (a) impose upon Tenant, or be deemed to be an assumption by
Tenant, of any obligation or liability with respect to the construction, operation, or insurance of
the Work or the design of the Base Building or (b) constitute or be deemed to constitute
acquiescence by Tenant to any act or failure to act on the part of Landlord which is in conflict
with any provision of this Addendum.
4.9 Designated Representatives. Landlord and Tenant each hereby appoint a
representative (each a Designated Representative), and in the event that a Designated
Representative is unavailable for any reason whatsoever, an alternative representative (each an
Alternative Representative), to make timely binding decisions on design, development, and
construction matters (including pricing and scheduling changes) relating to the Work. The
Designated Representatives are:
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Landlord
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Jose Hevia |
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Tenant
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David C. Fannin |
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The Alternative Representatives are: |
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Landlord
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Kolleen O.P. Cobb |
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Tenant
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Stephen R. Calkins |
At any time and from time to time hereafter, Landlord and Tenant will each have the right to
appoint a successor or substitute Designated Representative and/or Alternative Representative to
act on behalf of such party, each such appointment to be effected by delivering five (5) days
prior written notice to the other party hereto in accordance with the notice provisions of the
Lease. Any action which may be taken by a Designated Representative may also be taken by an
Alternative Representative and any party may rely thereon as if such action had been taken by the
Designated Representative and such party will have no duty to inquire why the Designated
Representative was unavailable to act.
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ARTICLE V
COST OBLIGATIONS
5.1 Landlords Cost. Except as otherwise specifically provided in this Addendum,
Landlord will be liable and obligated to pay for all costs of preparation of the Base Building
Plans and all costs of developing and constructing the Base Building, including, but not limited
to, all permit costs, impact fees, architectural and engineering fees, and costs for labor and
materials.
5.2 Tenants Cost. Tenant will be liable for and obligated to pay the cost, as and
when due, of the Leasehold Improvement Plans, including, without limitation, labor, materials, all
costs of certification of pay requests by the Leasehold Improvement Architect, all costs for
development of punch lists for the Leasehold Improvements, and any other costs associated with the
Leasehold Improvement Architect and/or its agents. Tenant will be liable for and obligated to pay
the cost of any increase in Landlords costs of developing and constructing the Building resulting
from any Tenant Delay. Tenant also will be liable for and obligated to pay the cost of
constructing and completing the Leasehold Improvements, including, without limitation, labor and
materials in accordance with this Addendum.
ARTICLE VI
SCHEDULE FOR CONSTRUCTION
6.1 Time to Complete.
(a) Time is of the essence to this Addendum. Landlord will cause Substantial Completion of
the Work in accordance with this Addendum on or before the applicable Projected Completion Date, as
may only be extended by Excusable Delays and/or Tenant Delays and/or agreed-on Tenants Building
Changes and Tenants Leasehold Improvement Changes, in which case the applicable Projected
Completion Date, if adversely affected by Excusable Delay and/or Tenant Delay and/or agreed-on
Tenants Building Changes and Tenants Leasehold Improvement Changes, as the case may be, will be
extended by one day for each day of such Excusable Delay and/or Tenant Delay and/or agreed-on
Tenants Building Changes and Tenants Leasehold Improvement Changes. If Substantial Completion of
the Base Building Work or Leasehold Improvement Work is not achieved by Landlord on or before the
date that is fifteen (15) days after the applicable Projected Completion Date, as extended by
Tenant Delay and/or Excusable Delay and/or agreed-on Tenants Building Changes and Tenants
Leasehold Improvement Changes (the Late Date), Landlord will then be liable to Tenant for damages
(Tenants Delay Damages), as liquidated damages as Tenants sole and exclusive remedy for such
delay (except as expressly provided below), and not as a penalty, for the number of days between
the Late Date and the date that Substantial Completion of the Work is achieved (the Late Period),
as provided below. Tenants Delay Damages will be equal to: (i) Two Thousand Five Hundred and
No/100 ($2,500.00) Dollars per day for the first fifteen (15) days of the Late Period, and (ii)
Nine Thousand Five Hundred and No/100 ($9,500.00) Dollars per day for each day of the Late Period
following the first fifteen (15) calendar days thereof. Tenants actual damages for late
Substantial Completion of the Base Building are difficult and impractical to ascertain, and the
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Tenants Delay Damages are intended to be reasonable estimates for the amounts of damages that
Tenant will suffer by reason of Landlords delay in completing the Base Building. Landlord will
credit the amount of unpaid Tenants Delay Damages, if any, against the Base Rent due to Landlord;
provided, however, that if Landlord contests Tenants claim for Tenants Delay Damages, then
Tenants ability to claim such credit will be postponed until a final adjudication is reached with
respect to such claim. The payment to Tenant by Landlord of Tenants Delay Damages will constitute
Tenants sole remedy for Landlords failure to timely Substantially Complete of the Work, and shall
not be deemed to be a default under the Lease, except as expressly provided below.
(b) If Landlord has not achieved Substantial Completion of the Work on or before the first
anniversary of the Projected Completion Date of the Leasehold Improvement Work (the Outside
Completion Date) (as such Outside Completion Date may be extended by Excusable Delays and/or
Tenant Delays and/or agreed-on Tenants Building Changes and Tenants Leasehold Improvement
Changes), then Tenant shall have the right to terminate the Lease subject to the provisions hereof.
If Tenant desires to terminate the Lease, then Tenant shall send a written notice to Landlord
stating Tenants desire to so terminate within ten (10) business days after the Outside Completion
Date (Tenants First Termination Notice). If Landlord achieves Substantial Completion of the
Work within thirty (30) days after delivery of Tenants First Termination Notice, then Tenants
First Termination Notice shall be void and of no further force or effect, and the Lease shall
continue in full force and effect. If Landlord does not achieve Substantial Completion of the Work
within thirty (30) days after delivery of Tenants First Termination Notice, and Tenant desires to
terminate the Lease, then Tenant shall send a written notice to Landlord stating Tenants desire to
so terminate within ten (10) business days after the expiration of such thirty (30) day period
(Tenants Second Termination Notice). If Landlord achieves Substantial Completion of the Work
within thirty (30) days after delivery of Tenants Second Termination Notice, then Tenants Second
Termination Notice shall be void and of no further force or effect, and the Lease shall continue in
full force and effect. If Landlord does not achieve Substantial Completion of the Work within
thirty (30) days after delivery of Tenants Second Termination Notice, then the Lease shall be
deemed to be terminated and the parties shall be relieved of all further obligations under the
Lease. Nothing in this subsection is intended to relieve Landlord of its obligations to otherwise
meet the Construction Schedule in accordance with this Addendum.
6.2 Tenant Default. If a Tenant Delay occurs under this Addendum or Tenant otherwise
fails to comply with the terms hereof and the same continues uncured for ten (10) business days
after Landlords delivery of notice thereof to Tenant, then Landlord shall have the following
rights and/or remedies, at Landlords option: (a) an Event of Default shall be deemed to have
occurred under the Lease, giving Landlord all rights and remedies available to Landlord thereunder;
provided, however, that Landlord will not seek to terminate the Lease unless (i) Landlord has
afforded Tenant the applicable cure period set forth in the Lease, and (ii) the Tenant Delay in
question is based on Tenant (A) having failed to (x) deliver the Leasehold Improvement Plans in
accordance with the terms and conditions of this Addendum, or (y) provide the insurance required
under this Addendum, or (B) having otherwise ceased all performance under this Addendum; and/or (b)
Tenant shall be liable for all damages incurred by Landlord which are proximately caused by such
Tenant Delay, including, without limitation, any increased construction costs of the Base Building
or Leasehold Improvements (e.g., due to
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re-pricing of the Construction Contract(s) or any subcontracts as a result of such Tenant
Delay) regardless of whether Substantial Completion of the Work is deemed to have occurred; and/or
(c) Landlord shall have any other rights and/or remedies expressly provided in this Addendum.
6.3 Early Completion Bonus. If Landlord achieves Substantial Completion of the
Leasehold Improvement Work in accordance with this Addendum prior to the Projected Completion Date
for the Leasehold Improvements (or if Substantial Completion of the Leasehold Improvement Work is
not achieved solely due to Tenant Delay, then if Landlord would have achieved Substantial
Completion of the Leasehold Improvement Work on or before the Projected Completion Date for the
Leasehold Improvement Work but for such Tenant Delay), Landlord will be entitled to a bonus
(Landlords Early Completion Bonus) for each day between the date of such Substantial Completion
of the Leasehold Improvements (or the date that such Substantial Completion of the Leasehold
Improvements would have occurred, but for Tenant Delay) and such Projected Completion Date for the
Leasehold Improvements (the Early Completion Period). Landlords Early Completion Bonus will be
equal to Five Thousand and No/100 ($5,000.00) Dollars per day for each day of the Early Completion
Period. Landlords Early Completion Bonus shall be paid to Landlord solely out of the unused
portion, if any, of the Base Building Contingency. If the Base Building Contingency has been
depleted, then Landlord is not entitled to Landlords Early Completion Bonus regardless of whether
it has been earned.
ARTICLE VII
LEASE
7.1 Term Commencement Date. The Term of the Lease will commence upon the Term
Commencement Date (as defined in Section 1.3 of the Lease). Notwithstanding the foregoing, if any
Tenant Delay causes a delay in Substantial Completion of the Leasehold Improvements Work, then the
Term Commencement Date shall be deemed to be the date that Substantial Completion of the Leasehold
Improvements Work would have been achieved, but for such Tenant Delay. On the Term Commencement
Date, Landlord agrees that, at Landlords expense: (a) Landlord will deliver possession of the
Premises and the Leasehold Improvements, free of all leases, tenancies, occupants, construction
lien claims not discharged or transferred to security within ten (10) business days of the filing
thereof, and defects in material and workmanship, but subject to Punchlist Items for Base Building
Work or Leasehold Improvements Work; (b) the Base Building and the Leasehold Improvements will be
in compliance with all Legal Requirements other than as may be applied due solely to a special use
by Tenant unless the special use is shown on the final approved Base Building Plans or Leasehold
Improvement Plans or in an approved Tenants Building Change or Tenants Leasehold Improvement
Changes; (c) Landlord will satisfy all those obligations imposed upon Landlord by the provisions of
the Lease which are required to be complied with prior to the commencement of the Term of the
Lease, and (d) Landlord shall remove from the Premises all temporary systems, tools, equipment,
machinery, surplus materials, waste and rubbish, and replace broken glass, except to the extent
that any such items need to remain in order to complete any mutually approved Punchlist Items.
Notwithstanding the foregoing, to the extent that the Term Commencement Date occurs and, due to a
Tenant Delay or a default by Tenant under the Lease or this Addendum, any of the foregoing
requirements set forth in clauses (a) (d) above have not been met or satisfied by Landlord then
such requirements shall be deemed to be waived
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by Tenant for purposes of determining the date of Substantial Completion of the Work, and the
Term Commencement Date shall nevertheless be deemed to occur, but Landlord will complete such
requirements when Substantial Completion of the Work actually occurs.
ARTICLE VIII
GENERAL COVENANTS OF LANDLORD
8.1 Insurance. Landlord will obtain and maintain or will require the General
Contractor to obtain and maintain, from the date hereof until the date of Substantial Completion of
the Work, at no cost to Tenant, builders all-risk insurance (which shall be for the Base Building
only), automobile liability insurance, and commercial general liability insurance against liability
for bodily injury and death and property damage, in reasonable and customary amounts and forms (at
least $2,000,000 general aggregate, which commercial general liability insurance shall name Tenant
and Tenants Consultant as additional insureds thereunder). Upon approval by Tenant of the
Leasehold Improvement Costs, and any Tenants Building Change or Tenants Leasehold Improvement
Change, Landlord will require the General Contractor or the Leasehold Improvement Contractor (in
the case of Leasehold Improvements) to increase the amount of builders all-risk insurance for this
work. The cost of the increased insurance will be included in the cost of the Leasehold Improvement
Costs, Tenants Building Change or Tenants Leasehold Improvement Change. Landlord will also
provide or cause to be provided and kept in force workers compensation coverage with statutory
benefits covering employees of the General Contractor and with such endorsements and employers
liability coverage as would be maintained by a prudent owner. Landlord will deliver to Tenant,
promptly as same are issued, certificates of insurance as are required to be obtained and
maintained by Landlord pursuant to the terms hereof. Any insurance required by the terms of this
Section 8.1 to be carried by Landlord may be under a blanket policy (or policies) covering other
properties of Landlord and/or its affiliates; provided, however that Landlord will procure and
deliver to Tenant a statement from the insurer or general agent of the insurer setting forth the
coverage maintained and the amounts thereof allocated to the risks intended to be insured
hereunder. In addition, the General Contractor shall carry products and completed operations (for
at least one (1) year after the date of Substantial Completion of the Base Building or Substantial
Completion of the Leasehold Improvement Work, as applicable); and contractual liability
specifically covering the indemnification provision in the Construction Contract. The commercial
general liability insurance is to include broad form property damage and afford coverage for
explosion, collapse and underground hazards, and personal injury liability insurance and an
endorsement providing that the insurance afforded under the contractors policy is primary
insurance as respects Landlord and Tenant and that any other insurance maintained by Landlord or
Tenant is excess and non-contributing with the insurance required hereunder, provided that such
insurance may be written through primary or umbrella insurance policies with policy limits required
herein).
8.2 Base Building Architects Insurance. Landlord shall cause the Base Building
Architect to carry professional liability insurance in the amount of $1,000,000 per occurrence and
$2,000,000 in the aggregate.
8.3 Leasehold Improvement Architect and Contractor Insurance. Tenant, at no cost to
Landlord, shall cause all architects and engineers retained by Tenant in connection with the
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Leasehold Improvements to carry liability (including professional liability insurance in the
amount of $1,000,000 per occurrence and $2,000,000 in the aggregate) insurance, as described in
Section 8.1 above and naming Landlord as an additional insured thereunder.
8.4 Landlords Use of Tenants Name. Landlord shall not use Tenants name or
trademark(s) on any site signs without the prior written consent of Tenant, which consent may be
withheld in Tenants sole and absolute discretion.
ARTICLE IX
DISPUTE RESOLUTION
9.1 Mediation. Any dispute as to the Base Building Plans or the Work shall be subject
to the provisions of Section 11.12 of the Lease; provided that for any mediation in connection with
a dispute under this Addendum, the Mediator shall have had experience in large-scale commercial
construction.
9.2 Excusable Delay. Any delays in Substantial Completion of the Work caused as a
result of the lapse of time pending an outcome under the dispute resolution process set forth in
Section 11.12 of the Lease or as a result of a court decision shall be deemed to be an Excusable
Delay if, as to a court decision, the court judgment provides for same.
ARTICLE X
WARRANTY OF CONSTRUCTION/CORRECTION OF THE WORK
10.1 For the first (1st) year after the date of Substantial Completion of the Base Building
Work (the Base Building Warranty Period), Landlord hereby warrants to Tenant that all Base
Building Work performed under this Addendum conforms to the requirements of the Base Building
Plans, and is free of any defect, and that Landlord agrees to repair or replace (if needed) any
defect in the Base Building Work so long as the need for such repair or replacement is not caused
by the negligence or willful misconduct of Tenant or its agents, employees, or contractors. The
warranty contained herein is not intended to reduce Landlords repair and maintenance obligations
expressly set forth in the Lease.
10.2 For the first (1st) year after the date of Substantial Completion of the Leasehold
Improvement Work (the Leasehold Improvements Warranty Period; and together with the Base Building
Warranty Period, the Warranty Period), Landlord hereby warrants to Tenant that all Leasehold
Improvement Work performed under this Addendum conforms to the requirements of the Leasehold
Improvement Plans, and is free of any defect, and that Landlord agrees to repair or replace (if
needed) any defect in the Leasehold Improvement Work so long as the need for such repair or
replacement is not caused by the negligence or willful misconduct of Tenant or its agents,
employees, or contractors. The warranty contained herein is not intended to reduce Landlords
repair and maintenance obligations expressly set forth in the Lease.
10.3 Subject to the provisions of Section 4.5(c) hereof, prior to Substantial and Final
Completion of the Base Building and the Leasehold Improvement Work and during the applicable
Warranty Period, if Tenant notifies Landlord that any of the Work required under the
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Base Building Plans or the Leasehold Improvement Plans is found to be not in accordance with
the requirements of the Base Building Plans or the Leasehold Improvement Plans, Landlord shall use
commercially reasonable efforts to cause the General Contractor and the Leasehold Improvement
Contractor to correct such work with reasonable promptness. Under no circumstances shall Landlord
have any responsibilities with respect to the Work if Tenant has not given such notice to Landlord
within such one-year period.
10.4 Costs of correcting non-conforming work, including additional testing and inspections and
compensation for the Base Building Architect and Leasehold Improvement Architects services and
expenses made necessary thereby, shall be at the Landlords expense, however, such expenses may be
paid from any unused Base Building Contingency if related to the Base Building (but any such costs
related to the Base Building Work in excess of the Base Building Contingency shall not be included
in the calculation of Landlords Total Cost of the Work attributable to the Base Building Work
pursuant to Section 4.4) and may be paid from any unused Leasehold Improvement Contingency if
related to the Leasehold Improvements. Notwithstanding the foregoing or any other provision of
this Addendum to the contrary, (i) in the event that the correction of the Work is related to an
error or omission in the Leasehold Improvement Plans by the Leasehold Improvement Architect (a
Leasehold Improvement Plan Design Defect), then the Work necessary to correct the Leasehold
Improvement Plan Design Defect shall be made at Tenants expense, and (ii) in the event that the
correction of the Work is related to an error or omission in the Base Building Plans by the Base
Building Architect (a Base Building Plan Design Defect), then the Work necessary to correct the
Base Building Plan Design Defect shall be made at Landlords expense, but such costs may be paid
from the Base Building Contingency (but any such costs related to the Base Building Plan Design
Defect in excess of the Base Building Contingency shall not be included in the calculation of
Landlords Total Cost of the Work attributable to the Base Building Work pursuant to Section 4.4).
Notwithstanding any provision in this Addendum to the contrary, Tenants approval of the proposed
or final Base Building Plans or Leasehold Improvement Plans shall not relieve Landlord of its
obligations under this Article X.
10.5 For components of the Base Building and for the Leasehold Improvements that have
manufacturers warranties that are greater than one year, at Substantial Completion of the Base
Building or Substantial Completion of the Leasehold Improvements, as applicable, the Landlord shall
assign such warranties to the benefit of the Tenant. Such warranties shall be in a commercially
reasonable form. The Landlord shall remain responsible for administering all warranties, including
such extended warranties, for one year following the date of Substantial Completion of the Base
Building or Substantial Completion of the Leasehold Improvements, as applicable.
10.6 Notwithstanding the foregoing, the warranty period for all plant material, vegetation and
landscaping, including, without limitation, sod, shall be at least ninety (90) days from
Substantial Completion of the Work.
10.7 Subject to Landlords obligations above, upon the Term Commencement Date, Landlord shall
assign its rights under the Leasehold Improvements Contract to the benefit of the Tenant, which
shall have the right to pursue any rights it may have thereunder.
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10.8 Following the end of the Base Building Warranty Period, Landlord shall assign its rights
under the Base Building Construction Contract, other than foundation, roof, floor slabs, exterior
walls and ceiling slabs and other structural portions of the Base Buildings which Landlord is
responsible to maintain under the Lease, to the benefit of the Tenant, which shall have the right
to pursue any rights it may have thereunder with respect to latent defects, gross mistakes, or
fraud.
ARTICLE XI
AS-BUILT PLANS
11.1 Within ninety (90) days following Substantial Completion of the Work, Landlord, at its
expense as part of the Base Building cost, shall deliver or cause to be delivered to Tenant one (1)
complete copy of as-built drawings and specifications of the Base Building Work, in full size
sheets, and in electronic format reasonably acceptable to Tenant. As-built drawings and
specifications must show all changes incorporated into the Work. The cost of generating such
as-built drawings and specifications for the Base Building shall be part of the Base Building cost.
11.2 Within ninety (90) days following Substantial Completion of the Leasehold Improvement
Work, Landlord, as part of the Leasehold Improvement Costs to be paid by Tenant shall deliver or
cause to be delivered one (1) complete set of marked up drawings and specifications to the
Leasehold Improvement Architect showing all changes incorporated into the Work.
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Schedule 1 to Construction Addendum
ISSUED FOR PERMIT PLANS
Schedule 2 to Construction Addendum
CONSTRUCTION SCHEDULE
Schedule 2-A to Construction Addendum
CONSTRUCTION SCHEDULE MILESTONE DATES
Schedule 3 to Construction Addendum
PROVISIONS RELATING TO TENANTS EARLY ACCESS
FOR CONSTRUCTION OF LEASEHOLD IMPROVEMENTS
1. The parties agree to cooperate and use good faith efforts to meet the time frames set forth
in the Construction Schedule.
2. Tenants Early Access shall not in any way delay or materially interfere with the Work, and
Tenant agrees to meet with Landlord as often as requested by Landlord in order to continually
coordinate Tenants Early Access.
3. Tenants Early Access shall be at Tenants sole risk, and if at any time Tenants Early
Access shall cause material delay, disharmony, impediment, or interference with the Work, then
Tenants Early Access may be withdrawn by Landlord upon two (2) business days written notice to
Tenant and failure of Tenant to cease its activities that are the cause of the delay, disharmony,
impediment, or interference (which failure shall then be a Tenant Delay). Tenants Early Access
shall at all times be subject to the Landlords reasonable rules and regulations regarding such
access.
4. Landlord makes no representation or warranty that the framework established by the parties
for Tenants Early Access will comply with Legal Requirements. If at any time a Governmental
Authority alleges that Tenants Early Access is not in compliance with or permitted by Legal
Requirements, then Tenant shall cease all work as may be required by the Governmental Authority,
until such time as Tenant, at its expense, has obtained the necessary approvals therefor.
5. Tenants Early Access shall not constitute acceptance of the Premises nor shall it in any
way be deemed a waiver of any rights Tenant might have under this Addendum.
Schedule 4 to Construction Addendum
BASE BUILDING BUDGET
Schedule 5 to Construction Addendum
Description of Upgrades
EXHIBIT B
LEGAL DESCRIPTION OF PROPERTY
Parcels B, C, D, E and F, ARVIDA PARK OF COMMERCE PLAT NO. 11, according to the Plat
thereof, as recorded in Plat Book 50, Page 151, of the Public Records of Palm Beach County,
Florida.
together with the Golf Course Parcel described as follows:
Being a parcel of land situated in Section 1, Township 47 South, Range 42 East, City of Boca Raton,
Palm Beach County, Florida and more particularly described as follows:
Commencing at the Southwest corner of the Northwest one-quarter of said Section 1; thence South 89°
06' 49" East, along the South line of the said Northwest one-quarter, a distance of 70.01 feet;
thence North 00° 00' 35" West, a distance of 40.00 feet; thence
South 89° 06' 49" East, a distance
of 105.99 feet to the POINT OF BEGINNING of this description; thence
continue South 89° 06' 49"
East a distance of 250.00 feet; thence North 00° 00' 35" West, a distance of 258.00 feet; thence
North 89° 06' 49" West, a distance of 250.00 feet; thence South
00° 00' 35" East, a distance of
258.00 feet to the POINT OF BEGINNING.
Based on the final site plan and surveying, the legal description of the Property may be updated,
and the parties will execute such documentation as may be reasonably requested by Landlord in order
to confirm the legal description.
B-1
EXHIBIT C
This instrument prepared by:
Eric D. Rapkin, Esq.
Akerman Senterfitt
Las Olas Centre II
350 East Las Olas Boulevard, Suite 1600
Ft. Lauderdale, Florida 33301
MEMORANDUM OF LEASE COMMENCEMENT
THIS MEMORANDUM OF LEASE COMMENCEMENT is made and entered into as of ,
200___, by and between BOCA 54 NORTH LLC, a Delaware limited liability company (the Landlord), and
OFFICE DEPOT, INC., a Delaware corporation (the Tenant), with respect to that certain Lease
between Landlord and Tenant dated as of , 2006 (the Lease).
Landlord and Tenant hereby confirm that the Term Commencement Date of the Lease is
___, 200___, the Base Rent Commencement Date is ___, 200___, and that the
Term shall expire on ___, 20___, unless the Term is renewed or the Lease is terminated
pursuant to the terms of the Lease, and that these dates shall be conclusive for all purposes of
the Lease.
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C-1
IN WITNESS WHEREOF, Landlord and Tenant have executed this document as of the first date set
forth in the first paragraph above.
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WITNESSES: |
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LANDLORD: |
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BOCA 54 NORTH LLC, a Delaware limited liability company |
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By: |
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Boca 54 Land Associates LLC, a Delaware
limited liability company, its Sole Member |
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By:
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Flagler Boca 54, LLC, a Florida |
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limited liability company, its |
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Managing Member |
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By: |
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Name:
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Title: |
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Name: |
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STATE OF
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COUNTY OF
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The foregoing instrument was acknowledged before me this day of
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200___ by , as of Flagler Boca 54, LLC, a Florida limited
liability company, on behalf of the limited liability, which limited liability company is Managing
Member of Boca 54 Land Associates LLC, a Delaware limited liability company, on behalf of the
limited liability company, which limited liability company is Sole Member of BOCA 54 NORTH LLC, a
Delaware limited liability company, on behalf of the limited liability company. He/She is
personally known to me or produced a valid drivers license as identification.
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Notary Public |
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Print Name: |
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My commission expires: |
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C-2
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TENANT: |
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OFFICE DEPOT, INC., a Delaware corporation |
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By: |
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Name:
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Title: |
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STATE OF
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COUNTY OF
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The foregoing instrument was acknowledged before me this day of
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200___ by
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on behalf of the corporation. He/She is personally known to me or produced a valid drivers
license as identification.
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Notary Public |
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C-3
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EXHIBIT D
BASE RENT
Subject to adjustment as expressly set forth in this Exhibit, commencing on the Base Rent
Commencement Date, Base Rent shall be as follows:
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Monthly Base Rent |
Year* |
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Annual Base Rent |
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1 |
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14,354,612.01 |
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1,196,217.67 |
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14,713,477.31 |
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1,226,123.11 |
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15,081,314.24 |
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1,256,776.19 |
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15,458,347.10 |
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1,288,195.59 |
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$ |
15,844,805.77 |
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$ |
1,320,400.48 |
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$ |
16,240,925.92 |
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$ |
1,353,410.49 |
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16,646,949.07 |
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$ |
1,387,245.76 |
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$ |
17,063,122.79 |
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$ |
1,421,926.90 |
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17,489,700.86 |
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1,457,475.07 |
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$ |
17,926,943.38 |
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$ |
1,493,911.95 |
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$ |
18,375,116.97 |
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$ |
1,531,259.75 |
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18,834,494.89 |
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$ |
1,569,541.24 |
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19,305,357.26 |
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$ |
1,608,779.77 |
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$ |
19,787,991.20 |
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1,648,999.27 |
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20,282,690.98 |
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1,690,224.25 |
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(commencing on the Base Rent Commencement Date) |
The annual Base Rent is based on the Base Building Budget, which amount ($162,658,493) is subject
to adjustment in accordance with Section 4.4(b) of the Construction Addendum. Any Credit Amount or
Additional Amount amortized over the initial Term of the Lease in accordance with Section 4.4(b) of
the Construction Addendum shall be at a rate of 8.825%. The annual Base Rent will be increased by
two and one-half (2.5%) percent of the Base Rent for the immediately prior year, on each
anniversary of the Base Rent Commencement Date. The Base Rent shall not be determined on the basis
of the rentable square feet, gross square feet or other measure of the area of the Premises. The
parties agree to execute and deliver an amendment to this Lease reflecting any adjustment in the
Base Rent pursuant to Section 4.4 of the Construction Addendum.
D-1
EXHIBIT E
This instrument prepared by:
Eric D. Rapkin, Esq.
Akerman Senterfitt
Las Olas Centre II
350 East Las Olas Boulevard, Suite 1600
Ft. Lauderdale, Florida 33301
MEMORANDUM OF LEASE
THIS MEMORANDUM OF LEASE is entered into and is effective as of the day of ,
2006, by and between BOCA 54 NORTH LLC, a Delaware limited liability company (the Landlord), and
OFFICE DEPOT, INC., a Delaware corporation (the Tenant).
1. Landlord and Tenant are parties to that certain Lease Agreement dated ,
2006 (as the same may be amended from time to time, the Lease), pursuant to which Landlord has
leased to Tenant the premises described therein and located on the real property legally described
in Exhibit A, attached hereto and made a part hereof (the Premises).
2. The term of the Lease will commence on the Term Commencement Date (as defined in the
Lease), and will continue for one hundred eighty (180) calendar months following the Base Rent
Commencement Date (as defined in the Lease), unless earlier terminated in accordance with the terms
of the Lease. The Lease also contains an option for Tenant to extend the term for two (2) terms of
ten (10) years each, subject to the terms and conditions set forth in the Lease.
3. Tenant has also been granted a right of first offer to purchase the Premises.
4. The Lease contains substantially the following language:
Tenant will have no authority or power, express or implied, to create or cause any
construction lien or claim of any kind against the Premises or any portion thereof. Tenant will
promptly cause any such liens or claims to be released by payment, bonding or otherwise within
thirty (30) days after request by Landlord, and will indemnify Landlord against losses arising out
of any such claim including, without limitation, legal fees and court costs. NOTICE IS HEREBY
GIVEN THAT LANDLORD WILL NOT BE LIABLE FOR ANY LABOR, SERVICES, OR MATERIAL FURNISHED OR TO BE
FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH OR UNDER TENANT, AND THAT NO
E-1
CONSTRUCTION OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES, OR MATERIALS WILL ATTACH TO OR
AFFECT THE INTEREST OF LANDLORD IN THE PREMISES. TENANT WILL DISCLOSE THE FOREGOING PROVISIONS TO
ANY CONTRACTOR ENGAGED BY TENANT PROVIDING LABOR, SERVICES, OR MATERIAL TO THE PREMISES.
5. If the term of the Lease expires or is earlier terminated, Landlord shall prepare (in
recordable form), and the parties shall promptly execute, a termination of this Memorandum, in form
and content reasonably acceptable to both parties hereto. If Tenant fails to execute such
termination within thirty (30) days after Landlords request, then Landlord may execute such
termination on Tenants behalf, and Landlord is deemed to be appointed by Tenant as Tenants
attorney-in-fact for the limited and sole purpose of executing the termination of this Memorandum.
6. This Memorandum does not set forth the entire Lease but is only intended to give notice
thereof. Nothing contained herein shall be deemed to in any way to amend, modify or supersede the
terms of the Lease, which terms remain in full force and effect. In the event of any conflict
between the terms of the Lease and this Memorandum, the terms of the Lease shall prevail.
[signatures begin on next page]
E-2
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WITNESSES: |
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LANDLORD: |
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BOCA 54 NORTH LLC, a
Delaware limited liability company |
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By: |
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Boca 54 Land Associates LLC, a Delaware |
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limited liability company, its Sole Member |
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By:
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Flagler Boca 54, LLC, a Florida |
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limited liability company, its |
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Managing Member |
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By: |
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Name:
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Name: |
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STATE OF
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COUNTY OF
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The
foregoing instrument was acknowledged before me this day of , 200___ by
, as of Flagler Boca 54, LLC, a Florida limited
liability company, on behalf of the limited liability, which limited liability company is Managing
Member of Boca 54 Land Associates LLC, a Delaware limited liability company, on behalf of the
limited liability company, which limited liability company is Sole Member of BOCA 54 NORTH LLC, a
Delaware limited liability company, on behalf of the limited liability company. He/She is
personally known to me or produced a valid drivers license as identification.
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Notary Public |
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Print Name: |
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My commission expires: |
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TENANT: |
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OFFICE DEPOT, INC., a Delaware corporation |
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By: |
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Name:
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Name: |
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Title: |
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Name: |
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STATE OF
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) |
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) |
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COUNTY OF
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) |
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The foregoing instrument was acknowledged before me this day of , 200___by
, as of OFFICE DEPOT, INC., a Delaware corporation,
on behalf of the corporation. He/She is personally known to me or produced a valid drivers
license as identification.
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Notary Public |
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My commission expires: |
E-4
EXHIBIT A TO MEMORANDUM OF LEASE
LEGAL DESCRIPTION
Parcels B, C, D, E and F, ARVIDA PARK OF COMMERCE PLAT NO. 11, according to the Plat
thereof, as recorded in Plat Book 50, Page 151, of the Public Records of Palm Beach County,
Florida.
E-5
EXHIBIT F
PERMITTED EXCEPTIONS
F-1
EXHIBIT H
QUALIFIED TRANSFEREES
For purposes of Section 11.21 of the Lease, a Qualified Transferee is a person or entity, or
an entity that is controlled by a person or entity, that (i) is not a Disqualified Person or Entity
(as defined below), and (ii):
(a) is an institutional or a private real estate investor or an Affiliate thereof, including
without limitation, an insurance company, pension fund, investment or hedge fund, real estate
investment trust, or real estate operating company, so long as such institutional or a private real
estate investors real estate equity portfolio aggregates at least $500 million; or
(b) has a net worth of at least $250 million; or
(c) has a long term credit rating of Baa3 or higher by Moodys Investors Service (Moodys)
(or its equivalent, if Moodys revises its credit ratings), or BBB- or higher by Standard & Poors
Rating Group (Standard & Poors) (or its equivalent, if Standard & Poors revises its credit
ratings), or BBB- or higher by Fitch (or its equivalent, if Fitch revises its credit ratings); or
(d) is a developer or manager of first-class office buildings and has a reputation in the
industry comparable to that of Stiles Corporation.
A Disqualified Person or Entity is a person or entity, or an entity that is controlled by a
person or entity, that (x) has been convicted of or has pleaded guilty in a criminal proceeding for
any felony, or that is an on-going target of a grand jury investigation convened pursuant to
Applicable Laws concerning organized crime, money laundering, or unlawful narcotics; or (y) is
organized in or controlled from a country, the effects of the activities with respect to which are
regulated or controlled pursuant to the following United States laws and the regulations or
executive orders promulgated thereunder: (A) the Trading with the Enemy Act of 1917, 50 U.S.C.
App. §1, et seq., as amended; (B) the International Emergency Economic Powers Act of 1976, 50
U.S.C. §1701, et seq., as amended; or (C) the Anti-Terrorism and Arms Export Amendments Act of
1989, codified at Section 6(j) of the Export Administration Act of 1979, 50 U.S.C. App. § 2405(j),
as amended; or (z) is a national office products retailing company.
H-1
EXHIBIT I
LEGAL DESCRIPTION OF RELOCATION PROPERTY
Parcels A, B, C and D, ARVIDA PARK OF COMMERCE PLAT NO. 10, according to the Plat thereof,
as recorded in Plat Book 50, Page 149, of the Public Records of Palm Beach County, Florida, and
Parcel A, ARVIDA PARK OF COMMERCE PLAT NO. 11, according to the Plat thereof, as recorded in Plat
Book 50, Page 151, of the Public Records of Palm Beach County, Florida.
I-1
RIDER NUMBER 1 TO LEASE
dated , 2006
between Boca 54 North LLC, as Landlord,
and Office Depot, Inc., as Tenant
A. Landlord hereby grants Tenant two (2) consecutive options to renew (individually a Renewal
Option and collectively, the Renewal Options) the original Term, which Renewal Options shall be
subject to the covenants and conditions hereinafter set forth in this Rider. The first Renewal
Option shall be an option to extend the original Term for a period of ten (10) years (the First
Renewal Term), commencing as of the date immediately following the expiration of the original
Term. The second Renewal Option shall be an option to extend the First Renewal Term for one (1)
additional period of ten (10) years (Second Renewal Term) commencing as of the date immediately
following the expiration of the First Renewal Term (the First Renewal Term and the Second Renewal
Term, to the extent so exercised, are collectively referred to as the Renewal Terms). All terms
not defined herein shall have the meaning ascribed to them in the Lease.
B. No earlier than eighteen (18) months and no later than fifteen (15) months prior to the
expiration of the initial Term of this Lease or the First Renewal Term, as may be applicable,
Tenant shall have the right to request, in writing, that Landlord provide the Market Rent Notice
(as defined in subsection E(2) below) (the Request Notice). Landlord shall provide the Market
Rent Notice within thirty (30) days after Tenant has given the Request Notice, provided, however,
that regardless of whether Tenant has given a Request Notice, Landlord shall give Tenant the Market
Rent Notice no earlier than fifteen (15) months and no later than thirteen (13) months prior to the
expiration of the initial Term of this Lease or the First Renewal Term, as may be applicable.
Tenant shall give Landlord written notice (the Renewal Notice) of Tenants election to exercise
the applicable Renewal Option not later than twelve (12) months prior to the expiration of the
initial Term of this Lease or the First Renewal Term, as may be applicable; provided that Tenants
failure to give an applicable Renewal Notice by said date, whether due to Tenants oversight or
failure to cure any existing defaults or otherwise, shall render the Renewal Options null and void.
If Tenant fails to exercise a Renewal Option in accordance with the terms and conditions of this
Rider on or before the applicable date, then all Renewal Options shall terminate and have no
further force or effect, without further notice from Landlord.
C. Tenant shall not be permitted to exercise the Renewal Option if at the time Tenant delivers
its Renewal Notice Tenant is in default under the Lease beyond any applicable notice and cure
periods.
D. Tenant shall be deemed to have accepted the Premises in as-is condition as of the
commencement of the Renewal Terms, it being understood and agreed that Landlord shall have no
obligation to perform any tenant improvements or renovate the Premises or any portion of the
Buildings as a result of Tenants renewal of the Lease.
E. The covenants and conditions of the Lease in force during the original Term, as the same
may be modified from time to time, shall continue to be in effect during the Renewal Terms, except
as follows:
- 1 -
(1) The Base Rent for the Renewal Terms shall be an amount equal to the then Fair
Market Rental Value (defined below) of the Premises. Fair Market Rental Value of the
Premises shall be an amount, including Base Rent and annual escalations, determined on the
basis of the then-prevailing market rental rates for tenants of comparable size and
creditworthiness for comparable office buildings in Boca Raton, Florida.
(2) The Fair Market Rental Value shall be set forth in a written notice from Landlord
to Tenant (the Market Rent Notice). The Market Rent Notice shall specify the Fair Market
Rental Value for each of the ten (10) years contained in such Renewal Term. If Tenant shall
disagree with the Fair Market Rental Value set forth in the Market Rent Notice established
by Landlord for the Premises, Tenant shall, within twenty-one (21) days after receipt of the
Market Rent Notice (the Tenants Notice Deadline), furnish Landlord with a written notice
of its disagreement (the Tenants Notice), and Landlord and Tenant shall commence
negotiations to agree upon the Fair Market Rental Value. If the Tenants Notice is not
received by Landlord by the Tenants Notice Deadline, the Fair Market Rental Value shall be
as set forth in the Market Rent Notice to Tenant. If Landlord and Tenant are unable to
reach agreement within twenty-one (21) days after the Landlords receipt of the Tenants
Notice (the Renewal Rent Negotiation Period), then the Fair Market Rental Value for such
Renewal Term shall be determined as follows:
(a) No later than ten (10) business days following the expiration of the
Renewal Rent Negotiation Period, Tenant and Landlord shall select an individual as
an appraiser of its choice (the Tenants Appraiser) and give Landlord written
notice of such appraisers name, address, and telephone number.
(b) No later than ten (10) business days following the expiration of the
Renewal Rent Negotiation Period, Landlord shall select an appraiser of its choice
(the Landlords Appraiser) and give Tenant written notice of such appraisers
name, address, and telephone number.
(c) The two (2) appraisers so selected by Landlord and Tenant shall then select
an individual as a third (3rd) appraiser (the Third Appraiser) within fifteen (15)
days after receipt by Tenant of Landlords notification as to its selection of
Landlords Appraiser, and furnish Landlord and Tenant written notice of such Third
Appraisers name, address, and telephone number. If the appraisers selected by
Landlord and Tenant fail to appoint the Third Appraiser within the time and in the
manner herein, then Landlord and/or Tenant shall promptly apply to the local office
of the local Appraisal Institute Office for the appointment of the Third Appraiser.
(d) All appraisers selected pursuant to this Section shall be M.A.I.
appraisers, unless Landlord and Tenant otherwise agree in writing, each having at
least ten (10) years experience with commercial office property in Palm Beach
County, Florida. Landlords Appraiser and Tenants Appraiser shall each
- 2 -
have thirty (30) days after the selection of the Third Appraiser to submit to
the Third Appraiser their respective appraisals for Fair Market Rental Value. Each
appraisal shall set forth the assumptions made therein by the appraiser with respect
to brokerage fees and tenant allowance and all other concessions and relevant market
factors in determining Fair Market Rental Value. The Third Appraiser shall have
thirty (30) days thereafter to select one appraisal or the other and the selection
by the Third Appraiser shall be final and binding upon the parties.
(e) If Tenant fails to select Tenants Appraiser in the manner and within the
time specified above for the applicable Renewal Term, then the Fair Market Rental
Value for the applicable Renewal Term shall be the amount set forth in the Market
Rent Notice. If Landlord fails to select Landlords Appraiser in the manner and
within the time specified above for the applicable Renewal Term, then Landlord shall
not have the right to select an appraiser to determine Fair Market Rental Value, so
long as Tenant shall have timely selected Tenants Appraiser, and, in such event,
Tenants Appraiser shall determine Fair Market Rental Value in accordance with the
provisions of subsection (d) above.
(f) Landlord and Tenant shall share equally all fees, costs, and expenses
incurred in connection with retaining the Third Appraiser. Landlord and Tenant
shall each bear their own attorneys fees incurred with respect to the procedure set
forth in this subsection E.
F. Following expiration of the Second Renewal Term as provided herein, Tenant shall have no
further right to renew or extend the Lease.
G. The Renewal Option shall not be transferable by Tenant, except in conjunction with a
permissible assignment (including, without limitation, an assignment in an Exempt Transfer) in
accordance with the applicable provisions of the Lease.
- 3 -
EX-10.2
Exhibit 10.02
FIRST AMENDMENT TO LEASE
THIS FIRST AMENDMENT TO LEASE (the First Amendment) is made and entered into as of the
3rd day of July, 2007, by and between BOCA 54 NORTH LLC, a
Delaware limited liability company (the Landlord), and OFFICE DEPOT, INC., a Delaware corporation
(the Tenant).
RECITALS:
WHEREAS, Landlord and Tenant entered into that certain Lease Agreement dated November 10, 2006
(the Lease), including the Construction Addendum attached as Exhibit A thereto; and
WHEREAS, the parties have agreed to amend the Lease, on the terms and conditions hereinafter
set forth.
NOW, THEREFORE, for and in consideration of the mutual promises contained herein, and for Ten
and No/100 Dollars ($10.00) and other good and valuable consideration paid by the Landlord to
Tenant, the receipt and sufficiency of which is hereby acknowledged by Tenant, the parties for
themselves and their successors and assigns hereto hereby covenant and agree as follows:
1. Recitals. The above recitals are true and correct and are incorporated herein as
if set forth in full.
2. Capitalized Terms. All capitalized terms not defined in this First Amendment shall
have the same meaning as set forth in the Lease.
3. Golf Course Parcel; Amendment to Memorandum of Lease. The parties acknowledge that
Landlord has acquired fee simple title to the Golf Course Parcel as required by the Lease, and
that, therefore, Section 11.33 of the Lease is terminated and is null and void and of no further
force or effect. The Memorandum of Lease described in Section 11.7 of the Lease was recorded in
Official Records Book 21086, Page 1233, of the Public Records of Palm Beach County, Florida. In
accordance with Section 11.7 of the Lease, the parties executed an Amendment to Memorandum of
Lease, which has been recorded in Official Records Book 21539, Page 1330, of the Public Records of
Palm Beach County, Florida.
4. Base Rent. The first sentence of Section 2.1 of the Lease is hereby deleted in its
entirety and replaced with the following language: For purposes of this Lease, the Base Rent
Commencement Date shall mean the later of (a) the date that Landlord achieves Substantial
Completion of the Leasehold Improvement Work (as defined in the Construction Addendum), and (b)
November 1, 2008.
- 1 -
5. Technical Revisions to Construction Addendum. The following revisions are hereby
made to the Construction Addendum:
(a) Excusable Delay. In Section 1.10 of the Construction Addendum, on the first line,
the following is hereby inserted after Work: (or, as to Punchlist Items, any actual delay in
completion of the Punchlist Items).
(b) General Contractor and Leasehold Improvement Contractor. In Sections 1.13 and
1.19 of the Construction Addendum, on the first line of each, the words Centex Construction, LLC
are hereby deleted and replaced with the following: Balfour Beatty Construction, LLC.
(c) Projected Completion Date of the Base Building Work. In Section 1.28 of the
Construction Addendum:
(i) on the second line, August 28, 2008 is hereby deleted and replaced with the following:
October 20, 2008.
(ii) the following is hereby inserted at the end: Further provisions regarding the
construction of aspects of the Base Building Work by August 28, 2008 are set forth in Section 1.33,
below.
(d) Projected Completion Date of the Leasehold Improvement Work. Section 1.29 of the
Construction Addendum is hereby deleted in its entirety and replaced with the following language:
Projected Completion Date of the Leasehold Improvement Work means the projected date of
Substantial Completion of the Leasehold Improvement Work which is October 20, 2008, subject to
extension for Excusable Delays, Tenant Delays, and agreed-on Tenants Leasehold Improvement
Changes. In addition, Landlord shall construct as much of the Leasehold Improvement Work as
allowable pursuant to Legal Requirements on or before the following dates: (i) for the northern
most building (the North Building), September 15, 2008, and (ii) for the building (the Center
Building) located between the North Building and the southern most building (the South
Building), October 1, 2008. Prior to Substantial Completion of the Work, in contemplation of
Tenants phased installation of furniture, fixtures, and equipment as contemplated herein, (A)
Tenant shall not unreasonably interfere with Landlords work relative to achieving said Substantial
Completion of the Work, and (B) Landlord shall not unreasonably interfere with Tenants
installation of its furniture, fixtures, and equipment as contemplated herein.
(e) Punchlist Items. In Section 1.32 of the Construction Addendum:
(i) on the ninth line, the following is hereby inserted after Delay: (but in no event will
the Punchlist Items for the Leasehold Improvement Work be completed later than forty-five (45) days
after Substantial Completion of the Leasehold Improvement Work, subject to extension for Excusable
Delay).
(ii) the following is hereby inserted at the end: In addition, after such construction of
the Leasehold Improvement Work prior to Substantial Completion thereof as contemplated in Section
1.29 of this Construction Addendum, Tenant shall cause the Leasehold Improvement Architect to
prepare a schedule of Punchlist Items for the Leasehold Improvement
- 2 -
Work on a per-Building basis or a per-floor basis within each Building, so that Punchlist
Items for portions of the Leasehold Improvement Work that are so constructed can be established
before the overall Substantial Completion of the Leasehold Improvement Work.
(f) Substantial Completion of the Base Building Work. In Section 1.33 of the
Construction Addendum, the following is hereby inserted at the end: Although the Projected
Completion Date of the Base Building Work is the date set forth in Section 1.28 hereof, Landlord
estimates that, by August 28, 2008, although Landlord will not have obtained the items set forth in
subsections 1.33(a) and 1.33(b), hereinabove, Landlord will be able to provide a letter from the
Base Building Architect which confirms that Landlord has constructed the Base Building Work in
accordance with the Base Building Plans, with the exception of the fire protection and life safety
(and those portions of other mechanical, electrical, and plumbing Building Systems which relate to
fire protection and life safety) and landscaping portions of the Base Building Work that cannot be
completed by that date while the completion of Leasehold Improvement Work remains pending. In
addition, and notwithstanding the foregoing, because the Projected Completion Date of the Base
Building Work and the Projected Completion Date of the Leasehold Improvement Work are the same
date, the City may issue a temporary or permanent certificate of occupancy evidencing Landlords
completion of the Leasehold Improvement Work (or similar documentation evidencing the same)
allowing Tenant or its employees, agents, contractors, or subcontractors to operate the Leasehold
Improvements and the Premises without unreasonable impediment or interference by reason of
continuing Leasehold Improvement Work (as described in Section 1.34(b)), without issuing a separate
certificate of completion evidencing Landlords completion of the Base Building Work (or similar
documentation evidencing the same). If such event occurs, the parties agree that Substantial
Completion of the Base Building Work will be deemed to have occurred notwithstanding the absence of
the certificate of completion (or similar documentation evidencing same) that is referenced in
subsection 1.33(b).
(g) Punchlist Work. In Section 4.7 of the Construction Addendum, on the first line,
thirty (30) is hereby deleted and replaced with the following: forty-five (45).
(h) Time to Complete. In Section 6.1 of the Construction Addendum:
(i) on the ninth through eleventh lines, the phrase If Substantial Completion of the Base
Building Work or Leasehold Improvement Work is not achieved by Landlord on or before the date that
is fifteen (15) days after the applicable Projected Completion Date is hereby deleted and replaced
with the following: If Substantial Completion of the Leasehold Improvement Work is not achieved
by Landlord on or before the Projected Completion Date of the Leasehold Improvement Work (i.e.,
October 20, 2008).
(ii) on the sixteenth line, Work is hereby deleted and replaced with the following:
Leasehold Improvement Work.
(iii) on the twenty-first and twenty-third lines, Base Building is hereby deleted in each
and replaced with the following: Work.
(iv) on the penultimate line, of is hereby deleted.
- 3 -
(i) Early Completion Bonus. Section 6.3 of the Construction Addendum shall be deleted
in its entirety and replaced with the following language: If Landlord achieves Substantial
Completion of the Leasehold Improvement Work in accordance with this Addendum prior to the
Projected Completion Date of the Leasehold Improvement Work (or if Substantial Completion of the
Leasehold Improvement Work is not achieved solely due to Tenant Delay, then if Landlord would have
achieved Substantial Completion of the Leasehold Improvement Work on or before the Projected
Completion Date of the Leasehold Improvement Work but for such Tenant Delay), Landlord will be
entitled to a bonus of $150,000 (the Early Completion Bonus), which Landlord shall pay in full
directly to the Leasehold Improvement Contractor. The Early Completion Bonus shall be paid solely
out of the unused portion, if any, of the Base Building Contingency (which will be part of
Landlords Total Cost of the Work, and which may include remaining funds from other line items
which may be moved into Base Building Contingency); provided, however, if the Base Building
Contingency has been depleted, such that there are insufficient funds to fully or partially pay the
Early Completion Bonus, then Landlord and Tenant agree to split equally said deficiency. For
example, if the Early Completion Bonus is earned, and if only $100,000 remains in the Base Building
Contingency at the time of payment of the Early Completion Bonus, then $100,000 of the Early
Completion Bonus shall be paid from the remaining balance of the Base Building Contingency and
Tenant shall contribute $25,000 towards payment of the Early Completion Bonus and Landlord shall
contribute $25,000 towards payment of the Early Completion Bonus. The Early Completion Bonus shall
be payable within thirty (30) days of Final Completion of the Leasehold Improvement Work.
(j) Insurance. In Section 8.1 of the Construction Addendum:
(i) on the tenth line, increase the amount of is hereby deleted and replaced with the
following: carry.
(ii) on the tenth line, the increased is hereby deleted and replaced with the following:
this.
6. Tenants Early Access. The revisions to the Construction Addendum as set forth
above shall not be deemed to amend or modify in any respect the terms and conditions for Tenants
Early Access, including, without limitation, those requiring Tenants Early Access in accordance
with and subject to the requirements of Section 4.5(b) of the Construction Addendum.
7. Construction Schedule. In furtherance of the revised dates set forth herein for
the Work, promptly following the date hereof, Landlord will be updating the Construction Schedule
in accordance with and subject to the requirements of Section 1.8 of the Construction Addendum.
- 4 -
8. Addresses for Notices and Rent Payments. Until further notice, Landlords
addresses for notices and Rent payments pursuant to the Lease (as modified hereby) are as follows:
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Landlords address |
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for notices:
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Boca 54 North LLC |
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c/o Flagler Real Estate Development Corporation |
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2855 S. LeJeune Road, 4th Floor |
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Coral Gables, Florida 33134 |
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Attention: Jose Hevia, President |
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with copies to:
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Flagler Development Group, Inc. |
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2855 S. LeJeune Road, 4th Floor |
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Coral Gables, Florida 33134 |
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Attention: Kolleen O.P. Cobb, General Counsel |
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and |
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Boca 54 North LLC |
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c/o Teachers Insurance and Annuity |
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Association of America |
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730 Third Avenue |
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New York, NY 10017 |
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Attention: Harry St. Clair, Director |
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and |
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Boca 54 North LLC |
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c/o Teachers Insurance and Annuity |
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Association of America |
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8500 Andrew Carnegie Boulevard |
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Charlotte, North Carolina 28262 |
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Mail Stop: C3-08 |
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Attention: Suman Gera |
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and |
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Akerman Senterfitt |
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One Southeast Third Avenue, 28th Floor |
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Miami, Florida 33131 |
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Attention: Ronald A. Kriss, Esq. |
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for Rent payments:
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c/o Flagler Real Estate Development Corporation |
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2855 S. LeJeune Road, 4th Floor |
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Coral Gables, Florida 33134 |
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Attention: Accounting (Boca 54/Office Depot) |
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9. Counterparts; Facsimile or E-Mail. This First Amendment may be executed in
multiple counterparts, each of which shall constitute an original, but all of which shall
constitute one document. Signature pages exchanged by facsimile or e-mail shall be fully binding.
10. Lease Remains in Effect; Captions. Except as expressly modified herein, the Lease
shall remain in full force and effect and, as modified herein, is expressly ratified and confirmed
by the parties hereto. In the event of a conflict between the terms of the Lease and the terms of
this First Amendment, the terms of this First Amendment shall control. Captions are included for
convenient reference only.
[Signature Page to Follow]
- 6 -
IN WITNESS WHEREOF, the parties below have caused this First Amendment to be executed under
seal as of the date and year first above written.
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WITNESSES:
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LANDLORD: |
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BOCA 54 NORTH LLC, a Delaware
limited
liability company |
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By:
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Boca 54 Land Associates LLC, a Delaware |
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limited liability company, its Sole Member |
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By:
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Flagler Boca 54, LLC, a Florida |
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limited liability company, its |
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Managing Member |
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By:
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/s/ Jose Hevia |
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Name:
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Jose Hevia, Vice President |
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Name: |
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TENANT: |
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OFFICE DEPOT, INC., a Delaware corporation |
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By:
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/s/ David C. Fannin |
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Name:
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David C. Fannin, |
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Executive Vice President, General Counsel |
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Name: |
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By:
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/s/ Stephen R. Calkins |
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Name:
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Stephen R. Calkins, |
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Vice President, Associate General Counsel |
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Name: |
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- 7 -
EX-10.3
Exhibit 10.03
CONFIDENTIAL
August 22, 2008
Mr. Michael D. Newman
1308 Regency Court
Southlake, Texas 76092
Dear Mike:
It is with great pleasure that I confirm our offer of employment with Office Depot. We are looking
forward to having you as part of our team.
This letter confirms the details of the offer, which are set forth below. Please note that this
offer is contingent upon the satisfactory outcome of both a drug screen and background
investigation, including accurate representation of academic degrees and prior work experience.
This conditional offer is also contingent upon the signing of a non-compete agreement, which is
enclosed and verification of all data contained in your submitted resume. This offer will be
considered rescinded if not accepted within ten (10) days hereof.
Position: Executive Vice President & Chief Financial Officer, reporting directly to the Chief
Executive Officer.
Salary: Base salary of $24,038.46 bi-weekly, which annualized equals $625,000.
Starting Bonus: You will also receive a Starting Bonus of $100,000.00 payable after the completion
of your first ninety (90) days of continuous service. This amount will be subject to normal
taxation. If within the first twelve (12) months of your Start Date, you are terminated for any
reason other than due to no fault of your own or you voluntarily resign your employment, you will
be required to reimburse Office Depot 100% of your Starting Bonus within thirty (30) days of your
termination date.
Location: Corporate Headquarters, Delray Beach, Florida.
Start Date: TBD
Next Performance Review: Performance reviews for the previous calendar year are conducted annually
in or around March. To be eligible for an annual performance review and a merit-performance-based
salary increase, you must begin employment on or before September 30, 2008.
2200 Old Germantown Road | Delray Beach, FL 33445 | T + 561.438.4800
Bonus Eligibility: Provided you begin employment on or before September 30, 2008, you will be
eligible to participate in the 2008 Corporate Bonus Plan (the Plan) for 2008. Any bonus payable
under the Plan or outside of the Plan for 2008 will be paid in 2009, on a pro-rated basis. The Plan
currently provides a bonus target payout of 70% of your base salary. Notwithstanding any projected
bonus payout under the Plan for 2008, provided that you begin employment on or before September 30,
2008, you will receive a total bonus payment equivalent to 70% of your base salary, on a pro-rated
basis.
Car Allowance: You are eligible to participate in Office Depots Executive Car Allowance Program
and will receive a bi-weekly car allowance of $600.00.
Vacation: You are eligible for 4 weeks of vacation per year. Vacation is accrued as you work.
You will accrue approximately one week of vacation during 2008, assuming you start prior to the
beginning of October. You will have accrued approximately four weeks of vacation following the
completion of one year of service and it may be taken as accrued.
Relocation: You are eligible to participate in the Corporate relocation program. Please refer to
the enclosed brochure for information on the benefits available.
Benefits: You will be eligible to participate in the Executive Benefits Program. This information
is enclosed.
Equity Compensation: You will receive a new hire sign-on stock award equal to a total market value
of $1,500,000 on the date of the award, subject to approval by the Compensation Committee of the
Board of Directors. 50% of the total award value, or $750,000 will be in the form of stock
options. The remaining 50% may, at your election, be taken in the form of stock options and/or
restricted stock, as described on the enclosed 2008 Equity Election Form for New-Hire Officers
under the 2007 Office Depot, Inc. Long-Term Incentive Plan, provided you make a timely election.
If you do not make a timely election, the remaining 50% of the award will be made in the form of
restricted stock. If you want to make an election, please complete the enclosed election form and
return it so that it is received prior to your Start Date. We expect the award will be
approved on or about your first business date of employment. The value of all stock options will
be determined using the Black-Scholes methodology on the day of grant. The value of all restricted
stock will be the fair market value of the closing price of Office Depots stock on the day of
grant. The vesting and other terms of the award will be consistent with awards granted to our
other officers at your level, with one-third of the total award vesting on each of the first three
anniversary dates of the grant date.
Long-Term Incentive Plan: You will be eligible to participate in the Long-Term Incentive Plan
(LTI) at a level commensurate with your position at the time of the grant. While you are not
eligible for the 2008 LTI grant, the amount of said grant for this position level in 2008 was
$800,000. The terms of future LTI will be determined by the Compensation Committee of the Board of
Directors.
2
Non-Compete Agreement: For and in consideration of the above compensation terms, the sufficiency
of which you acknowledge by your acceptance of employment, enclosed is an important document, which
requires your execution the Associate Non-Competition, Confidentiality and Non-Solicitation
Agreement. Please return this document within ten (10) days hereof (a return envelope has been
provided for your convenience). Your offer for employment is also conditioned upon your
representation that you do not have any post-employment obligations (contractual or otherwise) that
would limit in any respect your employment with Office Depot and your contemplated duties or
otherwise subject Office Depot to liability for breach of any such obligations. Your acceptance of
employment shall constitute your affirmation of the foregoing representation.
Employment at Will/Severance: All employment with Office Depot is at will, and nothing herein
shall be construed to constitute an employment agreement or deemed a guarantee of continued
employment. In the event that you are terminated due to no fault of your own, you will be entitled
to receive (a) eighteen (18) months of your annual base salary determined at the time of
separation, (b) eighteen (18) months of the monthly COBRA premium for the type of coverage you may
have under the Office Depot group health plan (e.g., family coverage) at the time of termination,
(c) a pro-rata bonus for the year in which the termination occurs calculated at the earned rate
paid to you at the normal payment time for other participants in the Plan subject to IRS section
409A restrictions, and (d) a bonus calculated at target under the Plan for the calendar year
prior to the year of termination to the extent unpaid at the date of termination (collectively, the
Severance Payment). The Severance Payment, less applicable taxes and other deductions required
by law, will be paid in equal installments during normal pay periods over an eighteen (18) month
period unless otherwise provided herein or required by law; provided, however, that the Severance
Payment is expressly conditioned upon your execution of a release in favor of Office Depot, Inc.,
its affiliates, successors and assigns, and your compliance with the covenants contained in said
release. Unless otherwise agreed to in writing by Office Depot, the Severance Payment shall be in
lieu of any severance payment or benefit under any Office Depot severance plan, policy, program or
practice (whether written or unwritten) and, therefore, the Severance Payment shall be the
exclusive source of any severance benefits. In addition, on or about your start date, you will be
provided a Change In Control Agreement which provides for severance in the event that you are
involuntarily terminated following a Change in Control, as defined therein.
Office Depot is required to verify your eligibility to work in the United States. Accordingly, on
your first day of work at Office Depot, you must complete an Employment Eligibility Verification
Form and provide original documentation establishing your identity and employment eligibility. The
List of Acceptable Documents for this purpose is enclosed for your reference.
If you fail to provide the necessary documentation to establish your identity and eligibility to
work in the United States by the close of business of your second day of work, you will not be
permitted to work at Office Depot.
Enclosed is the Drug Test Chain of Custody form you must take to the lab. The lab will fill out
the form for you. Be sure to take a photo ID with you.
3
Call ChoicePoint at 800-939-4782 and provide your zip code in order to ascertain the collection
site that is most convenient for you. Please let ChoicePoint know that you have a Quest Diagnostics
lab sheet, in order to be directed to the correct lab.
Mike, we are excited to have you join management as Executive Vice President & Chief Financial
Officer. I look forward to your response as soon as practicable.
Sincerely,
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Steve Odland |
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Chairman & Chief Executive Officer |
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Agreed to and Accepted by: |
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/s/ Michael D. Newman
Michael D. Newman
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Date
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4
EX-21
Exhibit 21
LIST OF OFFICE DEPOT INC.S SIGNIFICANT SUBSIDIARIES
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Name |
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Jurisdiction of Incorporation |
Eastman Office Supplies, Inc.
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Delaware |
OCS Acquisition Corporation
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Delaware |
Office Depot Delaware Overseas Finance No. 1, LLC
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Delaware |
The Office Club, Inc.
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California |
Office Depot Overseas Limited (1)
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Bermuda |
Viking Direct B.V.
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Netherlands |
Office Depot Cooperatief W.A.
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Netherlands |
Office Depot Europe Holdings Limited
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United Kingdom |
Office Depot (Holdings) Limited
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United Kingdom |
Office Depot (Holdings) 2 Limited
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United Kingdom |
Office Depot UK Limited
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United Kingdom |
Reliable UK Limited
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United Kingdom |
Office Depot International (UK) Limited
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United Kingdom |
Office Depot Netherlands B.V.
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Netherlands |
Heteyo Holding B.V. (2)
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Netherlands |
Office Depot (Operations) Holdings BV
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Netherlands |
Office Depot International BV
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Netherlands |
Office Depot Cyprus Limited
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Cyprus |
Guilbert Luxembourg Sarl
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Luxembourg |
Office Depot Deutschland GmbH
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Germany |
Office Depot BS SAS
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France |
OD SAS
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France |
OD Network
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China |
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(1) |
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Includes 93 subsidiaries in the same line of business, including
Office Depot International (UK) Limited, Office Depot International BV, Viking
Direct B.V., Office Depot Cooperatief W.A., Office Depot Europe Holdings Limited,
Office Depot (Holdings) Limited, Office Depot (Holdings) 2 Limited, Office Depot
UK Limited, Reliable UK Limited, Office Depot Cyprus Limited, Office Depot
Netherlands B.V., Guilbert Luxembourg Sarl, Office Depot Deutschland GmbH, Office
Depot BS SAS, OD SAS, Office Depot (Operations) Holdings B.V., OD Network, Heteyo
Holding B.V., and Office Depot Delaware Overseas Finance No. 1, LLC. |
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(2) |
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Includes 6 subsidiaries in the same line of business |
77
EX-23
Exhibit 23
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in Registration Statement No. 333-62478 on Form S-3
and Registration Statements No. 333-45591, No. 333-59603, No. 333-63507, No. 333-68081,
No. 333-69831, No. 333-41060, No. 333-80123, No. 333-90305 and No. 333-123527 on Forms S-8 of our
reports dated February 23, 2009 relating to the consolidated financial statements of Office Depot,
Inc. and the consolidated financial statement schedule of Office Depot, Inc. and the effectiveness
of Office Depots internal control over financial reporting appearing in this Annual Report on Form
10-K of Office Depot, Inc. for the year ended December 27, 2008.
/s/DELOITTE & TOUCHE LLP
Certified Public Accountants
Boca Raton, Florida
February 23, 2009
78
EX-31.1
Exhibit 31.1
Rule 13a-14(a)/15d-14(a) Certification
I, Steve Odland, certify that:
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I have reviewed this annual report on Form 10-K of Office Depot, Inc.; |
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2. |
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Based on my knowledge, this report does not contain any untrue statement of a material fact
or omit to state a material fact necessary to make the statements made, in light of the
circumstances under which such statements were made, not misleading with respect to the period
covered by this report; |
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3. |
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Based on my knowledge, the financial statements, and other financial information included in
this report, fairly present in all material respects the financial condition, results of
operations and cash flows of the registrant as of, and for, the periods presented in this
report; |
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4. |
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The registrants other certifying officer and I are responsible for establishing and
maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and
15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules
13a-15(f) and 15d-15(f)) for the registrant and have: |
a) Designed such disclosure controls and procedures, or caused such disclosure controls and
procedures to be designed under our supervision, to ensure that material information relating
to the registrant, including its consolidated subsidiaries, is made known to us by others
within those entities, particularly during the period in which this report is being prepared;
b) Designed such internal control over financial reporting, or caused such internal control
over financial reporting to be designed under our supervision, to provide reasonable
assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;
c) Evaluated the effectiveness of the registrants disclosure controls and procedures and
presented in this report our conclusions about the effectiveness of the disclosure controls
and procedures, as of the end of the period covered by this report based on such evaluation;
and
d) Disclosed in this report any change in the registrants internal control over financial
reporting that occurred during the registrants most recent fiscal quarter (the registrants
fourth fiscal quarter in the case of an annual report) that has materially affected, or is
reasonably likely to materially affect, the registrants internal control over financial
reporting; and
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The registrants other certifying officer and I have disclosed, based on our most recent
evaluation of internal control over financial reporting, to the registrants auditors and the
audit committee of the registrants board of directors (or persons performing the equivalent
functions): |
a) All significant deficiencies and material weaknesses in the design or operation of
internal control over financial reporting which are reasonably likely to adversely affect the
registrants ability to record, process, summarize and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a
significant role in the registrants internal control over financial reporting.
Date: February 24, 2009
/s/ STEVE ODLAND
Steve Odland
Chief Executive Officer
79
EX-31.2
Exhibit 31.2
Rule 13a-14(a)/15d-14(a) Certification
I, Michael D. Newman, certify that:
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I have reviewed this annual report on Form 10-K of Office Depot, Inc.; |
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Based on my knowledge, this report does not contain any untrue statement of a material fact
or omit to state a material fact necessary to make the statements made, in light of the
circumstances under which such statements were made, not misleading with respect to the period
covered by this report; |
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3. |
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Based on my knowledge, the financial statements, and other financial information included in
this report, fairly present in all material respects the financial condition, results of
operations and cash flows of the registrant as of, and for, the periods presented in this
report; |
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4. |
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The registrants other certifying officer and I are responsible for establishing and
maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and
15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules
13a-15(f) and 15d-15(f)) for the registrant and have: |
a) Designed such disclosure controls and procedures, or caused such disclosure controls and
procedures to be designed under our supervision, to ensure that material information relating
to the registrant, including its consolidated subsidiaries, is made known to us by others
within those entities, particularly during the period in which this report is being prepared;
b) Designed such internal control over financial reporting, or caused such internal control
over financial reporting to be designed under our supervision, to provide reasonable
assurance regarding the reliability of financial reporting and the preparation of financial
statements for external purposes in accordance with generally accepted accounting principles;
c) Evaluated the effectiveness of the registrants disclosure controls and procedures and
presented in this report our conclusions about the effectiveness of the disclosure controls
and procedures, as of the end of the period covered by this report based on such evaluation;
and
d) Disclosed in this report any change in the registrants internal control over financial
reporting that occurred during the registrants most recent fiscal quarter (the registrants
fourth fiscal quarter in the case of an annual report) that has materially affected, or is
reasonably likely to materially affect, the registrants internal control over financial
reporting; and
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The registrants other certifying officer and I have disclosed, based on our most recent
evaluation of internal control over financial reporting, to the registrants auditors and the
audit committee of the registrants board of directors (or persons performing the equivalent
functions): |
a) All significant deficiencies and material weaknesses in the design or operation of
internal control over financial reporting which are reasonably likely to adversely affect the
registrants ability to record, process, summarize and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a
significant role in the registrants internal control over financial reporting.
Date: February 24, 2009
/s/ MICHAEL D. NEWMAN
Michael D. Newman
Executive Vice President and Chief Financial Officer
80
EX-32
Exhibit 32
Office Depot, Inc.
Certification of CEO and CFO Pursuant to
18 U.S.C. Section 1350, as Adopted Pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002
In connection with the Annual Report on Form 10-K of Office Depot, Inc. (the Company) for the
fiscal year ended December 27, 2008 as filed with the Securities and Exchange Commission on the
date hereof (the Report), Steve Odland, as Chief Executive Officer of the Company, and Michael D.
Newman, as Chief Financial Officer of the Company, each hereby certifies, pursuant to 18 U.S.C. §
1350, as adopted pursuant to § 906 of the Sarbanes-Oxley Act of 2002, that, to each officers
knowledge:
(1) The Report fully complies with the requirements of Section 13(a) or 15(d) of the
Securities Exchange Act of 1934; and
(2) The information contained in the Report fairly presents, in all material respects, the
financial condition and results of operations of the Company.
/s/ STEVE ODLAND
Name: Steve Odland
Title: Chief Executive Officer
Date: February 24, 2009
/s/ MICHAEL D. NEWMAN
Name: Michael D. Newman
Title: Chief Financial Officer
Date: February 24, 2009
A signed original of this written statement required by Section 1350 of Title 18 of the United
States Code has been provided to the Company and will be retained by the Company and furnished to
the Securities and Exchange Commission or its staff upon request.
The foregoing certification is being furnished as an exhibit to the Report pursuant to Item
601(b)(32) of Regulation S-K and Section 1350 of Title 18 of the United States Code and,
accordingly, is not being filed with the Securities and Exchange Commission as part of the Report
and is not to be incorporated by reference into any filing of the Company under the Securities Act
of 1933 or the Securities Exchange Act of 1934 (whether made before or after the date of the
Report, irrespective of any general incorporation language contained in such filing).
81