EXHIBIT 10.32

 

SECOND AMENDMENT TO SERVICE CENTER LEASE

          This Second Amendment to Service Center Lease (“Amendment”) is made
and entered into this 17th day of August, 2005, by and between TM Properties,
L.L.C., successor to The Lincoln National Life Insurance Company (“Landlord”)
and Lackland Acquisition II, LLC as (“Tenant”).

          WHEREAS, Landlord and Tenant entered into that certain Service Center
Lease dated November 28, 2001 (“Lease”), whereby Tenant leased those certain
premises containing approximately 30,705 square feet in Suites 1828, 1836A,
1836B, and 1842 (“Leased Premises”) at the building known as Meadows Corporate
Center II, located at Lackland Hill Parkway, St. Louis, Missouri, 63146
(“Building”); and,

          WHEREAS, Landlord and Tenant entered into the First Amendment to
Service Center Lease dated August 17, 2005, whereby Tenant leased an additional
9,361 square feet being Suite 1884-7 at the building known as Meadows Corporate
Center IV; and,

          WHEREAS, the Landlord and Tenant entered into an Assignment of Lease
dated August 17, 2005, whereby Tenant assumed the rights and obligations of
Suite 1884-4 at the building known as Meadows Corporate Center IV at Lackland
Hill Parkway, St. Louis, Missouri 63146 containing approximately 6,295 square
feet, from the lease dated November 28, 2001 by and between InfoNow Solutions of
St. Louis, LLC and TM Properties, L.L.C., successor to The Lincoln National Life
Insurance Company (“Landlord”); and,

          WHEREAS, the Landlord and Tenant desire to extend the term of the
Lease for Suite 1884-4 at Meadows Corporate Center IV and Suites 1828, 1836A,
1836B, and 1842, at Meadows Corporate Center II and to modify and amend certain
terms and conditions of the Lease as hereinafter provided.

          NOW, THEREFORE, in consideration of the Leased Premises and mutual
covenants and agreements herein contained and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged,
Tenant and Landlord agree as follows:

          1.          Recitals. The recitals set forth above are incorporated
herein by this reference with the same force and effect as if fully set forth
hereinafter.

          2.          Capitalized Terms. Capitalized terms not otherwise defined
herein shall have the meaning ascribed to them in the Lease.

          3.          Extended Term. The Lease regarding Suite 1884-4 at the
building known as Meadows Corporate Center IV, has an Expiration Date of August
31, 2006. The Lease regarding Suites 1828, 1836A, 1836B, and 1842, at the
building known as Meadows Corporate Center II, has an Expiration Date of August
31, 2008. The Expiration Date of the Lease is hereby extended to the date which
coincides with the expiration date of Suite

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1884-7 at the building known as Meadows Corporate Center IV, as outlined in the
First Amendment to Service Center Lease dated August 17, 2005 between TM
Properties, LLC and Lackland Acquisition II, LLC. Such Expiration Date is
anticipated to be September 30, 2010 and will be confirmed by the execution of
the Certificate Affirming the Expiration Date attached hereto as Exhibit A.

          4.          Base Rent for Suite 1884-4. Base Rent for the extended
term shall be payable by Tenant to Landlord, in advance, on the first day of
each month, as follows:

 

 

 

 

 

Period

 

Annual Base Rent per SF

 

Monthly Base Rent

         

September 1, 2006 through
August 31, 2008

 

$13.00

 

$6,819.58

         

September 1, 2008 through
The Expiration Date

 

$13.25

 

$6,950.73

                      Payments of Base Rent for any fractional calendar month
shall be prorated.

          5.          Base Rent for Suites 1828, 1836A, 1836B, and 1842. Base
Rent for the extended term shall be payable by Tenant to Landlord, in advance,
on the first day of each month, as follows:

 

 

 

 

 

Period

 

Annual Base Rent per SF

 

Monthly Base Rent

         

September 1, 2008 through
The Expiration Date

 

$13.25

 

$33,903.44

         

 

 

 

 

 

                      Payments of Base Rent for any fractional calendar month
shall be prorated.

          6.          Tenant Improvements. Tenant accepts the space “as is”
except Landlord shall provide a Thirty Nine Thousand Dollar ($39,000) Tenant
Improvement Allowance. The Tenant Improvement Allowance may be utilized for
space plans, construction documents, permits, management fees, engineering fees,
hard construction, and other construction related improvements to the Leased
Premises. In addition, Tenant may utilize the allowance for other expenses in
the Leased Premises related to Tenant’s occupancy, including such uses as cable
installation and office furniture. Tenant may choose to have the Landlord manage
the construction process at a management fee rate of 5% of hard construction
costs. Payment of the allowance will be made by Landlord upon completion of work
or delivery of products, and upon submittal of invoices and lien waivers.
Landlord shall obtain, or assist Tenant with obtaining, permits related to
construction and occupancy of the Leased Premises.

          7.           HVAC. Article VIII of the Lease is amended as follows:
Notwithstanding the obligations as outlined in Articles 8.1 and 8.2, Tenant and
Landlord agree that it shall be the Tenant’s responsibility, at Tenant’s sole
cost and expense, to provide for the repair and maintenance of all heating and
air-conditioning (HVAC) equipment serving the Premises, including, but not
limited to, semi-annual maintenance and inspections. However, should any major
HVAC component fail during the term of the Lease, it shall be Landlord’s
responsibility, at Landlord’s sole cost and expense, to

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repair or replace the HVAC component. A major component is hereby defined as a
heat exchanger, compressor or condenser. The decision to repair or replace a
major component, or replace an entire piece of equipment, shall be at the sole
discretion of Landlord. Landlord shall take all reasonable action to ensure the
HVAC equipment serving the Premises is in operating condition as quickly as
possible after notification by Tenant of a major component failure.

          8.           Validity of Amendment. The obligations of the parties
under this Amendment are subject to (a) execution by Tenant and Landlord of the
First Amendment to Service Center Lease, whereby Tenant will lease an additional
9,361 square feet by expanding into Suite 1884-7 at the building known as
Meadows Corporate Center IV (b) execution by Tenant and Landlord of an
Assignment document, from that certain lease between Landlord and InfoNow
Solutions of St. Louis, LLC dated November 28, 2001, which assigns Suite 1884-4
to Tenant, and (c) execution by InfoNow Solutions of St. Louis, LLC and Landlord
of an First Amendment to Service Center Lease between Landlord and InfoNow
Solutions of St. Louis, LLC, dated November 28, 2001, which extends the term of
Suite 1848 to be coterminous with Suite 1884-7. Should any one of the
above-noted documents not be fully executed by Tenant and Landlord, this
Amendment shall be null and void.

          9.            Broker. Tenant and Landlord hereby acknowledge that the
following disclosure has previously been made: Tim Moeller of Colliers Turley
Martin Tucker is the Landlord’s Broker (the listing Broker) and is serving
solely as agent for the Landlord in connection with this transaction. Jeff
Hawley of Colliers Turley Martin Tucker is the Tenant’s Broker and is serving
solely as agent for the Tenant in connection with this transaction. Further
confirmation of this disclosure is affirmed by the attached Agency Relationship
Confirmation attached hereto as Exhibit B.

          10.          Broker Commission. Upon execution of this Amendment by
Landlord and Tenant, Landlord shall pay to Tenant’s broker a leasing commission
based on 2.50% of the gross Base Rent of the extended term.

          11.          Ratification. Except as expressly set forth herein, all
of the terms, covenants and conditions, representations and warranties set forth
in the Lease shall continue in full force and effect and are hereby ratified and
affirmed.

           (Remainder of page intentionally left blank)

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          IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment
as of the day and year first above written.

 

 

 

 

 

 

 

LANDLORD:

 

 

 

 

 

TM Properties, L.L.C.

 

By: -s- Thomas R. Martin [d74355021.jpg]

 

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Printed Name: Thomas R. Martin

 

Title: Manager

 

 

Date: 8/31/05

 

 

 

 

 

 

 

 

 

 

 

TENANT:

 

 

 

 

 

 

Lackland Acquisition II, LLC

 

By: -s- Ben Tischler [d74355016.jpg]

 

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Printed Name: Ben Tischler

 

Title: Manager

 

Date: 8/30/05

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EXHIBIT A

Certificate Affirming The Expiration Date

          This Certificate is being provided pursuant to that certain Lease
dated November 28, 2001, by and between TM Properties, LLC and Lackland
Acquisition II, LLC, further amended by the First Amendment to Service Center
Lease dated August 17, 2005, and the Assignment of Lease dated August 17, 2005.
The parties to the Lease desire to confirm the following:

          1.          The Term of the Lease shall expire on
____________________________, 2010.

          IN WITNESS WHEREOF, Landlord and Tenant have executed this Certificate
as dated below.

 

 

 

 

 

LANDLORD:

 

 

 

 

TM Properties, L.L.C.

 

 

 

 

By:

 

 

 

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Printed Name:

 

 

 

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Title:

 

 

 

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Date:

 

 

 

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TENANT:

 

 

 

 

Lackland Acquisition II, LLC

 

 

 

 

By:

 

 

 

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Printed Name:

 

 

 

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Title:

 

 

 

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Date:

 

 

 

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EXHIBIT B

Agency Relationship Confirmation

Property Address: 1828, 1836, 1842, and 1884-4 Lackland Hill Parkway, St. Louis,
MO 63146

Part I. Landlord’s Agent/Subagent

To Prospective Tenant: Tenant understands that Colliers Turley Martin Tucker
(listing broker firm name) and its salespersons are acting on behalf of
Landlord. Tenant acknowledges that (a) disclosure of this relationship was
communicated no later than the first showing of the property, or immediately
upon the occurrence of a change to the relationships if required by rule or
regulation, and (b) they have received a Missouri Broker Disclosure Form.
Compensation to Landlord’s agent(s) will be paid by Landlord.

 

 

 

 

 

 

 

 

Tenant:

 

Lackland Acquisition II, LLC

 

 

 

 

 

 

 

 

 

 

Signed

-s- Ben Tischler [d74355016.jpg]

 

Date 8/30/05

 

 

 

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Landlord’s Agent(s):

 

 

 

 

 

 

 

 

 

 

 

 

Firm Name: Colliers Turley Martin Tucker

 

 

 

 

 

 

 

 

 

 

 

 

 

Signed

-s- Thomas R. Martin [d74355021.jpg]

 

Date

8/31/05

 

 

 

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-s- J Martin [d74355022.jpg]

 

 

8/31/05

Part II. Tenant’s Agent

To Landlord: Landlord understands that Colliers Turley Martin Tucker and its
salespersons are acting on behalf of Tenant. Landlord acknowledges that (a)
disclosure of this relationship was communicated no later than the first showing
of the property, or immediately upon the occurrence of a change to the
relationships if required by rule or regulation, and (b) they have received a
Missouri Broker Disclosure Form.

Compensation to Tenant’s agent, if any, will be paid by Landlord.

 

 

 

 

 

Landlord: TM Properties, L.L.C.

 

 

 

 

 

          Signed

-s- Thomas R. Martin [d74355021.jpg]

 

Date

8/31/05

 

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Tenant: Lackland Acquisition II, LLC

 

 

 

 

 

 

 

 

 

 

 

          Signed

-s- Ben Tischler [d74355016.jpg]

 

Date

8/30/05

 

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