Document:

exv10w5wd

Exhibit 10.5 (d)

Tallgrass Office Lease 

[Additional Hvac Equipment]

FOURTH AMENDMENT TO LEASE

     This Fourth Amendment to Lease (this “Amendment”) is made and entered into as of this
3rd day of May, 2010 by and between BOLINGBROOK INVESTORS, LLC, an Illinois limited
liability company (“Landlord”), and ULTA SALON, COSMETICS & FRAGRANCE, INC., a
Delaware corporation (“Tenant”).

Recitals

     A. Tenant has leased those certain Premises consisting of 82,468 rentable square feet
(the “Premises”) in the Building located at 1000 Remington Boulevard, Bolingbrook, Illinois (the
“Building”), pursuant to the terms and conditions contained in that certain Office Lease entered
into by and between Tenant and Landlord dated April 17, 2007 (the “Office Lease ”) as amended by
that Amendment to Lease dated November 2007 (the “First Amendment”), that Letter Agreement dated
January 7, 2008 (the “Letter Amendment”), that Second Amendment to Lease dated February 20, 2008
(the “Second Amendment”), and that Third Amendment to Lease dated March     , 2008 (the “Third
Amendment”, and together with the Office Lease, the First Amendment, the Letter Amendment, the
Second Amendment and the Third Amendment, hereinafter referred to as the “Lease”).

     B. Landlord and Tenant desire to amend the Lease to allow for the installation of Additional
HVAC Equipment (as hereinafter defined) and for certain other purposes.

Agreements

     NOW, THEREFORE, in consideration of the recitals, rent paid and to be paid to Landlord
and the covenants to be performed in accordance with the terms and conditions hereinafter
contained, Landlord and Tenant do hereby agree as follows:

     1. HVAC Units. Pursuant to the Third Amendment, Tenant has previously installed HVAC
Equipment (as defined in the Third Amendment) on the roof of the Building and desires to install
three (3) additional HVAC units. Landlord acknowledges that Tenant will install two (2) Additional
HVAC units in 2010 (the “2010 Additional HVAC Units”) and one (1) additional HVAC Unit in 2011
(the “2011 Additional HVAC Unit”).

     2. Access to Roof and Installation of Additional HVAC Equipment. (a) So long as the
Lease is in effect, Landlord grants to Tenant the right to install and maintain the 2010 Additional
HVAC Units and the 2011 Additional HVAC Unit, together with necessary cables, conduit, and other
related incidental items within utility chases and risers between the Premises and the roof as
approved by Landlord (including the 2010 Additional HVAC Units and the 2011 Additional HVAC Unit,
collectively referred to herein as the “Additional HVAC Equipment”), in accordance with all the
terms and provisions of the Lease as hereby amended.

     (b) Tenant shall bear all costs of installation of the Additional HVAC Equipment, including
Landlord-approved modifications required for the installation and costs of fulfilling all the
requirements set forth in this Amendment.

     (c) Landlord shall have the right to approve the actual location of the Additional HVAC
Equipment. Notwithstanding the foregoing, Landlord acknowledges that it has already approved and
shall allow Tenant to install one (1) of the 2010 Additional HVAC Units in the location referenced
on Exhibit A attached hereto and made a part hereof.

 

 

     (d) Before commencing construction of the Additional HVAC Equipment, Tenant shall
provide Landlord with plans and specifications for the Additional HVAC Equipment, its location, and
its means of attachment to the Building, which plans shall be subject to the approval of Landlord
in its sole and absolute discretion in all respects, including, without limitation, as to the size,
weight and capacity thereof. Notwithstanding the foregoing, Landlord acknowledges that it has
already received and approved Tenant’s plans and specifications with respect to the first 2010
Additional HVAC Unit to be installed prepared by Chipman Adams Ltd. for Job No. 09-7563 (Sheets
E-l, M1.0, M2.0, A-1.1) dated December 4, 2009, as revised February 5, 2010. In no event shall any
approvals given by Landlord with respect to the construction or the installation of the Additional
HVAC Equipment, or which Landlord has the right to give, nor the right of Landlord to supervise the
installation of the Additional HVAC Equipment, constitute any warranty by Landlord of the adequacy,
workmanship or quality of the Additional HVAC Equipment nor impose upon Landlord any liability in
connection with the Additional HVAC Equipment. Landlord makes no representation and shall have no
obligation with respect to the suitability of the roof for the installation and use of the
Additional HVAC Equipment. Landlord shall be entitled to supervise Tenant’s installation of the
Additional HVAC Equipment. Tenant agrees to pay all reasonable out-of-pocket third-party costs
incurred by Landlord in connection with review of plans and specifications for the Additional HVAC
Equipment or supervision of the installation thereof within ten (10) days after written notice
thereof (accompanied by a paid receipt for such costs) given to Tenant from time to time. Landlord
and Tenant acknowledge that the out-of-pocket third-party costs incurred by Landlord for review of
the plans and specifications for the first 2010 Additional HVAC Unit total $1,085.

     (e) Access to the roof, cables, mechanical rooms or other areas of the Building and all work
undertaken by Tenant shall be, in each instance, with reasonable prior notice to Landlord and in
the presence of an employee or agent of Landlord, and shall otherwise be in accordance with
Landlord’s required procedures and regulations.

     (f) Tenant shall secure all necessary building permits, consents and any other approvals of
federal, state or local agency or government authority required for the Additional HVAC Equipment
installation, shall provide copies of same to Landlord, and shall comply with all requirements of
any such agency or authority and all other legal requirements, including, but not limited to,
height restrictions and screening requirements. Tenant shall provide Landlord all installation
specifications and drawings required for the securing of said permits, consents and approvals and
any revisions thereto within five (5) days after submittal of same to the appropriate governmental
agency.

     (g) Installation of the Additional HVAC Equipment shall be performed so as to cause no
structural damage to the Building and in a manner that will not affect any roof or other warranty.
Any damage to the Building caused by such installation or by the operation or existence of the
Additional HVAC Equipment shall be repaired by Tenant immediately. At the termination of the Lease
by expiration of time or otherwise, at the option of Landlord given by written notice thereof to
Tenant no later than sixty (60) days prior to the expiration of the Term or, in the event of any
early termination of the Lease, within twenty (20) days after such termination, Tenant, at its sole
cost and expense, shall remove the Additional HVAC Equipment and all related equipment and shall
restore the portions of the Building affected by the installation, operation or removal of the HVAC
Equipment and Additional HVAC Equipment to the condition existing prior to the installation,
operation or removal of all such equipment. Tenant shall further immediately repair, at its sole
cost and expense, any damage or destruction caused by the removal of the Additional HVAC Equipment.
Restoration and repair hereby required to be performed by Tenant shall be completed under the
supervision of Landlord or Landlord’s agent at such time and in such manner as is acceptable to
Landlord. If Tenant fails to perform any required repairs or remove any Additional HVAC Equipment
required to be removed within thirty (30) days after written notice thereof (or such longer time
period as may be reasonably necessary so long as Tenant has commenced such repairs within said
thirty (30) day period, but in no event more than ninety

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(90) days after such notice) then Landlord shall have the right to perform any repairs and
removal and restoration, at Tenant’s sole cost and expense, and such expense shall be reimbursed to
Landlord promptly upon demand together with an administrative charge of fifteen percent (15%) of
the cost thereof. Notwithstanding anything contained herein, Tenant shall not remove, and shall not
be reimbursed for the cost of, any component of the Additional HVAC Equipment or ancillary
equipment which is affixed to, embedded in or permanently attached in or to the Building including,
but not limited to, cables and other wiring, unless Landlord so directs otherwise.

     (h) Tenant agrees that the use of the Additional HVAC Equipment will not endanger or interfere
with persons or equipment in the Building or surrounding property. Tenant shall hold the Landlord
harmless and shall indemnify and defend the Landlord, its officers, directors, shareholders,
partners, members, managers, affiliates, employees and agents from and against all loss, cost,
injury, claims, demands and expenses of every kind (including reasonable attorneys’ fees) which
arise from or are alleged with respect to Tenant’s exercise of the rights granted under this
Amendment or actions pursuant hereto or any breach by Tenant of its obligations under this
Amendment.

     (i) Tenant shall ensure that the installation is accomplished so that the Additional HVAC’S
is securely attached to the Building, and Tenant assumes full responsibility for any physical
damage to the Building which may be caused in whole or in part by the Additional HVAC Equipment or
its support equipment.

     (j) Landlord and its officers, directors, shareholders, partners, members, members,
affiliates, agents and employees shall not be liable or responsible to Tenant for any loss or
damage to the Additional HVAC Equipment or person occasioned by theft, fire, act of God, public
enemy, injunction, riot, strike, insurrection, war, court order, or for any damage or
inconvenience which may arise through the maintenance, repair or alteration of any part of the
Building, or the failure to make such repair. Tenant agrees and acknowledges that Landlord has
made no representations or warranties with respect to the physical condition of the roof or any
other portion of Building, their suitability for the purpose intended hereunder or any other
matter hereunder. Landlord shall not be liable to Tenant for any interference with Tenant’s
operation of the Additional HVAC Equipment caused by Landlord’s maintenance, repair or replacement
of the roof or any other part of the Building, and Landlord and Tenant shall cooperate with each
other so that Landlord can perform its obligations under the Lease.

     (k) The Additional HVAC Equipment shall be used only by Tenant in connection with Tenant’s
Premises and shall not include any equipment or be used for the benefit of any other part of the
Building.

     (l) The rights of Tenant under this Amendment are not assignable by Tenant and shall benefit
only Tenant and not any successors, assigns or sublessees.

     (m) After the initial installation of the Additional HVAC Equipment, Landlord may from time
to time cause Tenant to relocate the Additional HVAC Equipment or a portion thereof to another
portion or portions of the roof of the Building at the sole cost of Tenant. In the event that
Landlord requires Tenant to relocate the Additional HVAC Equipment at any time, Tenant, at
Tenant’s sole cost and expense, shall so relocate the Additional HVAC Equipment to a location
acceptable to Landlord and otherwise in compliance with the requirements of this Amendment within
thirty (30) days after a written request by Landlord. If Tenant fails to comply with any
relocation request as stated above Landlord may cause the Additional HVAC Equipment to be
relocated at Tenant’s expense, and Tenant shall pay any and all costs incurred by Landlord to
effectuate such relocation, plus a fifteen percent (15%) administrative fee within ten (10) days
after notice from Landlord; provided, however, that in the event Tenant commences to relocate such
Additional HVAC Equipment within said thirty (30) day period, it

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shall have such longer period of time to complete such relocation as is reasonably
necessary so long as Tenant is diligently pursuing such relocation.

     (n) Tenant hereby agrees to extend its insurance required under the Lease to cover the
Additional HVAC Equipment and installation thereof in compliance with the Lease.

     3. Tenant Allowance/Plan Allowance with respect to the Phase II and Phase III
Premises. Notwithstanding anything to the contrary in the Lease (including without
limitation, Section 7(b) of the Office Lease), Landlord shall provide to Tenant the Allowance (as
defined in the Lease) and a contribution towards Tenant’s Plans as follows: (a) with respect to
Phase I, Landlord has paid the Allowance and the Tenant Plan contribution with respect to Phase I;
(b) with respect to Phase II, (i) $10.00 per square foot or $48,060.00 to be used towards the cost
of the Tenant’s Work for Phase II and (ii) $0.08/square foot or $384.48 to be used towards the cost
of Tenant’s Plans for Phase II (the amounts described in Subparagraphs (b)(i) and (ii) are
collectively referred to as the “Phase II Allowance”); and (iii) the parties acknowledge that
Tenant has submitted to Landlord all documentation as required pursuant to the Lease (including,
without limitation, pursuant to Paragraph 9 of the Workletter) for payment of the Phase II
Allowance and said Phase II Allowance shall be payable by Landlord forty five (45) days after the
mutual execution and delivery of this Amendment; and (c) with respect to Phase III, (i) the amount
of $10.00 per square foot or $383,070.00 to be used towards the costs of Tenant’s Work for Phase
III; and (ii) $0.08/square foot or $3,064.56 to be used towards the cost of Tenant’s Plans for
Phase III (the amounts described in Subparagraphs c(i) and c(ii) are collectively referred to as
the “Phase III Allowance”) and (iii) the parties hereby agree that, as a condition to payment of
the Phase III Allowance, Tenant shall submit to Landlord all documentation required pursuant to the
Lease and Workletter for payment of the Phase III Allowance no later than January 31, 2011. If,
following submission of substantially all the documentation required under the Lease for payment of
the Phase III Allowance (the “Phase III Submission”), Landlord has any objection to any portion of
the Phase III Submission or deems the Phase III Submission or any portion thereof to be
insufficient or unsatisfactory, Landlord shall provide Tenant with written notice of any such
objection within seven (7) business days following Landlord’s receipt of the Phase III Submission.
Thereafter, Landlord and Tenant shall work together in good faith to ensure that Tenant delivers
the documentation required by Landlord for the payment of the Phase III Allowance. Notwithstanding
anything to the contrary contained herein, in the event that the Phase III Submission is tendered to
Landlord by Tenant in good faith on or before January 31, 2011, Landlord will not deny payment of
the Phase III Allowance, or any portion thereof, to Tenant if the Phase III Submission is not
accepted by Landlord and Tenant is required to submit additional or alternate documentation after
January 31, 2011; provided, however, Landlord shall not be required to pay Tenant the Phase III
Allowance until all documentation required under the Lease is submitted to Landlord or if the Phase
III Submission is not provided to Landlord on or before January 31, 2011. Except as modified
herein, all other terms and conditions in the Workletter shall remain in full force and effect.

     4. Delivery of Phase III Premises. Tenant acknowledges that all Landlord’s Work,
including, without limitation, a new demising partition near the north end of the Premises on the
second floor as described in Section 6 of the Second Amendment, has been timely completed as
required under the Lease.

     5. Legal Fees and Expenses. Tenant agrees to reimburse or pay, as applicable, all
out-of- pocket legal fees and expenses incurred by Landlord from and after January 1, 2009 in
connection with the unsigned Fourth Amendment to Lease prepared by Landlord’s counsel in 2009,
certain issues with respect to the Lease and the review, negotiation, revisions and implementation
of this Amendment, which legal fees and expenses incurred through February 28, 2010 total $3,050,
no later than ten (10) days after notice thereof from time to time.

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     6. Real Estate Brokers. Landlord and Tenant each represent and warrant to the
other that it has not dealt with any real estate broker, salesperson or finder in connection with
this Amendment, and each such party agrees to indemnify and hold the other harmless from any and
all loss, damages, liabilities, claims, costs and expenses (including reasonable attorneys’ fees)
arising from any claims or demands of any broker or brokers or finders with whom such party has
dealt for any commission alleged to be due such broker, brokers, or finders.

     7. Landlord and Tenant Authorization. Landlord and Tenant each represents and warrants
to the other that this Amendment has been duly authorized, executed and delivered by and on behalf
of each of Landlord and Tenant, as applicable, and constitutes the valid and binding agreement of
Landlord and Tenant, as applicable, in accordance with the terms hereof.

     8. Estoppel Statements. Tenant hereby certifies and agrees that, to the best of
Tenant’s knowledge as of the date hereof, Landlord is not in default under the Lease and no event
has occurred which, with the giving of notice or the passage of time, or both, would ripen into
Landlord’s default under the Lease. Landlord hereby certifies and agrees that, to Landlord’s
knowledge as of the date hereof without inquiry or investigation, Tenant is not in default under
the Lease and no event has occurred which, with the giving of notice or the passage of time, or
both, would ripen into Tenant’s default under the Lease.

     9. Ratification and Construction. The terms and provisions of the Lease as hereby
amended are hereby ratified and confirmed in all respects. The definitions of all defined terms as
set forth in the Lease shall apply to such terms used in this Amendment except as specifically
provided herein to the contrary. The captions and headings used herein are for convenience only and
shall not be deemed to limit the terms and provisions of this Amendment.

     10. Counterparts. This Amendment may be executed in multiple counterparts, each of
which taken together shall constitute one instrument. For purposes of executing this Amendment, any
signed copy of this Amendment may be transmitted by facsimile machine or computer scanned image
transmission and the signature of any party hereon shall, for purposes of execution hereof, be
considered an original signature. Any facsimile or computer scanned image transmission of this
Amendment shall, at the request of either party, be re-executed by the other party in an original
form, and neither party shall raise the use of a facsimile machine or computer scanned image
transmission or the fact that any signature was transmitted thereby, as a defense to the
effectiveness of this Amendment.

[Signatures Appear on the Following Page]

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     IN WITNESS WHEREOF, the parties have caused this Fourth Amendment to Lease to be
executed as of the date first above written.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	BOLINGBROOK INVESTORS, LLC, an 
Illinois limited liability company	 	 	 	ULTA SALON, COSMETICS & FRAGRANCE, INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:
	 	/s/ Joseph I. Neverauskas	 	 	 	By:	 	/s/ Alex J. Lelli, Jr.	 	 
	 
	 	 
	 	 	 	 	 	 
	 	 
	Name: Joseph I. Neverauskas	 	 	 	Name: Alex J. Lelli, Jr.	 	 
	Title:   Senior Vice President	 	 	 	Title:   Senior Vice President 
            Growth & Development	 	 

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EXHIBIT A

ADDITIONAL HVAC EQUIPMENT

[See Attached]

A-1 

 

	TALLGRASS BUSINESS PARK 1000 REMINGTON BLVD. BOIINCSBROOK, IL 60440 BITE LQCATIQt TALLQRAS3
BU3tESS PARK UOO RENMGTON BLVD. BOUNQBROOK. L 6044O LANDLORD. COLUER8 B I K REAL ESTATE
MANAGEMENT SERVICES 1000 REMHQTON BOULEVARD, BUTE 200 BOUNQBHOOK. L 8O440 CONTACT- JEFFREY C.
VENABLE PHOtC. (eaoi 7SMTOO FAX- 1630) 768-8703 B4AL. JvHuUMdmtxiom TENANT. ULTA 1136 ARBOfl DMVE
ROtCOVLLE. L e044O CONTACT- RICK UYER6 PHONB (830) 378-7137 E-UAL. rniy r Jt h 5Jiom ABCHTECT9.
O8PhlAN ADAMS ABCmECTS. MC. WM H NORTHWESt HWY. 4TH FLOOR PARK R4H3E. LLWOtfl 6OOM-J 3 CONTACT-
DAN TE8SAROLO phone- U47) 2oa-eoo FAX- (847) 288-8886 E-MAL- dtokMrola^MptnMwduu^om WCW
BWWEEB8, WC. 780 CREB. MVE WOOD DALE. L Mttl CONTACT 9UNQ KWON PHONE- C830> 066-8000 FAX-
(830) 686-M1 e-MAL- mgJcwonwcighwom R FffTBK7WCKSWON BIQMEBWQ NC 6101 N. M.WALKEE AVE NLES, L
607M CONTACT- 6TEP H BARNARD PHONE- 18471 068-0280 FAX. (8471 806-0204 EMAL. vnvd^M-p coB
FURHTTURE VqjpQB. PROJECT DESIGN CONSULTANT AFFORDABLE OFFK6 INTERIORS 366 E NORTH AVE CAROL
STREAM, L 00106 CONTACT- TWA ZMfeER PHONE- (630) 784-7734 EMAL tzbmw flordiU oMCM.oam
ALL

A-2 

 

	WORK SHALL CONFORM TO THE LOOM, * STATE BUILDING CODE AND ORDINANCES. MECHANICAL CONTRACTOR SHALL
BE RESPONSBLE FOR COORUNAtlNG THBR PORTION OF THE WORK WITH OTHER PORTIONS OF THE WORK.
MECHANICAL CONTRACTOR SHALL BE HESPONSBLE FOR CONSTRUCTION MEANS. METHODS. TECHNIQUES. AND SAFETY
TO THE PUBLIC AND TO PROPERTY DOTH PHVATE AND PUBLIC. MECHANICAL CONTRACTOR SHALL VISIT THE SITE
TO BECOME FAUIUAH WTTH THIS PORTION Of THE WORK. MECHAMCAL CONTRACTOR SHALL BE RESPONSIBLE FOR
ALL CUTTING AND PATCHING OF EXISTING MATERIALS RELATED TO THE INSTALLATION OF ANY NEW WORK.
RELOCATION OF ANT WORK AND DEMOLITION WORK. NO CUTTING OF STRUCTURAL ELEMENTS SHALL BE DONE
WITHOUT THE ARCHITECTS WRITTEN APPROVAL B. MECHANICAL CONTRACTOR SHALL BE RESPONSBIE FOR THE
COMPLETE REMOVAL OF ALL EXISTING MECHANICAL EQUIPMENT. DUCTWORK AND DEVICES NOT REOUIPED FOR THE
WORK AND NOT SHOWN AS EXISTING TO REMAIN AS INDICATED ON THE DRAWMGS. THE MECHANICAL CONTRACTOR
SHALL VISTT THE SITE TO DETERMINE THE EttENT OF EXISTING MECHANICAL EQUIPMENT. DUCTS AND DEVICES
TO BE REMOVED. ALL MECHANICAL SHUT DOWNS AND DEMOLITION SHALL BE PHASED AND COORDINATED WITH NEW
WORK. MECHANICAL DEMOLITION CONTRACTOR SHALL BE RESPONSIBLE FOR COOROVMTING SHUT DOWNS AND
REMOVAL OF MECHANICAL ITEMS WITH THE OWNERS PROJECT MANAGER AND WTTH THE LANDLORD. 7. CONTRACTOR
SHALL BE RESPONSIBLE FOR FIELD SURVEY AND DOCUMENTING OF EUSTWG SYSTEMS. THESE CONTRACT DRAWINGS
SHALL SERVE AS GUIDANCE FOR THE CONTRACTOR ALONG WITH FIELD SURVEY INFORMATION TO MSTALL THE
BSTRBUTKW SYSTEMS REQUIRED FOR THE NEW EQUIPMENT AND DEVICES.

A-3 

 

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A-4 

 

	El. FURNISH AND INSTALL Ail LABOR, TOOLS. MATERIAL. EQUIPMENT. SERVICES, AND RELATED
ACCESSOflES NECESSARY FOR THE COMPLETE INSTALLATION OF ELECTRICAL WORK SHOWN ON THE DRAWINGS,
SPECIFIED W THE NOTES. AND REQUIRED BY LOCAL CODE AUTHORITIES. E2. ALL WORK SHALL COMPLY MTH THE
tOCAL COOES AND THEIR GOVERNING AUTHORITIES. E3. OBTAIN AND PAY FOR ALL PERMITS AND FEES RELATING
TO ELECTRICAL SYSTEM. £1. IT IS INTENDED THAT ALL ITEMS OF WORK AND SYSTEMS BE FURNISHED AND
INSTALLED COMPLETE IN ALL DETAILS. READY FOR SATISFACTORY OPERATION AND SERVICE. APPARATUS REQUIRED
SHALL BE FURNISHED, EVEN THOUGH NOT SPECIFICALLY MENTIONED HEHEW. OR SHOWN ON THE DRAWINGS. ES
PROVOE CROUNOINS OF ELECTRICAL WORK IN STRICT ACCOHJANCC WITH 1HE APPLICABLE COOES AND THEIR
AUTHORITIES EG. COORDINATE ALL WORK MTH OTHER TRADES PRIOR TO ANT INSTALLATION. E7. PROVIDE CODE
APPflOVtO OEAHAWH5 AROUND ELECTRICAL EQUIPMENT. Efl. MATERIALS AND EQUIPMENT SHALL 8£ NEW AND SHALL
CONFORM TO THE N.E.M.A.. 2005 NATIONAL ELECTRICAL CODE (NEC), AND UNDERWATERS LABORATORIES (UL>
STANDARDS IN EVERY CASE. WHERE SUCH STANDARDS HAVE BEEN ESTABLISHED. EB. COORDINATE STAQNC OF
MATERIAL WTH BUILDING MANAGEMENT REPRESENTATIVE AT THE OF BODING. £10 TESTING — AFTER WIRES ARE IN
H.ACE AND CONNECTED TO OEMCES AND EQUIPMENT, THE SYSTEM SHALL BE TESTED FOR SHORTS AND GROUNDS. ALL
HOT WIRES, f SHORTED 00 GROUNDED, SHALL BE REMOVED AND REFtACED. Elt ALL METERS, INSTRUMENTS, CABLE
CONNECTION. EQUIPMENT, OR APPARATUS NECESSARY FOR MAKING ALL TESTS. SHALL BE FURNISHED BT THIS
CONTRACTOR AT HIS OHM EXPENSE. £12. AFTER THE COMPLETION OF THE INSTALLATION. THE ENTIRE SYSTEM
SHALL BE THOROUGHLY CLEANED. CLEAN ALL FOREIGN MATTER. PAINT. 04. DIRT. UNREQURED LABELS. GREASE.
AND STICKERS FROU FIXTURES AND EQUIPMENT. REMOVE FROM THE PREMISES ALL RUBBISH DEBRIS, ETC.
ACCUMULATED 8Y THE ELECTRICAL INSTALLATION. E1J THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING
AIL EQUIPMENT AND SYSTEMS AGAINST HARMFUL EXPOSURE. OR ACCUMULATION OF DUST/MOISTURE. aOOOWG.
CORROSION. OR OTHER FORMS OF DAMAGE. CLEAN AND RESTORE DAMAGED FINISHES AND EQUIPMENT TO PLACE
MSTALLATION IN A LIKE-NEW CONDITION. El 4. ALL EQUIPMENT LOCATED OUTDOORS SHALL BE WEATHERPROOF
TYPE. EIS EXPANSION FITTINGS — PROVIDE EXPANSION FITTINGS FOR CONDUITS CROSSNG EXPANSION JOINTS.
Elfl. PERMANENT RECORDS — UPON COMPLETION OF THE INSTALLATION. FURNISH TO THE OWNER WIRING DIAGRAMS
OF SPECIAL EQUIPMENT, LOW VOLTAGE SYSTEMS AND CONTROLS ALOftC WITH RECORD DRAW4GS. CATALOGS AND
OPERATING INSTRUCTIONS FOR ALL EQUIPMENT AND CONTROLS SHALL BE ASSEMBLED, BOUND. AH) OVEN TO THE
OWNER AS A CODE FOR FUTURE OPERATION AND REPAIR. E17 GUARANTEE — ALL ITEMS. MATERIALS. AND
WORKMANSHIP FURNISHED UNDER THIS SPECIFICATION SHALL BE GUARANTEED FOR A PERIOD OF ONE(l) •itAR.
AFTER ACCEPTANCE OF THE WORK AS EVIDENCED BY THE DATE OF FINAL CERTIFICATE, ANY DEFECTIVE MATERIAL
OR FAULTY WORKMANSHIP SHALL BE REPLACED WITHOUT COST TO OWNER. EIS. VERIFY M FIELD IF THE SUSPENDED
CQUNC SPACE IS UTILIZED AS A PLENUM SPACE. AIL WORK SHALL COMPLY WITH LOCAL CODE REQUIREMENTS FOR
H5TALLATION IN PLENUM CEILING SPACES. Elfl- U4LESS SPECIFICALLY NOTED OTHENWSE. ALL WRING SHALL BE
INSTALLED IN CONDUIT. EM ELECTRICAL METALLIC TUBND — UfUESS NOTED OTHERWISE. EMI “THINWALL” CONDUIT
SHALL BE UTILIZED, IN GENERAL, WHERE PERMUTED BY CODE. MINIMUM SIZE CONDUIT SHALL BE 3/*”. UNLESS
SPECtflCAU-Y NOTED OTHERWISE. £21. CONDUIT SHALL BE AS MANUFACTURED BY ALUED. TRIANGLE OR APPROVED
EQUAL. £22. INTERMEDIATE METAL CONDUIT OR HEAVY-WALL STEEL CONDUT SHALL BE UTILIZED OUTDOORS. E2J.
ALL CONDUIT AND WIONG SHALL BE CONCEALED WHEREVER POSSBLE. WERE CONDUIT AND WIRE CANNOT BE
CONCEALED. PROVIDE WREMOLD OR SURFACE MOUNTED CONDUT ROUTED AS DIRECTED BY THE ARCMTECT. E24 ALL
EXPOSED CONDUITS SHALL BE RUN PARALLEL TO OR AT RIGHT ANGLES TO STRUCTURAL MEMBERS. CAREFULLY
COORDINATE EXACT ROUTING WITH THE ARCHITECTS REPRESENTATIVE, IN THE FtlO. PRIOR TO ANY

INSTALLATION. E2&. ALL MNDUI15 SHALL BE INDEPENDENTLY SUPPORTED FROM THE BUILDING STRUCTURE.
CONDUIT SHALL NOT BE SUPPORTED FROM VENTILATING DUCTS. MECHANICAL PIPIrM* SUSPENDED CDUNG GRIDS. OR
THQR HANGERS. £26. “RES AND CABLES — ALL WIRE SHALL BE COPPER. BOO VOLT RATED WSW-ATlON, TYPE
THHN/THWN. WIRE MALL BE SOUO FOR f[2. HO SMALLER AND STRANDED FOR SZE J10 AND LARGER. MINIMUM WIRE
SIZE SHALL BE f 12. E27 OUTLET. PULL. AND JUNCTION BOXES SHALL BE II GAUGE. OR HEAVIER. STEEL.
SHERARDIZED WITH REMOVABLE KNOCKOUTS. BOXES SHALL 8E AS MANUFACTURED BY APPLETON. STEZL EIB.
DISCONNECT SWITCHES SHAU BE HEAVY-DUTY. QUICK-MAKE. QUICK-BREAK TYPE W NEMA I ENCLOSURE. SWITCHES
SHALL BE AS MANUFACTURED SY SQUARE D, EATON. SIEMENS OH GENERAL ELECIRIC. £29 PROPERLY LABEL ALL
PANELBOAHO DIRECTORIES FOR NEW WORK INVOLVED. DIRECTORIES 31 ALL BE TYPEWRITTEN. EM. WRING DEVICES
SHAU. BE SPECIFICATION GRADE. TOGGLE SWITCHES SHALL BE QUIET TYPE RATED 20AMP, 120 VOLT. DUPLEX
RECEPTACLES SHALL BE RATED 2QAMP. 120 VOLT GROUNDED. SPECIAL RECEPTACUZS SHALL BE PROVIDED AS
REQUIRED. COVERPLATE FINISH FOR ALL DEVICES SHALL BE AS ORECTED BY ARCHITECT. WRING DEVICES SHALL
BE AS MANUFACTURED BY PASS 4 SEYMOUR. HUBBELL. OR GENERAL ELECTRIC. EJI THE CONTRACTOR SHALL REMOVE
OQ5TMG CQUNC SYSTEMS. IF REQUIRED, TO INSTALL NEW CONDUIT AND WIRING. AT COMPLETION OF NEW WORK.
THIS CONTRACTOR SHALL REPLACE AND MATCH FINISH OF THE EXISTING CHUNG. Eli. THIS CONTRACTOR SHALL
PROVIDE CUTTING AND PATCHING OF EXISTING MALLS AND FLOOR AFFECTED BY THE NEW WORK. PATCHING SHALL
MATCH EXISTING. AND SHALL HE COORDINATED WITH THE OWNER’S REPRESENTATIVE. EU. CONTRACTOR SHALL
LAYOUT BRANCH CIRCUIT MRWG AND ARRANGEMENT OF HOMERUNS FOR MAXIMUM EFFICIENCY. INCREASE WIRE SIZE
IF VOLTAGE DROP EXCEEDS PI. ALL CIRCUIT NUMBERS SHOWN ARE FOR GUIDE ONLY. ELECTRICAL CONTRACTOR
SHALL VERIFY EXACT CIRCUITS TO BE UTILIZED M THE HELD. P2. ELECTRICAL CONTRACTOR SHALL MRE ALL NEW
CIRCUITS TO EXISTING SPARE CHCUITS M EXISTMC PANEL. P3. PROVIDE (3) NEW 30A-1P CIRCUIT BREAKER OF
TTPE TO MATCH EXSTING IN EXISTING SPACE OF EXISTING PANEL. BULBING ENGINEER HAS PROVIDED LOAD
READING OF EA MAXIMUM 3 PH. LOAD AT 277/4BOV., 3PH., 4W. FCR THE PAST 12 MONTHS, THEREFORE PANELS
HAVE AVAILABLE SPARE CAPACITY TO fEED NEW CIRCUITS. P*. EXISTING CONVENIENCE WALL RECEPTACLES
SERVING ROOM ARE EXISTING TO REMAIN. PRIOR TO CONSTRUCTION. ELECTRICAL CONTRACTOR SHALL VERIFY
LOCATIONS OF EXISTING CONVENIENCE WALL RECEPTACLES. IF EXISTING CONVINCE WALL RECEPTACLES ARE
LOCATED OK THE SAME WALL AS NEW RECEPTACLES SHOW4. EXISTING RECEPTACLES SHALL BE USED IN LIEU OF
NEW SHOWN ON PLANS, OTHERWISE PROVIDE RECEPTACLES AS SHOWN AND TIE RECEPTACLE TO EXISTING CIRCUITS
SERMNC RECEPTACLES IN THE ROOM WITH SPARE CAPAdTY- PS. WIRE TO SPARE CIRCUIT BREAKER IN EXISTING
PANEL P6. PROVIDE NEW 60A-3P ORCUlT BREAKER OF TYPE ID UATQI EXISTING IN EMSTING SPAQS Of EXISTING
PANEL. BULDING ENGINEER HAS PROVIDED LOAD READING OF IOA MAXMUM 3 PH. LOAD AT 277/4EOV.. S»H.. 4W.
FOR THE PAST 12 MONTHS. THEREFORE PANELS HAVE AVAILABLE SPARE CAPACITY TO FEED NEW RTU. P7. POWER
POLE WITH CENTER DIVIDER FOR ACCESS OF POWER AND DATA CABLJNG TO FURMTURE SYSTEM. COORDINATE EXACT
SIZE. TYPE. HEIGHT AND LOCATION IN FIELD MTH GENERAL CONTRACTOR. ARCHITECT AND FURMTURE VENDOR. PB-
ELECTRICAL CONTRACTOR SHALL PROVIDE CABLJNG BACK TO VOICE/DATA ROOM AS REQUIRED. COORDINATE EXACT
VOICE/DATA ROOM LOCATION FOR TERMINATION AND CONNECTION OF VOICE/DATA DROPS WOH ULTA. COORDINATE
EXACT CABLING. JACK AMI TERMINATION SPECtfnCAIlGNS HTH ULTA IT DEPARTMENT. INCLUDE ALL COSTS IN
BASE BO. PB. PftOVUE CONDUIT STUB TO ACCESSIBLE CEILING FOR LOW VOLTAGE CABUNG ACCESS TO FURMTURE
PARTITION. COORDMATE EXACT CONDUIT SIZE REQUIREMENTS MTH ULTA IT DEPARTMENT FWIOH TO SUBMITTING BID
AND INCLUDE ALL COSTS M BASE ,

A-5exv10w6wc

Exhibit 10.6 (c)

THIRD AMENDMENT TO LEASE

THIS THIRD AMENDMENT TO LEASE is made as of the 27th day of August, 2010 (the
“Amendment”), by and between THE LINCOLN NATIONAL LIFE INSURANCE COMPANY (hereinafter
referred to as “Landlord”), successor in interest to SOUTHWEST VALLEY PARTNERS, LLC
(hereinafter referred to as “Southwest Valley”), and ULTA SALON, COSMETICS & FRAGRANCE,
INC., a Delaware corporation (hereinafter referred to as “Tenant”), which terms “Landlord”
and “Tenant” shall include the successors and assigns of the respective parties.

WITNESSETH:

     WHEREAS, by that certain Lease dated June 21, 2007, by and between Southwest Valley and Tenant, as
amended by that certain First Amendment to Lease dated October 23, 2007 and by that certain Second
Amendment to Lease (collectively, the “Lease”), Southwest Valley did lease and demise unto Tenant
and Tenant did lease from Southwest Valley approximately 328,995 square feet of bulk distribution
space (the “Premises”) located within the bulk distribution building located or to be constructed
at Riverside Business Center, 4570 West Lower Buckeye Road, Phoenix, Arizona 85034 (the
“Building”), as more particularly described in the Lease; and

     WHEREAS, Landlord has succeeded to all of the right, title and interest of Southwest Valley under
the Lease.

     WHEREAS, the parties desire to confirm that while Tenant is a publicly traded company, no transfer
of shares of stock of Tenant shall constitute an assignment of Tenant’s interest under the Lease.

     NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows:

     1. Capitalized Terms. All initial capitalized terms not defined herein shall have the
meaning ascribed to them in the Lease.

     2. Assignment and Subletting. Article 18 of the Lease is hereby amended to add at
its end the following paragraph:

                “Notwithstanding any provision in the Lease to the contrary, while Tenant is a publicly traded
company, no transfer of shares of stock of Tenant shall constitute an assignment of Tenant’s
interest under the Lease.”

 

	 	 	 	 	 

	 
	 	 	 	Phoenix, AZ (Warehouse)

 

 

     3. Miscellaneous.

	 	a.	 	Except as modified by this Amendment, all other terms, covenants and conditions of
the Lease not specifically amended hereby shall remain in full force and effect.
	 
	 	b.	 	The Lease, as amended by this Amendment, contains the entire agreement of the
parties hereto and no representations, inducements, promises or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. The Lease may be
further amended only in writing signed by both Landlord and Tenant.
	 
	 	c.	 	This Amendment may be executed in several counterparts, each of which shall be
deemed to be an original and all of which, collectively, shall be deemed to constitute one and the
same instrument.
	 

[Signature page follows]

	 	 	 	 	 

	 
	 	2
	 	Phoenix, AZ (Warehouse)

 

 

          IN WITNESS WHEREOF, the Landlord and Tenant have executed this THIRD AMENDMENT TO LEASE as
of the day and year first above written.

LANDLORD:

THE LINCOLN NATIONAL LIFE INSURANCE COMPANY

	 	 	 	 	 	 	 

	By:	 	 /s/ Nicholas R. Heinzelmann	 	 
	 	 	 	 	 
	 

	 	Name:
	 	Nicholas R. Heinzelmann	 	 
	 

	 	Title:
	 	Assistant Vice President	 	 
	 
	 	 	 	 	 	 

TENANT:

ULTA SALON, COSMETICS & FRAGRANCE, INC.

	 	 	 	 	 	 	 

	By:	 	 /s/ Alex J. Lelli, Jr.	 	 
	 	 	 	 	 
	 

	 	Alex J. Lelli, Jr.	 	 
	 

	 	Senior Vice President,
Growth & Development
	 	 

	 	 	 	 	 

	 
	 	3
	 	Phoenix, AZ (Warehouse)

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