Document:

exv10w5

Exhibit 10.5

LEASE AGREEMENT

     THIS LEASE (“Lease”) is made effective July 01, 2005 by GTS Services LLC, an Ohio limited
liability company, of 5876 Darrow Road, Hudson, Ohio 44236 (“Landlord”), and Group Transportation
Services, Inc. of 5876 Darrow Road, Hudson, Ohio 44236 (“Tenant”).

RECITALS

     A. Landlord owns the land, two office buildings, and improvements located at 5874 and 5876
Darrow Road, City of Hudson Village, County of Summit and State of Ohio (the “Property”) as noted
on Exhibit A attached and made a part hereof by reference.

     B. Landlord desires to lease a portion of the Property consisting of approximately 24,000
square feet of the office building located at 5876 Darrow Road and which portion is further
illustrated on attached Exhibit B (“Premises”). The Premises include the right to use certain
common areas that exist for all the Tenants in the building such as ingress and egress hallways,
kitchen, and bathrooms.

     In consideration of the foregoing, the mutual covenants contained in this Agreement, and for
other good and valuable consideration, the receipt and adequacy of which is acknowledged, the
parties agree as follows:

	1.	 	Lease. Landlord leases the Premises to Tenant, and Tenant leases the Premises from
Landlord, all according to the terms and conditions in this Lease.
	 
	2.	 	Term. This Lease is for a term of 15 years, beginning July 1, 2005, and ending June
30, 2020 (the “Term”), unless earlier terminated.
	 
	3.	 	Base Rent. During the Term, as base rent for the Premises, Tenant must annually pay
to Landlord $336,000.00 US Dollars, payable in equal monthly installments of $28,000 without
demand or set-off on the first day of each calendar month. If a monthly installment is not
received by Landlord by the fifth (5) day from the due date thereof, a late fee of 5% of the
unpaid balance will be immediately due and payable, but in no event shall such late charge
exceed a maximum charge now or hereafter established by law. During each lease year, after
lease year one, the rent will be increased by 3% per year. For example, commencing on the
first day of the second lease year, the monthly base rent will be $28,840 ($28,000 x 1.03 =
$28,840). On the first day of the third lease year, the monthly base rent will be $29,705.20
($28,840 x 1.03 = $29,705.20).

Additional Rent: Tenant shall pay its pro rata share of operating expenses on a
monthly basis for the following items:

	 	(A)	 	All real estate taxes and assessments imposed upon the Property
for the term.
	 
	 	(B)	 	Trash removal, landscaping, snow removal and sewage expenses

 

 

	 	(C)	 	Repairs and maintenance of the Property and the cost of
supplies, tools, materials labor and equipment used in connection therewith.
	 
	 	(D)	 	Premiums and other charges incurred by Landlord with respect to
the insurance on the Property.
	 
	 	(E)	 	All other operating and maintenance expenses directly related
to the maintenance and upkeep of the Premises and those operating and
maintenance expenses of the Property except for expenses directly associated
with the building located at 5874 Darrow Road, Hudson, Ohio.

For purposes of this Section, Tenant’s pro rata share will be 100% (24,000 square feet
divided by 24,000 square feet.)

	4.	 	Security Deposit. Upon execution of this Lease, Tenant must deposit with Landlord
$56,000.00 to secure performance of Tenant’s obligations. If Tenant defaults in the
performance of any obligation under this Lease, Landlord may apply all or a portion of the
security deposit on account of Tenant’s obligations. Tenant shall promptly reimburse
Landlord for any funds so expended. Any balance of the deposit remaining upon termination of
this Lease and full performance of Tenant’s obligations shall be returned to Tenant, without
interest, within 30 days after the termination of this Lease.
	 
	 	 	Tenant’s Improvements: Owner shall provide tenant improvements in accordance with a mutually
acceptable plan, which will be provided at Tenant’s sole expense. It is contemplated that
Tenant’s improvements will include non-structural improvements including, but not limited
to: carpet, paint, kitchen build-out, construction of interior offices and all inspection
fees and other fees associated with the project.
	 
	5.	 	Expenses. Tenant will be solely responsible for the payment of all expenses, costs,
charges and obligations relating to or arising out of the Premises, including, but not
limited to, all charges and expenses for utilities, electricity, telephone, and
communication services. If any utility is not able to be separately metered, then it will be
prorated in accordance with Section 3 above.
	 
	6.	 	Tenant’s Maintenance. Tenant, at its expense, will maintain in all respects the
interior of the Premises in good condition, except for reasonable wear and tear, and except
for damage by fire or other casualty, including biannual maintenance inspections of the HVAC
system and quarterly cleaning of all carpeted areas. In addition, Tenant will be responsible
for any damage to the Premises caused by any extraordinary or excessive use by the
negligence or other tortious acts of Tenant, its employees, agents, contractors, licensees,
or invitees.
	 
	7.	 	Landlord’s Maintenance. Landlord will maintain in good condition and repair, all
structural portions of the Premises, including, but not limited to, the roof, walls and
exterior columns, footings, foundations and structural floors. Exterior painting will also
be the Landlord’s responsibility. To the extent that repairs or replacements of sidewalks,
parking areas and drives are required, Landlord will provide the same. Landlord will also
provide, at the tenant’s expense, all necessary maintenance and repairs made necessary by

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	 	 	tenant’s actions and keep in good operating condition, the water, gas, electrical, plumbing,
heating, ventilating, air conditioning, and all other mechanical and utility systems and
facilities serving the Premises. The tenant will notify landlord immediately in the event of
maintenance, repair or replacement needs by contacting Landlord during business hours at
(330) 603-8963. Tenant agrees to grant Landlord reasonable access to the Premises to perform
all maintenance, repairs and replacement set forth herein. Landlord agrees to give Tenant 24
hour notice prior to its entry into the premises unless there is an emergency and said
notice is not possible. Landlord maintenance items set forth above will be charged to and
paid for by the Tenant if the work relates directly to the Premises. Otherwise, Landlord
maintenance expenses will be paid for by the Tenant on a pro rata basis as set forth in
Section 3 above.
	 
	8.	 	Alterations to Premises. At its sole expense, and with Landlord’s prior written
consent, Tenant may make alterations and improvements to the Premises, but Tenant may make
no exterior or structural alterations or improvements to any portion of the Premises. Except
as otherwise provided herein, all alterations and improvements to the Premises will become
the property of Landlord upon the termination of this Lease.
	 
	9.	 	Condition of Premises. TENANT COVENANTS AND AGREES THAT THE PREMISES ARE FURNISHED
AS IS, WHERE IS, WITHOUT WARRANTIES OF ANY KIND, EXPRESS OR IMPLIED, INCLUDING, WITHOUT
LIMITATION, ANY IMPLIED WARRANTY OF HABITABILITY, MERCHANTABILITY, SUITABILITY OR FITNESS
FOR ANY PARTICULAR PURPOSE.
	 
	10.	 	Government Regulations. At its sole cost and expense, Tenant must promptly comply
with all statutes, ordinances, rules, orders, regulations and requirements of the federal,
state and local governments pertaining to Tenant’s use and occupancy of the Premises.
	 
	11.	 	Quiet Enjoyment. While Tenant is not in default, Tenant shall have the right of sole
possession and quiet enjoyment of the Premises under the terms of the Lease, except to the
extent otherwise provided in this Lease.
	 
	12.	 	Lien-Free Use of Premises. The Premises will remain the property of Landlord and
title will remain in Landlord exclusively. Except for liens existing as of the date of this
Lease, Tenant must keep the Premises free from any and all liens and claims, and Tenant must
not do or permit any act or thing to be done whereby title or right to the Premises may be
encumbered or impaired. Whenever requested, Tenant must give Landlord immediate notice of
any attachment or other judicial process affecting the Premises and must defend and
indemnify Landlord from any loss or damage caused thereby. Tenant must pay, when due, all
claims for labor or materials furnished or alleged to have been furnished to or for Tenant
at or for use on the Premises, which claims are or may be secured by any mechanics’ or
materialmen’s lien against the Premises or any interest therein.
	 
	13.	 	Use of Premises; Waste; Nuisance. Tenant represents and agrees that it will conduct
its business and control its agents, employees, invitees, licensees, and visitors in a safe
and lawful manner and neither create nor permit to exist any nuisance on or about the

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	 	 	Premises, nor commit waste of the Premises. Tenant must use the Premises solely for the
purpose of general office use.
	 
	14.	 	Casualty. If any part of the Premises is damaged, Landlord must promptly repair and
restore the Premises to a condition substantially the same as immediately before the damage,
but Landlord is not required to pay more for the repair or restoration than the amount of
insurance proceeds received by Landlord, if any, on account of the casualty.
	 
	15.	 	Default by Tenant. Any one of the following events will be a default by Tenant:

	 	(a)	 	Non-Payment. Tenant fails to pay when due, or within 5 days of its due date,
any installment of rent or any other payment required under this Lease;
	 
	 	(b)	 	Abandonment. Tenant abandons a substantial portion of the Premises;
	 
	 	(c)	 	Breach. Tenant fails to comply with or abide by this Lease, other than the
payment of rent or any other sum to be paid by Tenant, and such failure is not cured
within 30 days after receipt of written notice by Landlord to Tenant of such
failure;
	 
	 	(d)	 	Insolvency. Tenant files a petition or is adjudged bankrupt or insolvent
under the federal Bankruptcy Act, as amended, or any similar law or statute of the
United States or any state; or a receiver or trustee is appointed for all or
substantially all of the assets of Tenant; or Tenant makes a transfer in fraud of
creditors or makes an assignment for the benefit of creditors; or
	 
	 	(e)	 	Liens. Except for liens existing as of the date of this Lease, Tenant does
or permits to be done any act that results in a lien being filed against the
Premises, and the lien is not consented to in writing by the Landlord or is not
removed within 60 days.

	16.	 	Landlord’s Remedies Upon Default by Tenant. If Tenant defaults, Landlord may pursue
any one or more of the following remedies without notice or demand:

	 	(a)	 	Lease Termination. Terminate this Lease, in which event Tenant immediately
must surrender the Premises to Landlord, and if Tenant fails to surrender the
Premises, then Landlord, without prejudice to any other remedy which it may have for
possession or arrearages in rent, may enter and take possession of the Premises and
lock out, expel or remove Tenant, Tenant’s representative, or any other person who
may be occupying all or any part of the Premises, all without liability for damages.
Tenant agrees to pay on demand the amount of all loss and damage that Landlord may
suffer by reason of the termination of the Lease under this subparagraph, whether
through inability to relet the Premises on satisfactory terms or otherwise.
	 
	 	(b)	 	Entry and Relet. Enter and take possession of the Premises and lock out,
expel or remove Tenant, Tenant’s representative, and any other person who may be
occupying all or any part of the Premises, all without liability for damages, and

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	 	 	 	relet the Premises on behalf of Tenant (on such terms as Landlord in its sole
discretion will see fit) and receive directly the rent by reason of the reletting.
Tenant agrees to pay Landlord on demand any deficiency that may arise by reason of
any reletting of the Premises.

	 	(c)	 	Entry and Compliance. Enter the Premises, without liability for damages, and
do whatever Tenant is obligated to do under this Lease. Tenant agrees to reimburse
Landlord on demand for any expenses that Landlord may incur in effecting compliance
with Tenant’s obligations under this Lease. Further, Tenant agrees that Landlord
will not be liable for any damages resulting to Tenant from so effecting compliance.
	 
	 	(d)	 	Tenant’s Property. In the event of re-entry and possession by Landlord,
Landlord may remove and store the property of Tenant without liability for
safekeeping and Tenant will be liable for the moving and storage charges.
	 
	 	(e)	 	Remedies Not Exclusive. The remedies above are not exclusive but are in
addition to all other remedies of Landlord, and resort to any remedy will not
prevent Landlord from using any other remedies available to it. Landlord will have
no duty to mitigate its damages.

	17.	 	Public Liability, Property Damage Insurance. Tenant will obtain and keep in full
force and effect during this Lease an adequate Commercial General Liability policy of
insurance protecting Tenant and Landlord (as an additional insured) against claims for
bodily injury, personal injury, and property damage based upon, involving, or arising out of
the ownership, use, occupancy, or maintenance of the Premises and all areas appurtenant
thereto. The insurance must have minimum coverage of $1,000,000.00 for combined single limit
liability
	 
	18.	 	Indemnification of Landlord. Tenant must defend and indemnify Landlord from and
against any and all claims, actions, damages, liability and expense not compensated by
Landlord’s insurance in connection with loss of life, personal injury or damage to property
arising from or out of any occurrence in, upon or at the Premises, occasioned wholly or in
part by any act or omission of Tenant, its agents, contractors, employees, servants, tenants
or concessionaires. If Landlord, without fault on its part, is made a party to any
litigation commenced by or against Tenant, then Tenant must defend and indemnify Landlord
and must pay all costs and expenses (including, without limitation, reasonable attorneys’
fees) incurred or paid by Landlord in connection with such litigation.
	 
	19.	 	Landlord’s Lien. As security for rents and other charges to be paid by Tenant and
for the covenants and agreements to be performed by Tenant, a lien is reserved upon the
Premises and on the interest of Tenant in and to the same in favor of the Landlord, prior
and superior to any and all other liens thereupon whatsoever. This paragraph will not be
construed as providing Landlord with a security interest in or lien on any of the Tenant’s
assets, except Tenant’s leasehold interest.

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	20.	 	Landlord’s Liability and Subrogation. Landlord will not be liable to Tenant or
Tenant’s employees, patrons, or visitors for any damage to persons or property related to
the action, omission, or negligence of Tenant and Tenant agrees to defend and hold Landlord
harmless from all claims for any such damage. Tenant may, at Tenant’s option, maintain
insurance protecting and indemnifying Tenant against any damage or loss of Tenant’s fixtures
and contents located on or about the Premises to the extent of the full insurance value of
such fixtures and contents. Landlord will not be liable to any damage or loss of Tenant’s
fixtures or contents for any cause, including theft, fire, flood, or other acts. Tenant
waives all rights of subrogation against Landlord with respect to the perils described
above.
	 
	21.	 	Access to and Inspection of Premises. Landlord shall have the right to inspect the
Premises during normal business hours, provided that Landlord gives Tenant advance notice of
such entry. Landlord will have a right of access upon 48 hours advance notice to show the
Premises in connection with a prospective sale, lease or financing. In emergency situations,
Landlord may enter the Premises without prior notice to Tenant.
	 
	22.	 	Signs. Tenant may erect and place appropriate signs about the Premises after
receiving Landlord’s prior written consent and all applicable government approvals. At the
end of the Lease, Tenant must remove all signs from the Premises and repair any damage or
defacement to the Premises caused by the removal.
	 
	23.	 	Lease Expiration.

	 	(a)	 	Surrender. At the expiration of the Lease, or its termination under any
clause herein, Tenant covenants and agrees to vacate and surrender possession of the
Premises to Landlord in as good as condition as existed at the commencement date,
excepting only ordinary wear and tear.
	 
	 	(b)	 	Forfeiture. Upon expiration of this Lease, or termination under any clause
herein, Tenant will forfeit all right, title and interest in and to the Premises and
any additions or improvements to the Premises made by Tenant, except to the extent
provided below. At its option, Landlord may require Tenant to restore the Premises
to the condition existing at the time Tenant took possession, with all costs of
removal or alterations borne by Tenant.
	 
	 	(c)	 	Equipment Removal. Tenant has the right at any time to remove any and all
equipment and business or trade fixtures, or other property relating to Tenant’s
business, from the Premises before the termination of the Lease. If Tenant does so,
it must restore the Premises to the condition existing at the time Tenant took
possession, with all costs of removal or alterations borne by Tenant. If Tenant does
not remove its property before or at the termination of the Lease, Landlord may
remove and store the property, or any portion thereof, all without liability for
safekeeping. Tenant will be liable for the moving and storage charges. If Tenant
does not claim the property within 60 days after the termination of the Lease, it
will be deemed abandoned by Tenant and will become the property of the Landlord
without compensation to the Tenant.

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	 	(d)	 	Holding-Over. At the termination of the Term, holding over by Tenant, with
or without Landlord’s consent, will constitute a month-to-month tenancy upon the
same terms and conditions as set forth herein, except that the monthly rental due to
Landlord will be equal to 1.50 times the rental due during the last month of the
just-expired term.

	24.	 	Assignment and Subletting. It is understood that Tenant may wish to assign this
Lease or sublet all or any part of the Premises. Tenant is authorized to assign this Lease
or sublet all or any part of the Premises only after receiving the prior written consent of
Landlord for assignment or subletting to tenants approved by Landlord. No assignment or
subletting will relieve Tenant from liability for performance of its obligations under this
Lease.
	 
	25.	 	Binding Agreement. Subject to the section titled “Assignment and Subletting,” this
Lease will inure to the benefit of and bind the parties and their respective
representatives, executors, administrators, heirs, permitted successors and permitted
assigns.
	 
	26.	 	Headings. The paragraphs titles are for convenient reference only and do not affect
the construction, interpretation, or meaning of the text.
	 
	27.	 	Governing Law; Partial Invalidity. This Lease is governed by Ohio law. If a court of
competent jurisdiction determines that any provision of this Lease is void, illegal or
unenforceable, the other provisions will remain in full force and effect, and the provision
determined to be void, illegal or unenforceable will be limited so that this Lease will
remain in effect to the fullest extent permissible by law.
	 
	28.	 	Waiver. The failure by either party to require strict performance by the other of
any of the provisions of this Lease will not waive or diminish the party’s right to demand
strict compliance therewith or with any other provision.
	 
	29.	 	Time is of the Essence. Tenant understands and agrees that time is of the essence in
the performance of its obligations and exercise of its rights.
	 
	30.	 	Entire Agreement; Amendments. This Lease contains the entire agreement between the
parties and supersedes all prior agreements between the parties, whether written or oral,
with respect to the subject matter hereof. This Lease may be modified or amended only by a
writing signed by the parties.
	 
	31.	 	“For Lease”, “For Rent” and “For Sale” Signs. Landlord will be entitled to place
“For Rent” or “For Sale” signs on or about the Premises and to show the Premises to
prospective tenants or buyers at all reasonable times.
	 
	32.	 	Subordination. Non-Disturbance, Attornment, Estoppel Certificate.

A. Landlord has the right at any time to place upon the Premises and/or Property any
mortgage which will be prior to the rights of the Tenant under this Lease, and the Tenant
will, at no expense to Landlord, execute any and all instruments deemed by the Landlord
necessary to subordinate this Lease to such mortgage. As a condition of the subordination

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requirement imposed on Tenant, Landlord will use Landlord’s best efforts to have the
mortgagee agree that if this Lease is in full force and effect, the right of possession of
Tenant to the Premises will not be affected by the mortgagee in the exercise of its rights
under the mortgage, nor will Tenant be named as a party defendant to any foreclosure of the
mortgage, nor in any other way be deprived of Tenant’s rights under this Lease.

B. Subject to the requirement that Tenant not then be in default under any of its
obligations under this Lease, if the mortgagee, or any other person, acquires title to the
Property, this Lease will not be terminated or affected by any such proceeding, and the
mortgagee will agree that any sale of the Property pursuant to the exercise of any rights
under the mortgage, will be made subject to this Lease and the rights of Tenant hereunder.

C. Tenant agrees to attorn to the mortgagee or any other person who acquires title to the
Property as its new Landlord, and this Lease will continue in full force and effect as a
direct Lease between Tenant and mortgagee or such other person, upon all the terms,
covenants, and agreements set forth in this Lease. No successor Landlord is liable for any
defaults of Landlord hereunder or for any security deposit or rent deposit made to Landlord
on account of this Lease, or for any other obligation of Landlord under this Lease.

D. Within five days after request, Tenant must deliver to Landlord or Landlord’s mortgagees,
an estoppel certificate in such reasonable form as requested by Landlord or Landlord’s
mortgagee.

	33.	 	Force Majeure. Neither Landlord nor Tenant will be required to perform any provision
in this Lease so long as such performance is delayed or prevented by any acts of God,
strikes, lockouts, material or labor restrictions by any governmental authority, civil riot,
floods, and any other cause not reasonably within the control of Landlord or Tenant and
which, by the exercise of due diligence, Landlord or Tenant is unable, wholly or in part, to
prevent or overcome.
	 
	34.	 	Recording. This Lease will not be recorded. A Memorandum of Lease may be recorded at
the cost of the party requesting recordation.
	 
	35.	 	Notices. All notices under this Lease must be in writing and delivered to the
parties at their addresses as set forth above.
	 
	36.	 	Landlord’s Use of Common Areas. All common areas or areas outside the Premises can
be used by Landlord for any purpose within its sole discretion provided that such use does
not preclude Tenant’s access to the Premises.

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     The parties have executed this Lease as of the day and year first above written.

	 	 	 	 	 
	 	LANDLORD

GTS SERVICES, LLC 
 	 
	 	By:  	/s/ Michael P. Valentine 	 
	 	 	Printed Name: 	 Michael P. Valentine
 	 
	 	 	Title:	
President 	 
	 
	 	TENANT

GROUP TRANSPORTATION
SERVICES, INC. 
 	 
	 	By:  	/s/ Michael P. Valentine 	 
	 	 	Printed Name: 	 Michael P. Valentine
 	 
	 	 	Title:  	
President 	 

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Landlord’s Acknowledgement

	 	 	 	 	 
	STATE OF OHIO
	 	)	 	 
	 
	 	)	 	SS
	COUNTY OF SUMMIT
	 	)	 	 

     Before me, a Notary Public in and for the State of Ohio, personally appeared GTS SERVICES, an
Ohio limited liability company, by Michael P. Valentine, it’s Authorized Member, who, being first
duly sworn, acknowledged that he signed the Lease on behalf of the company, that the same was his
free act and deed and the free act and deed of the company.

     In Witness Whereof, I have hereunto set my hand and subscribed my official seal at Akron,
Ohio, this 3rd day of March, 2006.

	 	 	 	 	 
	 	/s/ Daniel R. Bryan
	 
	 	NOTARY PUBLIC	 
	 

Tenant’s Acknowledgment

	 	 	 	 	 
	STATE OF OHIO
	 	)	 	 
	 
	 	)	 	SS
	COUNTY OF SUMMIT
	 	)	 	 

     Before me, a Notary Public in and for the State of Ohio, personally appear d Group
Transportation Se vices, Inc., an Ohio corporation, by Michael P. Valentine, its
President, who, being first duly sworn, acknowledged that he signed the Lease on behalf of
the corporation, and that the same was his free act and deed and the free act and deed of the
corporation.

     In Witness Whereof, I have hereunto set my hand and subscribed my official seal at
Akron, Ohio, this 3rd day of March, 2006.

	 	 	 	 	 
	 	s/ Daniel R. Bryan
	 
	 	NOTARY PUBLIC	 
	 

10exv10w6

Exhibit 10.6

FIRST AMENDMENT TO LEASE AGREEMENT

     THIS FIRST AMENDMENT TO LEASE AGREEMENT (hereinafter called the “Amendment”) is made
this 29th day of February, 2008, by and between GTS SERVICES LLC, an Ohio limited liability company
of 5876 Darrow Road, Hudson, Ohio 44236 (“Landlord”), and GROUP TRANSPORTATION SERVICES,
INC. (“Tenant”).

RECITALS

     WHEREAS, pursuant to that certain Lease Agreement dated July 1, 2005, by and between Landlord
and Tenant (the “Lease”), Landlord let, leased and demised to Tenant approximately 24,000
square feet of the office building (the “Office Building”) located at 5876 Darrow Road,
City of Hudson Village, County of Summit, State of Ohio (the “Premises”); and

     WHEREAS, the parties desire to modify and amend certain provisions of the Lease, all as more
specifically set forth hereinbelow.

AMENDMENT

     NOW, THEREFORE, in consideration of the mutual covenants contained herein and in the Lease,
and notwithstanding any provision contained in the Lease to the contrary, the parties hereto agree
as follows:

     1. Recitals. The foregoing Recitals are true and correct and are hereby incorporated into the body of
this Amendment as if fully set forth herein.

     2. Defined Terms. Any capitalized terms not otherwise defined herein shall have the same meaning as ascribed
to such term in the Lease.

     3. Effective Date. This Amendment shall be effective upon its full execution by Landlord and Tenant (the
“Effective Date”).

     4. Landlord Lien Waiver. From time to time upon request of Tenant, Landlord hereby agrees to execute and deliver to
such lender as Tenant may designate a Landlord Lien Waiver Agreement in the form attached hereto as
Exhibit A.

     5. Base Rent. The last three sentences of the first paragraph of Section 3 of the
Lease shall be deleted in its entirety and replaced with the following language:

“Commencing on July 1, 2008, and on the first day of July of each year thereafter (the “Adjustment
Date”) Base Rent shall be adjusted by the same percentage (the “Percentage Increase”) as the change
in the Consumer Price Index (the “CPI”) for the period of January 1 through December 31 of the
previous calendar year, determined by subtracting the CPI effective as of January 1 of the
preceding calendar year (the “Base CPI”) from the CPI effective as of December 31 of the preceding calendar year (the “Target CPI”) to calculate the CPI point change
(the “CPI Point Change”) and then dividing the CPI Point Change by the Base CPI and

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 multiplying the result by 100. The specific “CPI” means the Consumer Price Index — All Urban Consumers (U.S. City
Average, All Items: Base 1982-84 = 100) as published by the United States Department of Labor,
Bureau of Labor Statistics for the Midwest Region. In the event the foregoing CPI is no longer
published, Landlord and Tenant shall determine another index of similar nature showing changes in
the cost of living to be used to calculate the adjustments in the Base Rent (the “Adjusted Base
Rent”). As an illustration, only, and not by way of limitation, assume that the Base CPI is 103
and the Target CPI is 106, and that Base Rent prior to the Adjustment Date is $10,000.00. The CPI
and Adjusted Base Rent are calculated as follows:

CPI

[Target CPI] less [Base CPI] = CPI Point Change

[106] less [103] = 3

[CPI Point Change] / [Base CPI] = CPI

[3] / [103] = .029

[.029] x 100 = 2.9%

Adjusted Base Rent shall be:

[$10,000.00] x 102.9% = $10,290.00

Landlord shall provide written notice to Tenant at least ten (10) days prior to each Adjustment
Date of the Adjusted Base Rent, setting forth therein: (a) the calculation of the Adjusted Base
Rent; and (b) attaching a copy of the CPI for January 1 and December 31 of the preceding calendar
year, along with Landlord’s calculations.”

     6. The following new Section 37 is hereby added to the Lease:

     “37. Condemnation. If any part of the Office Building, including the Premises, is
condemned, Landlord shall promptly restore the Office Building, including the Premises, to the
extent reasonably practicable. If Tenant determines that Tenant cannot reasonably continue to
operate its business operations at the Premises as a result of a condemnation or threatened
condemnation, then Tenant shall have the right to terminate the Lease, in which event: (i) Landlord
shall pro-rate and refund to Tenant any unearned Base Rent and Additional Rent as of the date of
termination of the Lease, (ii) Landlord shall return the Security Deposit to Tenant, subject to
Landlord’s rights under Section 4 of the Lease, (iii) Tenant shall remove its property and assets,
including fixtures, trade fixtures, and personal property prior to the date of termination, and
(iv) neither Landlord nor Tenant shall have any further obligations to the other, except for those
obligations that survive a termination of the Lease.”

     7. The following new Section 38 is hereby added to the Lease:

     “38. Rent Abatement. Base Rent and Additional Rent shall be abated (to the extent
that Tenant’s use and enjoyment of the Premises, including Tenant’s business operations, are

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interrupted, interfered with or disrupted) during any period that the Premises, including any
portions of the Office Building and common areas that are reasonably necessary for Tenant’s use and
enjoyment of the Premises, are damaged, destroyed or under repair, renovation or restoration
following any casualty or condemnation, as provided under Sections 14 and 37 of the Lease.”

     8. Section 24 of the Lease is hereby amended by adding the following phrase at the end of the
second sentence under such section:

“, which consent and approval shall not be unreasonably withheld, conditioned or delayed.”

     9. The following new Section 39 is hereby added to the Lease:

     “39. Indemnification of Tenant. Landlord hereby agrees to defend, indemnify and hold
harmless Tenant and its parent, affiliates and subsidiaries for, from and against all losses,
liabilities, damages, obligations, demands, claims, liens, judgments, actions, suits, costs and
expenses (including reasonable attorneys’ fees) due to any uncured material breach or uncured
material default of Landlord’s duties and obligations under the Lease.”

     10. Estoppel Provisions. Landlord hereby represents, warrants and confirms to Tenant
as of the Effective Date, as follows:

          A. Landlord owns the Office Building, including the Premises, subject to all liens, mortgages
or other encumbrances of record.

          B. The Term of the Lease expires June 30, 2020.

          C. The Lease is in full force and effect.

          D. Landlord has no claims against Tenant under or pursuant to the Lease. Tenant is not in
default under the Lease, and Tenant has performed all of its duties and obligations that are
required to be performed by Tenant as of the Effective Date. No event or condition exists which,
with the passage of time, the giving of notice, or both, would constitute a default by Tenant under
the Lease.

          E. Base Rent and Additional Rent have been paid through February 29, 2008.

     11. Access to and Inspection of Premises. An additional sentence is added to the end
of Section 21 of the Lease and shall read as follows:

     “In connection with any entry or inspection of the Premises by Landlord, Landlord shall not
interfere with, disrupt or interrupt any of the Tenant’s business operations.”

     12. The following new Section 40 is hereby added to the Lease:

     “40. Tenant’s Leasehold Financing. Tenant shall have the right to encumber its
leasehold interest, provided that Landlord’s interest in the Premises and in the Lease shall not be
encumbered by Tenant’s leasehold financing encumbrance.”

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     13. Tenant’s Remedies. Upon the occurrence of any breach or default by Landlord in
the performance of its duties and obligations under the Lease, and upon notice by Tenant to
Landlord allowing Landlord a 15-day period in which to cure, or use its best efforts to diligently
pursue a cure of, such breach or default, Tenant may exercise any rights and enforce any remedies
available to Tenant under the Lease or at law or in equity, including, without limitation, the
right to: (i) perform Landlord’s unperformed duties and obligations, in which event Landlord shall
promptly reimburse Tenant for all costs and expenses incurred in connection with Tenant’s cure or
attempted cure of Landlord’s obligations, including reasonable attorneys’ fees, or Tenant may set
off rent against such costs and expenses, (ii) recover from Landlord all of Tenant’s costs incurred
and damages suffered as a result of Landlord’s breach, and/or (iii) terminate this Lease, in which
event: (a) Landlord shall pro-rate and refund to Tenant any unearned Base Rent and Additional Rent
as of the date of termination of the Lease, (b) Landlord shall return the Security Deposit to
Tenant, (c) Tenant shall remove its property and assets, including fixtures, trade fixtures, and
personal property, and (d) neither Landlord nor Tenant shall have any further obligations to the
other, except for those obligations that survive a termination of the Lease.

     14. 
Notices. From and after the Effective Date, the address of Tenant for
purposes of giving notices to Tenant under the Lease shall be in writing and shall be delivered or
sent, with the copies indicated, by personal delivery, electronic mail, telecopy (with confirmation
and additional copy sent by overnight delivery service) or overnight delivery service (by a
reputable international carrier) to the parties at the following addresses (or at such other
address as the parties may specify by notice given pursuant to this Section):

To the Tenant:

c/o Thayer/Hidden Creek

4508 IDS Center

Minneapolis, Minnesota 55402

Attn: Scott Rued

Managing Partner

Fax: (612) 332-2012

Email: srued@thayerhiddencreek.com

To the Landlord:

c/o Michael P. Valentine

21 Fox Chase Lane

Hudson, Ohio 44236

     15. The Following new Section 41 is hereby added to the Lease:

     “41. Miscellaneous.

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          (a) The provisions of this Amendment shall remain in full force and effect for the duration of
the term (and, as applicable, the extended term) of the Lease.

          (b) Except as otherwise modified herein, all of the terms and conditions of the Lease shall
remain in full force and effect. The Lease, as amended herein, constitutes the entire agreement
between the parties hereto, and no further modification of the Lease shall be binding unless
evidenced by an amendment in writing signed by Landlord and Tenant after the Effective Date.

          (c) The captions and paragraph numbers appearing in this Amendment are inserted only as a
matter of convenience and in no way define, limit, construe, affect or describe the scope or intent
of the provisions in this Amendment.

          (d) This Amendment may be executed in any number of identical counterparts each of which shall
be deemed to be an original and all, when taken together, shall constitute one and the same
instrument. A facsimile or similar transmission of a counterpart signed by a party hereto shall be
regarded as signed by such party for purposes hereof.”

[Signature Page Follows]

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

	 	 	 	 	 
	 	LANDLORD:

GTS SERVICES LLC, an Ohio limited

 liability company

 	 
	 	By:  	/s/ Michael P. Valentine
 	 
	 	 	Name:  	Michael P. Valentine 	 
	 	 	Title:  	Managing Member 	 
	 
	 	TENANT:

GROUP TRANSPORTATION SERVICES, INC.

 	 
	 	By:  	/s/ Michael P. Valentine
 	 
	 	 	Name:  	Michael P. Valentine 	 
	 	 	Title:  	CEO 	 

Signature
page for GTS Lease Amendment

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