Document:

exv10w9

Exhibit 10.9

Amendment #9 to Lease

1. Parties.

     This Amendment, dated as of January 29, 2010, is between 400 Minuteman LLC (“Landlord”), and
NaviSite, Inc. (“Tenant”).

2. Recitals.

     2.1 Landlord’s predecessor in interest, 400 Minuteman Limited Partnership, and Tenant entered
into a lease, dated as of May 14, 1999, for space in the building at 400 Minuteman Road, Andover,
Massachusetts (as now or hereafter amended or extended, the “Lease”). Unless otherwise defined,
terms in this Amendment have the same meanings as those in the Lease.

     2.2 Tenant wishes to: (a) install a new plumbing supply system to provide a separately metered
path for water provided by the Town of Andover to supply the Building’s rooftop cooling towers (the
“New Water Supply System”); and (b) install a new 6” diameter well in the Project (the “New Well”)
and associated equipment to provide an additional source of water for the Building’s rooftop
cooling towers in case of emergencies where water provided by the Town of Andover is unavailable.
To accomplish this, for good and valuable consideration, the receipt and sufficiency of which are
acknowledged, the parties agree and the Lease is amended as follows as of this date,
notwithstanding anything to the contrary:

3. Amendments.

     3.1 Definitions.

          (a) “Equipment” means the New Water Supply System, the New Well, all associated pumps,
controls, meters and piping, the other equipment and items described in Exhibit A-9
attached, and all associated plumbing, wiring, ducts and other equipment and items now or in the
future installed or used in connection with the installation, operation, maintenance and repair of
the New Water Supply System, the New Well, and all replacements thereof.

          (b) “Installation and Operation” means the Equipment’s installation, operation, maintenance,
repair and replacement, including without limitation: all well-drilling, casing and capping; all
electrical and plumbing work; all permits and approvals; and all site work, which includes,
without limitation, contacting and coordinating with local utilities to determine the location of
all existing underground utilities; adequately protecting all existing utilities; protecting lawns
and landscaped areas from damage; cutting and repairing lawn and shrub areas so that the finished
project matches existing conditions; cutting, relocating and repairing underground irrigation
piping as required; trenching for piping and electrical conduit from the Building to the well
location; disposing of excess or contaminated soils; and using Landlord-approved soils/materials
for back fill of newly excavated trenches.

          (c) “Drawings” means the drawings and specifications listed in Exhibit B-9 attached,
and any additional or modified drawings, plans and specifications specifically approved or
required by Landlord in writing.

     3.2 Installation; Maintenance.

 

 

          (a) The Equipment will be installed as soon as reasonably possible in the locations specified
in the Drawings and Exhibit C-9 attached, diligently and in a good and workmanlike manner,
and in accordance with the Drawings, applicable Laws, the Lease (including, without limitation,
this Amendment and Section 13 of the Lease), and Landlord’s scheduling and coordination
requirements, which may take into account, among other things, WSI Corporation’s scheduling and
operating requirements (WSI Corporation is another Building tenant).

          (b) Tenant understands that WSI Corporation uses its space “24/7” for critical functions,
including national TV broadcasts. Thus, in addition to its other obligations, Tenant will ensure at
its cost that the Installation and Operation do not disrupt or interfere with WSI Corporation’s
operations, whether because of noise, vibration, leaks or otherwise. This may require, for example,
additional measures that go beyond typical installations. Without limiting the generality of
Section 3.2(a) in any way, considering the work scope and the critical nature of the operations of
Tenant and WSI Corporation in the Building: Landlord may control the timing, means and methods of
the Installation and Operation (and may require Tenant to perform some of the work before or after
normal business hours); Landlord may hire H.F. Lenz and other professionals to review Tenant’s
Drawings and inspect and supervise aspects of the Installation and Operation, and if so Tenant will
pay their reasonable out-of-pocket fees and expenses (not to exceed $5,000 for the initial
installation) within 15 days after invoices are submitted; and Landlord’s or its professionals’
review, inspections, supervision, approval, modification or rejection of the Drawings, any means or
methods, or any other aspect of the Installation and Operation, will not be deemed a representation
or warranty as to safety, efficacy, adequacy, effectiveness, compliance or other matters, or a
waiver of any of Tenant’s Liabilities, or subject Landlord or those professionals to any claims
from Tenant.

          (c) Tenant will be solely responsible at its cost for: the Equipment, the Installation and
Operation, and all required permits and approvals; and for providing “as-built” plans within 30
days after the Equipment is installed. But Landlord reserves the right at Tenant’s cost and risk
to perform any aspects of the Installation and Operation that affect the roof or the Building’s
structure or that tie into the Building’s Systems and Equipment, and Tenant will pay Landlord’s
reasonable out-of-pocket costs incurred within 30 days after invoices are submitted. Tenant will
not remove the Equipment unless it promptly replaces it. All repairs and replacements will be of
at least equivalent quality and specifications. When the Term ends Tenant will leave the Equipment
in place and it will be deemed surrendered to Landlord without additional consideration.

          (d) Tenant will take all necessary steps to minimize any potential damage to the Building and
the rest of the Project, but will be solely responsible for, and promptly repair at its cost to
Landlord’s reasonable satisfaction, any damage caused by or arising from or in connection with the
Equipment or the Installation and Operation.

     3.3 Liability. As a material inducement to Landlord: Tenant waives all claims
against Landlord and its Affiliates in connection with the Equipment or the Installation and
Operation,
regardless of cause or fault (including, without limitation, Liabilities arising from or in
connection with damage, breakage, defect or interruption of service, or Landlord’s gross
negligence or willful misconduct); and Tenant will indemnify Landlord and its Affiliates from all
associated Liabilities (except for Liabilities directly caused by Landlord’s gross negligence or
willful misconduct).

- 2 -

 

3.4 Miscellaneous. Without limiting the generality of Section 3.2(a), Tenant’s contractors
and subcontractors at all times will carry occurrence-based liability insurance in amounts and on
policy forms reasonably satisfactory to Landlord and all other insurance required by the Lease,
name Landlord and its designees as additional insureds and provide complying certificates of
insurance before beginning work. Tenant agrees that Landlord has fully complied with its Lease
obligations. This Amendment may be executed in counterparts, all of which together will constitute
one agreement.

IN WITNESS WHEREOF, intending to be legally bound, the parties have executed this Amendment #9 as
of the date in Section 1 above.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 

	NAVISITE, INC.	 	 	 	400 MINUTEMAN LLC
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	/s/ Jim Pluntze	 	 	 	By:	 	Minuteman Master LLC, Sole Member
	 

	 	 

Name: Jim Pluntze
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Title: CFO	 	 	 	 	 	By:	 	150 Minuteman Limited Partnership,
	 	 	Authorized Signature	 	 	 	 	 	 	 	Managing Member
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	By:	 	Niuna-150 Minuteman, Inc.,
	 	 	 	 	 	 	 	 	 	 	 	 	General Partner
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	By:
	 	/s/ Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Name: Martin Spagat
	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	Title: Vice President

- 3 -exv10w60

Exhibit 10.60

NAVISITE, INC.

SUMMARY OF FY 2011 EXECUTIVE MANAGEMENT BONUS PROGRAM

     On July 6, 2010, the Governance, Nominating and Compensation Committee (the “GNC Committee”)
of the Board of Directors of NaviSite, Inc. (the “Company”) established the NaviSite, Inc. FY 2011
Executive Management Bonus Program, creating target cash bonuses for the Company’s 2011 fiscal year
for the executive officers of the Company.

     The award of a cash bonus to any executive officer pursuant to this program is subject to the
achievement of certain targets for fiscal year 2011, including bookings of new contract value,
EBITDA for the Company and individual performance objectives. EBITDA, for purposes of this bonus
program, is defined as earnings before interest, taxes, depreciation and amortization, excluding
impairment costs, stock-based compensation, severance, costs related to discontinued operations,
and other non-operational charges.

     The bonus which would be made if the targets are met, for each of the principal executive
officers and the principal financial officer, is set forth below:

	 	 	 	 	 
	Name	 	Target Bonus
	Arthur P. Becker
	 	$	262,500	 
	R. Brooks Borcherding
	 	$	235,000	 
	James W. Pluntze
	 	$	125,000exv10w1

Exhibit 10.1

FIRST AMENDMENT TO DEVELOPMENT SERVICES

AND MANAGEMENT AGREEMENT BETWEEN

ABSTON-MCKAY VENTURES, LLC AND

LAKES TUNICA CASINO MANAGEMENT, LLC

     THIS AMENDMENT TO DEVELOPMENT SERVICES AND MANAGEMENT AGREEMENT (hereafter, “Amendment”) is
made and entered into this 19th day of October, 2010 by and among Abston-McKay Ventures, LLC, a
Mississippi limited liability company (the “Enterprise”), and Lakes Tunica Casino Management, LLC,
a Minnesota limited liability company (“Manager”).

RECITALS

     A. The Parties previously executed that certain contract designated as “Development Services
and Management Agreement between Abston-McKay Ventures, LLC and Lakes Tunica Casino Management,
LLC,” (hereafter, “Management Agreement”) with an Effective Date of January 5, 2010.

     B. The Parties have agreed to amend Section 6.3 of said Management Agreement to revise the
timing and amount of compensation payable to Manager, as reflected below.

     NOW, THEREFORE, in consideration of the hereinafter mutual promises and covenants, and for
other good and valuable consideration as set forth herein, the receipt and sufficiency of which are
expressly acknowledged, the Enterprise and Manager agree to as follows:

     I. Capitalized Terms. Capitalized terms used and not defined in this Amendment
have the meanings ascribed to such terms in the Management Agreement.

     II. Amendments. The Management Agreement is hereby amended as follows:

          A. Section 6.3 shall be deleted in its entirety and replaced with the following

          6.3 Distribution of Revenues.

          (a) Following the Opening Date and continuing thereafter for the remainder of the term of this
Agreement, all amounts on deposit in the General Operating Account, net of amounts for the Costs of
Operations in accordance with the Approved Budget, shall be disbursed on a monthly basis as set
forth below, paid on or about the twentieth (20th) day of each calendar month for the
preceding month, Such amounts shall be disbursed from the General Operating Account in the
following order of priority (subject to adjustment as determined by the Enterprise):

	 	(i)	 	Current principal, interest and any other
payments due on any obligations to repay funding provided by the
Lender in connection the Facility Loan and/or equipping of the Casino
Facilities;

 

 

	 	(ii)	 	Management Fees due the Manager under
Section 6.3(c b) (except for the Development Fee, which shall
be paid as provided for in Section 6.3(b)(ii) below) (provided that
if the distribution under this subsection in any month is
insufficient to fund such payment in full, the unpaid amount shall be
deferred and paid under subsection (iii) below);
	 
	 	(iii)	 	Payment of amounts previously payable
under subsections (i) and (ii) above, but payment of which was
previously deferred (including, with respect to any deferred
Management Fees, interest accrued thereon at the Applicable Rate from
the date on which such Management Fees and payments otherwise would
have been due and payable);
	 
	 	(iv)	 	Any monthly capital replacement or other
reserve contributions which have been created with the written
approval of the Enterprise; and
	 
	 	(i)	 	All remaining of such amounts deposited in
the General Operating Account shall be disbursed to the Enterprise at
the same time the Management Fees are paid to the Manager, subject to
the terms of any Control Agreement.

          (b) For so long as this Agreement shall remain in effect during the term hereof and as
provided for in this Agreement:

	 	(i)	 	As compensation for the Manager’s
management services hereunder (such compensation being herein
referred to as “Management Fees”), for each Fiscal Year of the Casino
Facilities’s operation the Manager shall be entitled to management
compensation equal to a fixed monthly fee of $50,000.00 commencing on
the Opening Date payable on the 1st day of each month, plus a
percentage of EBITDA calculated at the end of each Fiscal Year and
based upon the audited financial statement of the Enterprise as
follows:
	 
	 	•	 	Year One: nine percent (9%) of the first $10 million of
EBITDA; eleven percent (11%) of EBITDA between $10 million and
$16,436,000; thirteen percent (13%) of all EBITDA in excess of
$24,700,000.
	 
	 	•	 	All Years Thereafter: nine percent (9%) of the first $10
million of EBITDA; eleven percent (11%) of EBITDA between $10
million and $20 million; thirteen percent (13%) of all EBITDA in
excess of $20 million.

	 	 	 	The portion of the Management Fees based on EBITDA shall be paid no later
than the 15th day of the third month after the close of each
Fiscal Year. In computing EBITDA the fixed monthly Management Fee of
$50,000.00 per month paid during each Fiscal Year shall be deducted prior
to making such calculation.

 

 

	 	(ii)	 	In addition to the recurring fees described
above, the Manager shall also receive a one-time payment of
$500,000.00 when the Enterprise obtains financing sufficient to
proceed with the development of the Casino Facilities (“Development
Fee”). This payment will be paid to the Manager by the Enterprise
upon closing of such development funds from the financing sources.
	 
	 	(iii)	 	The Manager shall also receive a one time
payment of $1,050,000 at the end of the third full year of
operations. If such payment cannot, or will not, be paid to Manger at
such time due to any payment restrictions required by a third party
lender pursuant to the agreement as contemplated in Section 6(b)(iii)
below, such payment shall accrue simple interest at a rate of six
month LIBOR plus 2% until such payment is made to Manager. “LIBOR”
shall be defined as the London Interbank Offered Rate (specifically,
the daily reference rate based on the interest rates at which banks
borrow unsecured funds from other banks in the London wholesale money
market (or interbank market) as reported in the Wall Street Journal.)
	 
	 	(iv)	 	Manager agrees to subordinate that portion
of its Management Fee based on a percentage of EBITDA as well as the
one-time payments described in subpart b(ii) above (but not the fixed
monthly fee described in subpart (i) above or the one-time payment
described in subpart (ii) above) pursuant to a subordination
agreement in form and substance reasonably acceptable to Manager and
lender provided that such agreement does not restrict the payment of
such Management Fee unless the Enterprise is in default under the
financing agreement with such lender.

          (c) The Manager, on behalf of the Casino Facilities, is responsible for making the
disbursements from the General Operating Account, as contemplated by this Section 6.3, to the
appropriate parties.

     III. Effect of this Amendment. Enterprise and Manager hereby agree that all
references in the Management Agreement or in the exhibits or schedules thereto to “Management
Agreement” or “Agreement” shall be deemed to mean the Management Agreement as amended by this First
Amendment. This Amendment shall be expressly limited to the amendment contained herein, all
remaining terms of the Management Agreement shall remain in full force and effect, and this
Amendment when read in conjunction with the Management Agreement shall encompass the complete
understanding of the parties.

 

 

     IN WITNESS HEREOF, the parties hereto have executed this Amendment as of the date first
written above.

	 	 	 	 	 	 	 	 	 

	ABSTON-MCKAY VENTURES, LLC	 	LAKES TUNICA CASINO
MANAGEMENT, LLC	 	 
	 
	 	 	 	 	 	 	 	 
	BY:

	 	/s/ Norfleet Abston
 

Norfleet Abston, President
	 	BY:
	 	/s/ Damon E. Schramm
 

Damon E. Schramm, 

VP – General Counsel, Secretary

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