Document:

EX-10.54

Exhibit 10.54

FIRST AMENDMENT TO

SUBLEASE AND PARKING SUBLICENSE AGREEMENTS

     This First Amendment to Sublease and Parking Sublicense Agreements (this “First Amendment”) is
made and entered into as of July 21, 2008, by and between ESS SUSA HOLDINGS, LLC, a Delaware
limited liability company (“Landlord”), and GTx, Inc., a Delaware corporation (“Tenant”).

     WHEREAS, Landlord and Tenant entered into that certain Sublease Agreement (the “Sublease”) as
of December 17, 2007, regarding the subleasing of certain Premises in the Building, and that
certain Parking Sublicense Agreement (the “Sublicense”, and collectively with the Sublease, the
“Agreements”) as of December 17, 2007, regarding the sublicensing of the right to use certain
parking spaces in the Parking Facility, as such terms are defined, and on such additional terms and
conditions set forth, in the Agreements; and

     WHEREAS, in Section 15 of the Sublease, Landlord granted Tenant certain rights of first
refusal to lease the third and fourth floor space of the Building; and

     WHEREAS, Landlord has offered, and Tenant has accepted, an offer to sublease the fourth floor
space on certain terms and conditions, all as more particularly set forth herein.

     NOW THEREFORE, in consideration of the premises and the mutual covenants of the parties, more
particularly hereinafter set forth, the adequacy and sufficiency of which are hereby acknowledged,
it is agreed as follows:

     1. Offer Space. The text of Sections 1(b) and 1(e) of the Sublease are hereby deleted
in their entirety and replaced with the following, respectively:

     (b) “Premises”: Fourth, Seventh and Eighth floors of the Building

     (e) “Rentable Area of Premises”: approximately 52,248, comprised of
21,500 square feet on the fourth floor, 21,500 square feet on the seventh
floor, and 9,248 square feet on the eighth floor.

     2. Fourth Floor Terms. The text of Sections 1(g), 1(i), 1(m), 1(n), 4 and 13 of the
Sublease and Sections 2 and 4.c. of the Sublicense are hereby amended in all respects to reflect
that the Term, termination dates and fees, Base Rent, parking provisions, and Rent Commencement
Date set forth therein apply or relate exclusively to the seventh and eighth floor portions of the
Premises, and that as to the fourth floor portion of the Premises only, the following shall apply:

     “Term” shall mean August 1, 2008 through April 30, 2015. Tenant shall have the option
to cancel the Sublease, as to the fourth floor Premises only, effective December 31, 2012
upon six months prior written notice and payment of $103,916.68.

     “Base Rent”: The monthly rent schedule shall be as follows:

 

 

	 	 	 
	8/1/2008-9/30/2009

	 	$0 monthly
	10/1/2009-7/31/2010

	 	$16,500.00 monthly
	8/1/2010-12/31/2010

	 	$16,800.00 monthly
	1/1/2011-7/31/2011

	 	$25,083.33 monthly
	8/1/2011-7/31/2012

	 	$25,531.25 monthly
	8/1/2012-7/31/2013

	 	$25,979.17 monthly
	8/1/2013-7/31/2014

	 	$26,427.08 monthly
	8/1/2014-4/30/2015

	 	$26,875.00 monthly

     “Parking”: During the Term, Tenant shall sublicense from Landlord the following number
of additional unreserved parking spaces at a monthly cost of $0.00 dollars per
space: (i) through December 31, 2008,  20  spaces, (ii) thereafter, through
December 31, 2009,  40  spaces, and (iii) thereafter, through the end of the Term,
 50  spaces. The foregoing number of parking spaces shall reduce, space for space,
the number of any additional parking spaces to be sublicensed by Tenant upon Tenant’s actual
occupancy of the fourth floor portion of the Premises pursuant to the second paragraph of
Section 13 of the Sublease and Sections 2 and 4.c. of the Sublicense. In all other
respects, Tenant’s sublicensing and use of any such spaces shall be subject to the terms and
conditions relating to such sublicensed parking spaces as set forth in the Agreements.

     “Rent Commencement Date”: August 1, 2008, payable in accordance with the schedule set
forth in the definition of “Base Rent” above regarding the fourth floor portion of the
Premises.

     “Tenant Improvements”: No tenant improvements will be made by Landlord and no tenant
improvement allowance shall be given to Tenant in connection with this Sublease and Tenant
acknowledges that Tenant has inspected the Premises and accepts the Premises in its current
condition on an “As Is” basis. Any Tenant Improvements made by Tenant to the fourth floor
shall be subject to the same requirements (e.g. insurance, approval of plans) as any other
Tenant Improvements.

     Exhibit B of the Sublease is hereby amended to include the layout of the fourth floor Premises
attached hereto as Exhibit B-3.

     Concurrently herewith the parties shall execute and Tenant may record a Memorandum of Sublease
in the form attached hereto as Exhibit H.

     3. Counterparts. This First Amendment may be executed in one or more counterparts,
each of which shall be deemed an original and all of which, taken together, shall constitute one
and the same instrument.

     4. Ratification. The Agreements remain in full force and effect, as expressly amended
by this First Amendment. Without limiting the foregoing, it is acknowledged and agreed that Tenant
continues to retain a ROFR throughout the Term as to the third floor of the Building, unless
earlier offered by Landlord and declined by Tenant in accordance with Section

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15 of the Sublease. Capitalized terms utilized but not defined in this First Amendment shall have
the meanings ascribed to such terms in the Agreements.

[Signature Page Follows]

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     IN WITNESS WHEREOF, the parties have made and entered into this First Amendment as of the
first set forth above.

	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Landlord:	 	 	 	 	 	 	 	 
	 	 	 	 	ESS SUSA HOLDINGS, LLC	 	 
	 	 	 	 	a Delaware limited liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Extra Space Storage LLC, sole member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Charles L. Allen	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Charles L. Allen	 	 
	 

	 	 	 	 	 	Title:
	 	Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	Tenant:	 	 	 	 	 	 	 	 
	 	 	 	 	GTx, Inc.	 	 
	 	 	 	 	a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Henry P. Doggrell	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Henry P. Doggrell	 	 
	 

	 	 	 	 	 	Title:
	 	Vice President, General Counsel and Secretary	 	 

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EXHIBIT B-3

PICTURE OF FLOOR PLAN – 4th FLOOR

5

 

EXHIBIT H

MEMORANDUM OF SUBLEASE

This Memorandum of Sublease will evidence and, when recorded, serve as notice that ESS SUSA
HOLDINGS, LLC, a Delaware limited liability company (“Landlord”), the lessor of a portion of
certain real property described on Exhibit A attached hereto (the “Subject Property”) has subleased
the 4th, 7th and 8th floors within the William R. Moore Building
(“Building”) which is located on the Subject Property to GTx, Inc., a Delaware corporation
(“Tenant”) pursuant to the terms and provisions of the certain Sublease Agreement, as amended by
that certain First Amendment thereto of even date herewith (as amended, the “Sublease”).
Capitalized terms used but not otherwise defined in this Memorandum of Sublease shall have the
meaning set forth in the Sublease. The Sublease provides in part as follows:

	 	1.	 	TERM. Subject to the provisions contained in the Sublease, Landlord has
granted to Tenant a lease of certain space within the Building through April 30, 2015.
	 
	 	2.	 	RIGHT OF FIRST REFUSAL. Subject to the provisions contained in the Sublease,
Landlord has granted Tenant a right of first refusal with respect to the leasing of the
3rd floor of the Building.

     Upon the termination or expiration of the Sublease for any reason, Landlord shall have the
right without the necessity of obtaining the signature of Tenant to record a cancellation of this
Memorandum of Sublease.

     The terms and provisions of the Sublease are incorporated herein by reference. Copies of the
Sublease are on file at the respective offices of Landlord and Tenant. This document is not
intended to alter or modify in any manner any of the terms and conditions of the Sublease referred
to herein, but rather to serve as a written memorandum thereof for purposes of recordation and
notice. The terms of the Sublease shall govern all matters referenced herein.

6

 

     Executed as of this 21 day of July, 2008.

	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Landlord:	 	 	 	 	 	 	 	 
	 	 	 	 	ESS SUSA HOLDINGS, LLC	 	 
	 	 	 	 	a Delaware limited liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Extra Space Storage LLC, sole member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Charles L. Allen	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Charles L. Allen	 	 
	 

	 	 	 	 	 	Title:
	 	Manager	 	 

STATE OF UTAH

COUNTY OF SALT LAKE

     Before me, Amy N. Wood, Notary Public of the state and county aforesaid, personally
appeared Charles L. Allen, with whom I am personally acquainted (or proved to me on the basis of
satisfactory evidence), and who, upon oath, acknowledged himself to be the Manager of Extra Space
Storage LLC, the sole member of ESS SUSA Holdings, Inc., the within named bargainor, a Delaware
limited liability company, and that he as such Manager of its sole member, executed the foregoing
instrument for the purpose therein contained, by signing the name of the company by himself as
Manager of its sole member.

     WITNESS MY HAND AND SEAL, at office in Salt Lake City, this 21 day of July,
2008.

	 	 	 	 	 
	 

	 	/s/ Amy N. Wood	 	 
	 

	 	 

Notary Public
	 	 

My Commission Expires:

11 January 2009

7

 

	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Tenant:	 	 	 	 	 	 	 	 
	 	 	 	 	GTx, Inc.	 	 
	 	 	 	 	a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Henry P. Doggrell	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:
	 	Henry P. Doggrell	 	 
	 

	 	 	 	 	 	Title:
	 	Vice President, General Counsel and Secretary	 	 

STATE OF TENNESSEE

COUNTY OF SHELBY

     Before me, Karen Ray, Notary Public of the state and county aforesaid, personally
appeared Henry P. Doggrell, with whom I am personally acquainted (or proved to me on the basis of
satisfactory evidence), and who, upon oath, acknowledged himself to be Vice President, General
Counsel and Secretary of GTx, Inc., the within named bargainor, a Delaware corporation, and that he
as such Vice President, General Counsel and Secretary of GTx, Inc., executed the foregoing
instrument for the purpose therein contained, by signing the name of the corporation by himself as
its Vice President, General Counsel and Secretary

     WITNESS MY HAND AND SEAL, at office in Memphis, TN, this 21 day of July, 2008.

	 	 	 	 	 
	 

	 	Karen Ray	 	 
	 

	 	 

Notary Public
	 	 

My Commission Expires:

January 12, 2010

8<PAGE>
                                                                  EXHIBIT 10.(f)

                           CAPITAL SUPPORT AGREEMENT

This Capital Support Agreement ("Agreement"), dated as of March 2, 2009, is by
and between Ameriprise Financial, Inc. ("Parent"), a Delaware corporation, and
Ameriprise Certificate Company ("ACC"), a Delaware corporation and wholly owned
subsidiary of Parent.  Parent and ACC are sometimes individually referred to
herein as a "Party" and collectively as the "Parties."

                                   RECITALS:

A.      Parent is the sole shareholder of ACC; and

B.      Parent and ACC desire to ensure that ACC continues to operate safely and
        soundly and with a reasonable level of capital while also allowing
        Parent to manage Parent's capital efficiently.

        In consideration of the following agreements and covenants and other
good and valuable consideration, the receipt and sufficiency of which are
acknowledged, the Parties agree as follows:

                                   AGREEMENT:

1.      Commitment of Capital.  Parent shall, subject to the conditions set
        forth below in this Agreement, take such actions as may be necessary and
        appropriate to cause ACC to maintain during the term of this Agreement
        the amount of capital necessary for ACC to satisfy the minimum capital
        requirements established by the federal, state, local or foreign
        governmental or regulatory authority, agency or commission, court or
        other legislative, executive or judicial governmental entity, or
        governmental or non-governmental self-regulatory organization having
        primary jurisdiction over the capital standards of ACC (the "Applicable
        Capital Requirement").

2.      Limitations.  Notwithstanding Section 1 of this Agreement, Parent's
        obligation to provide, or cause to be provided, capital under this
        Agreement is limited to an aggregate amount of no more than $115,000,000
        (the "Maximum Capital Amount").

3.      Quarterly Provision of Capital.  Parent's obligation to provide capital
        pursuant to Section 1 shall arise at any time at which ACC does not have
        an amount of capital sufficient to satisfy the Applicable Capital
        Requirement. Such obligation shall be calculated based upon the monthly
        regulatory filings made by ACC with respect to its Applicable Capital
        Requirement. All infusions or other provisions of capital related to
        Parent's obligation shall be made by Parent once per fiscal quarter.
        With respect to any quarter for which Parent is obligated under this
        Agreement to infuse or otherwise provide capital to ACC, such infusion
        or other provision shall be made by Parent no later than the date on
        which ACC's
<PAGE>
        filing with the U.S. Securities Exchange Commission of its financial
        statements in respect of such fiscal quarter (or, in the case of the
        fourth fiscal quarter, the filing of ACC's financial statements in
        respect of the corresponding fiscal year) is due pursuant to the rules
        and regulations promulgated under the Securities Exchange Act of 1934.
        Parent shall be entitled to receive from ACC such information as Parent
        reasonably deems appropriate to confirm ACC's need for capital.

4.      Representations of ACC.  ACC, based upon the assumption, for purposes of
        Clauses 4.a, 4.b and 4.c below and Section 6.c, that Parent has or will
        infuse the necessary capital as set forth in Section 3 of this
        Agreement, hereby represents and warrants to Parent as follows:

        a.   ACC is a corporation duly organized, validly existing and in good
             standing under the laws of the State of Delaware. ACC has all
             requisite corporate power and authority to own and operate its
             properties, to carry on its business as now conducted, and to carry
             out the transactions contemplated by this Agreement.

        b.   ACC is qualified to do business and in good standing in every
             jurisdiction where its assets are located and wherever necessary to
             carry out its business and operations.

        c.   ACC is operating, and for the immediate future will continue to
             operate, as a going concern capable of realizing assets and
             discharging liabilities in the normal course of operations.

        d.   No  involuntary case has been commenced against ACC under the US
             Bankruptcy Code or under any other applicable bankruptcy,
             insolvency or similar law now or hereafter in effect; no decree or
             order of a court having jurisdiction in the premises for the
             appointment of a receiver, liquidator, sequestrator, trustee,
             conservator, custodian or other officer having similar powers over
             ACC has been entered; there has been no involuntary appointment of
             an interim receiver, trustee or other custodian of ACC; and no
             warrant of attachment, execution or similar process has been issued
             against any substantial part of the property
             of ACC.

5.      Term of Commitment.  This Agreement shall remain in effect until the
        Expiration Date, which Expiration Date shall be automatically extended
        without amendment of this Agreement for one year, and on each
        anniversary date thereafter, unless the Agreement is terminated pursuant
        to Section 6. "Expiration Date" means January 1, 2010, and each date
        annually thereafter to the extent the Agreement is extended in
        accordance with this Section 5, or the termination date if earlier
        terminated pursuant to Section 6.

6.      Termination.  The Parties may terminate this Agreement prior to the
        Expiration Date as follows:
<PAGE>
   a.   the Parties may terminate this Agreement at any time by mutual written
        consent;

   b.   either Party may terminate this Agreement prior to the Expiration Date
        by providing written notice to the other Party at least thirty (30) days
        prior to the proposed termination date; provided, however, that any
        notice of termination delivered by Parent after an obligation to provide
        capital pursuant to Section 3 has arisen shall not terminate Parent's
        responsibility to provide capital in respect of such obligation;

   c.   this Agreement shall terminate immediately, without notice or further
        action of the Parties, if at any time the representations and warranties
        of ACC in this Agreement are not true and correct as of such time in all
        material respects;

   d.   this Agreement shall terminate immediately, without notice or further
        action of the Parties,  if at any time during the term of this Agreement
        ACC ceases to be a wholly-owned, directly or indirectly, subsidiary of
        Parent; or

   e.   this Agreement shall terminate, without notice or further action of the
        Parties, when the aggregate amount of capital provided, or caused to be
        provided, by Parent to ACC under this Agreement reaches the Maximum
        Capital Amount.

7.  Notices.  Unless otherwise specifically provided herein, any notice or
    other communication herein required or permitted to be given shall be in
    writing and may be personally served, or sent by facsimile or United
    States mail or courier service and shall be deemed to have been given
    when delivered in person or by courier service, or upon receipt of
    facsimile in complete and legible form.  Each such notice, request or
    other communication shall be addressed as follows:

   a.   If to Parent:

        Ameriprise Financial, Inc.
        Attn: Chief Financial Officer
        802 Ameriprise Financial Center
        Minneapolis, MN   55474

   b.   If to ACC:

        Ameriprise Certificate Company
        Attn: Chief Financial Officer
        5228 Ameriprise Financial Center
        Minneapolis, MN   55474
<PAGE>
8.  Amendments.  This Agreement may not be amended or modified except by written
    agreement of the Parties.

9.  Assignment, Successors.  No assignment or transfer by any Party of such
    Party's rights and obligations under this Agreement will be made except with
    the prior written consent of the other Party to this Agreement.  This
    Agreement will be binding upon and shall inure to the benefit of the Parties
    and their successors and permitted assigns, and any reference to a Party
    shall also be a reference to a successor or permitted assign.

10. Termination, Amendment or Assignment by ACC.  The termination, material
    amendment or assignment of this Agreement pursuant to Section 6, Section 8
    or Section 9, or the consent to such actions, by ACC shall require the
    approval of ACC's Board of Directors, including a majority of its
    independent directors.

11. Severability.  If any part of this Agreement shall be held invalid, illegal,
    or unenforceable, the remaining parts of the Agreement shall not be affected
    and shall continue with full force and effect.

12. Counterparts.  This Agreement may be executed in two or more counterparts,
    each of which will be deemed an original.

13. Governing Law.  This Agreement shall be governed by, and construed in
    accordance with, the Laws of the State of Delaware, without regard to the
    conflict of laws rules thereof.

                             [Signature page follows.]

<PAGE>
     IN WITNESS WHEREOF, the Parties have caused this Agreement to be duly
executed, as of the date first above written.

                                             AMERIPRISE FINANCIAL, INC.

                                             By: /s/ Walter S. Berman
                                                 --------------------
                                             Name:  Walter S. Berman
                                             Title: Executive Vice President and
                                                    Chief Financial Officer

                                             AMERIPRISE CERTIFICATE COMPANY

                                             By: /s/ William F. Truscott
                                                 -----------------------
                                             Name:  William F. Truscott
                                             Title  President and Chief
                                                    Executive Officer

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