Document:

EXHIBIT 10.23.1

 

FIRST AMENDMENT TO LEASE

 

This FIRST AMENDMENT TO LEASE (this “Agreement”) is made as of the 6th
day of January, 1999, by and between 200 SOUTH VIRGINIA INVESTMENTS, LLC
(“Landlord”) and ADVANCED TELECOM GROUP, INC. (“Tenant”).

 

Recitals.

 

A.                                   Tenant
occupies certain premises in the building at 200 South Virginia Street, Reno,
Nevada, under a Lease Agreement, dated July 31, 1999, between Landlord and
Tenant (the “Lease”).  Terms with initial
capitals used in this Agreement, unless otherwise defined herein, shall have
the meanings given them in the Lease.

 

B.                                     In
accordance with Section 1.2.2 of the Lease, Landlord offered to Tenant
1,527 square feet of space on the second floor of the Building, adjacent to the
Premises, for Tenant expansion (the “Additional Space”).

 

C.                                     Tenant
desires to lease the Additional Space and to make certain improvements to the
Additional Space, and Landlord is willing to permit such expansion and to pay
to Tenant an allowance for the improvements to the Additional Space, in each
case, on the terms and subject to the conditions set forth in this Agreement.

 

Agreement.

 

NOW THEREFORE, in consideration of the premises and of the mutual
covenants set forth herein, the parties agree:

 

1.                                       Premises.  Effective January 15, 2000, the terms “Premises”
or “Leased Premises” in the Lease shall be defined as (i) 5,633 rentable square
feet of space located on the first floor of the Building, and (ii) 6,100
rentable square feet of space located on the second floor of the Building, in each
case as depicted in the floor plans attached as Exhibit A to this Agreement.

 

2.                                       Base Rent.  Effective January 1, 2000, the Base
Rent, calculated at the rate of $19.20 per square foot annually and specified
in the summary of Basic Lease Terms in the Lease, shall be increased to
$18,772.80 per month ($225,273.00 annually).

 

3.                                       Additional Space Improvements.  As contemplated at Section 7.1 of the
Lease, but subject to the provisions of this Section 3, Landlord hereby
consents to the Tenant Improvements described in Exhibit B to this Agreement
(the “Additional Space Improvements”).  Landlord
shall afford Tenant an allowance for the Additional Space Improvements in the
amount of $7,700.00, as more particularly provided in Section 3.1 below
(the “ASI Allowance”).  Tenant shall
prepare and deliver to Landlord, for its review and approval, construction
drawings and specifications for the Additional Space Improvements (in the form
approved by Landlord pursuant to this Section 3, the “Approved AS Plans”).  Landlord shall not unreasonably withhold or
delay its approval thereof, provided that the same conform to the description of
the Additional

 

1

 

Space Improvements set forth in Exhibit C, and meet the criteria specified
at clauses (a), (c) and (d), of Section 7.3 of the Lease.

 

3.1                                 Landlord’s Obligation and TI
Allowance.  Upon completion of the Additional Space
Improvements in conformance with the Approved Plans, issuance of a certificate
of occupancy for the Additional Space, and Tenant’s delivery of its
certification to Landlord that the Additional Space Improvements have been
completed in accordance with the Approved Plans, but subject to receiving
appropriate lien waivers as condition thereto, Landlord shall pay the ASI
Allowance directly to Tenant.

 

4.                                       Ratification.  Except as amended hereby, the Lease is
ratified and confirmed in all respects.

 

IN WITNESS WHEREOF, the parties have executed this Agreement on the
Effective Date.

 

 

	
   

  	
  200 SOUTH
  VIRGINIA INVESTMENTS, LLC,

  
	
   

  	
  an Oregon
  limited liability company

  
	
   

  	
   

  
	
   

  	
  By:

  	
  SCANLANKEMPERBARD
  COMPANIES,

  an Oregon corporation, its Operating

  Manager

  
	
   

  	
   

  	
   

  
	
   

  	
  By: 

  	
                     /s/
  Jeffrey J. Tarlman

  	
   

  
	
   

  	
  Title: 

  	
                   VP

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  “Landlord”

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  ADVANCED
  TELECOM GROUP, INC.,

  
	
   

  	
  a Delaware
  corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
                    /s/
  Robert T. Warstler

  	
   

  
	
   

  	
  Title:

  	
                 President

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  “Tenant”

  
										

 

2

 

EXHIBIT A

 

Premises
Description and Plan

 

 

 

 

EXHIBIT B

 

Additional Space
ImprovementsEXHIBIT 10.23.2

 

SECOND AMENDMENT TO LEASE

 

This SECOND AMENDMENT TO LEASE (this “Agreement”) is
made as of the 1st day of August, 2001, by and between 200 SOUTH
VIRGINIA INVESTMENTS, LLC’ (“Landlord”) and ADVANCED TELECOM GROUP, INC.  (“Tenant”).

 

Recitals.

 

A.                                   Tenant occupies certain premises in the building at 200
South Virginia Street, Reno, Nevada (the “Building”), under a Lease Agreement,
dated July 31, 1999, between Landlord and Tenant, as amended pursuant to a
First Amendment to Lease dated January 10, 1999 (as amended, the “Lease”).  Terms with initial capitals used in this
Agreement, unless otherwise defined herein, shall have the meanings given them
in the Leases.

 

B.                                     Tenant and Landlord desire to further amend the Lease as
set forth in this Agreement.

 

Agreement.

 

NOW THEREFORE, in consideration of the premises and of
the mutual covenants set forth herein, the parties agree:

 

1.                                       Antennas.  Tenant currently has three (3) antennas on
the roof of the Building, for which Tenant pays $300.00 per month, per antenna
(for a total of $900.00 per month), in addition to Base Rent, pursuant to
Section 5.5(c) of the Lease.  Tenant
desires to install, and Landlord hereby approves installation of, four (4)
additional antennas, for which Tenant shall pay Landlord, together with Tenant’s
monthly payment of Base Rent, the sum of $250.00 per antenna (for a total of
$1,000.00), per month, for a total additional rent for all antennas of
$1,900.00, each such payment of $250.00 per additional antenna to commence upon
installation thereof (for the month in which such installation is initiated)
and to continue on the first day of each and every successive month for so long
as Tenant maintains such antenna on the roof of the Building.

 

2.                                       Ratification.  Except as amended hereby, the Lease is
ratified and confirmed in all respects.

 

1

 

IN WITNESS WHEREOF, the parties have executed this
Agreement on the Effective Date.

 

	
   

  	
  200 SOUTH VIRGINIA
  INVESTMENTS, LLC,

  an Oregon limited liability company

  
	
   

  	
   

  
	
   

  	
  By:

  	
  SCANLANKEMPERBARD
  COMPANIES,

  an Oregon corporation, its Operating

  Manager

  
	
   

  	
   

  
	
   

  	
  By:

  	
      /s/
  Jeffrey J. Tarlman

  	
   

  
	
   

  	
  Title:

  	
    VP

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  “Landlord”

  
	
   

  	
   

  
	
   

  	
  ADVANCED TELECOM GROUP,
  INC.,

  
	
   

  	
  a Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
      /s/
  M. J. Callahan

  	
   

  
	
   

  	
  Title:

  	
    General
  Manager

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  “Tenant”

  
												

 

2EXHIBIT 10.23.3

 

THIRD AMENDMENT
TO LEASE

 

This THIRD AMENDMENT TO LEASE (this “Agreement”) is made as of the 1st
day of April, 2004, by and between 200 SOUTH VIRGINIA INVESTMENTS, LLC (“Landlord”)
and ADVANCED TELECOM GROUP, INC. (“Tenant”).

 

Recitals.

 

A.                                   Tenant
occupies certain premises in the building at 200 South Virginia Street, Reno,
Nevada (the “Building”), under a Lease Agreement, dated July 31, 1999,
between Landlord and Tenant, as amended pursuant to a First Amendment to Lease
dated January 10, 1999, and a Second Amendment to Lease (the “Second
Amendment”) dated August 1, 2001 (as amended, the “Lease”).  Terms with initial capitals used in this
Agreement, unless otherwise defined herein, shall have the meanings given them
in the Leases.

 

B.                                     Tenant
desires to lease additional space in the Building and Landlord is willing to
permit such expansion on the terms and subject to the conditions set forth in
this Agreement.

 

Agreement.

 

NOW THEREFORE, in consideration of the premises and of the mutual covenants
set forth herein, the parties agree:

 

1.                                       Premises.  Effective June 7, 2004, the terms “Premises”
or “Leased Premises” in the Lease shall be defined as (i) 555 rentable square
feet of space located on the first floor of the Building (Suite 104), (ii) 6,100
rentable square feet of space located on the second floor of the Building
(Suite 270 and 270A), and (iii) 2,123 rentable square feet of space on the
sixth floor of the Building (Suite 625), in each case as depicted in the floor
plans attached as Exhibit A to this Agreement.

 

2.                                       Base
Rent.  Effective November 1,
2004, the Base Rent under the Lease shall he as follows:

 

	
  Period

  	
   

  	
  Monthly Base

  Rent*

  	
   

  	
  Annual Base

  Rent

  	
   

  
	
  November 1,
  2004 – July 31, 2005

  	
   

  	
  $

  	
  17,654.04

  	
   

  	
  $

  	
  211,848.48

  	
   

  
	
  August 1,
  2005 – July 31, 2006

  	
   

  	
  $

  	
  18,185.40

  	
   

  	
  $

  	
  218,224.80

  	
   

  
	
  August 1,
  2006 – July 31, 2007

  	
   

  	
  $

  	
  18.724.70

  	
   

  	
  $

  	
  224,696.40

  	
   

  
	
  August 1,
  2007 – July 31, 2008

  	
   

  	
  $

  	
  19,287.79

  	
   

  	
  $

  	
  231,453.48

  	
   

  
	
  August 1,
  2008 – July 31, 2009

  	
   

  	
  $

  	
  19,866.74

  	
   

  	
  $

  	
  238,400.88

  	
   

  

 

 

* Such Monthly Base Rent does not include the Additional Rent for
Tenant’s antennas on the roof of the Building, for which Tenant pays the
additional sums specified at Section 5.5 of the Lease and Section 1
of the Second Amendment.

 

1

 

3.                                       Tenant
Improvements.  Tenant, at Tenant’s
sole cost and expense, shall make Tenant Improvements to the Premises,
consisting of constructing the hallway from the main lobby to their generator
per the plans attached as Exhibit B, and seal the existing generator room door.  Such Tenant Improvements to be completed by
Tenant in accordance with the requirements of Section 7 of the Lease, and
shall be substantially completed by July 1, 2004.

 

4.                                       Ratification.                                Except
as amended hereby, the Lease is ratified and confirmed in all respects.

 

IN WITNESS WHEREOF, the parties have executed this Agreement on the
Effective Date.

 

	
   

  	
  200 SOUTH VIRGINIA INVESTMENTS, LLC, an

  Oregon limited liability company

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  SCANLANKEMPERBARD COMPANIES,

  an Oregon corporation, its Operating

  Manager

  
	
   

  	
   

  
	
   

  	
  By:

  	
                   /s/
  M. Bardt

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  “Landlord”

  
	
   

  	
   

  
	
   

  	
  ADVANCED TELECOM GROUP, INC., a

  Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
                   /s/
  David M. O’Neill

  	
   

  
	
   

  	
  Title:

  	
                 President

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  “Tenant”

  
								

 

2

 

EXHIBIT B

 

Tenant
Improvements

 

3

 

 

4

 

 

5

 

 

6

 

 

7

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