Document:

exv10w38

 

Exhibit 10.38

First Amendment to Office Lease

     THIS FIRST AMENDMENT TO OFFICE LEASE (this “First Amendment”) is entered into between
CRESCENT REAL ESTATE FUNDING VIII, L.P., a Delaware limited partnership (“Landlord”), and GAINSCO,
INC., a Texas corporation (“Tenant”).

     A. Landlord and Tenant executed that certain Office Lease dated as of May 3, 2005 (the
“Original Lease”) covering certain space designated as Suite 1200, containing approximately 20,585
square feet of Rentable Area on the 12th floor (the “Original Premises”) of the office
building located at 3333 Lee Parkway, Dallas, Texas (the “Building”).

     B. Tenant requires temporary space in the Building while awaiting the Commencement Date for
the Original Premises and Landlord was willing and able to accommodate this need.

     C. Tenant exercised its Preferential Right to lease certain space on the 11th Floor
of the Building as described and provided for in this First Amendment.

     D. Landlord and Tenant now desire to amend the Lease as set forth below. The Original Lease,
as modified by this First Amendment, shall be referred to as the “Lease”. Unless otherwise
expressly provided in this First Amendment, capitalized terms used in this First Amendment shall
have the same meanings as in the Lease.

Agreement:

     In consideration of the sum of Ten and No/100 Dollars ($10.00), the mutual covenants and
agreements contained herein and in the Original Lease, and for other good and valuable
consideration, the receipt and sufficiency of which is acknowledged, Landlord and Tenant amend and
modify the Original Lease as follows:

Lease of Temporary Space

1. Temporary Space. Commencing on June 1, 2005 and continuing until the
Temporary Space Expiration Date, as hereinafter defined (the “Temporary Term”), Tenant leases from
Landlord Suite 475 located on the 4th floor of the Building (the “Temporary Space”) ,
the location of which is depicted on Exhibit A attached to this First Amendment. During
the Temporary Term, the Temporary Space shall be part of the Premises, subject to the terms of this
First Amendment. As used herein, the term “Temporary Space Expiration Date” shall mean the later
of (a) fifteen (15) Business Days after the Commencement Date; as such term is defined in the
Original Lease, or (b) the last day of the month in which the Commencement Date occurs. If there
are fewer than 15 Business Days between the Commencement Date and the last day of the month in
which the Commencement Date occurs, then the monthly installments of Temporary Rent (hereinafter
defined) payable to Landlord by Tenant for the remainder of the Temporary Term shall be prorated on
a daily basis based on a 30 or 31-day month, as applicable.

2. Temporary Rent. During the Temporary Term Tenant shall pay Landlord monthly
installments or rent (“Temporary Rent”) in advance by the first day of each month in the amount of
$705.71 in the same manner and location as specified for the payment of Base Rent in the Original
Lease.

3. Condition of the Temporary Space. Landlord and Tenant agree that the
Temporary Space will be delivered to Tenant in its “as is” condition. Tenant agrees that its
taking possession of the Temporary Space shall be conclusive evidence as against Tenant that the
Temporary Space was in the condition agreed upon between Landlord and Tenant, and shall be an
acknowledgment by Tenant that it accepts the Temporary Space in its then “as is” condition, without
any further improvement thereof required by Landlord.

333 LEE PARKWAY / GAINSCO, INC.

 

First Amendment to Office Lease

Exhibit B — Page i

 

 

4. Surrender of the Temporary Space. Tenant shall surrender the Temporary Space
on the Temporary Space Expiration Date in accordance with Section 29 of the Original Lease.

Exercise of Preferential Right to Lease

5. Preferential Right to Leasex. Pursuant to the Preferential Right to Lease
attached as Rider No. 2 to the Original Lease, Tenant leases from Landlord an additional
11,130 Rentable Square Feet on the 11th floor of the Building (the “First Preferential
Space”), the location of which is depicted on Exhibit B attached to this First Amendment.
The Lease term for the First Preferential Space shall run concurrent with the Term of the Lease.
Effective upon the Commencement Date (as defined in the Original Lease) the First Preferential
Space shall be deemed a part of the Premises for all purposes.

6. Early Termination. Tenant shall continue to have the option to terminate its
lease of the Original Premises on the terms and conditions provided for in Section 3.D of the
Original Lease. In addition, Tenant shall have the option to terminate its lease of the First
Preferential Space on the same terms and conditions, except the termination of the lease of the
First Preferential Space shall be conditioned on the payment of six (6) times (instead of four [4]
times) the Base Rent payable for the month immediately preceding the Termination Date. Tenant
shall have the option to terminate its lease of the Original Premises and the First Preferential
Space, separately, or both at the same time.

7. Rent.

     (a) Base Rent for First Preferential Space. Commencing upon the Commencement Date,
the Base Rent due and payable for the First Preferential Space shall be the following amounts for
the following periods of time:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Annual Rate	 	Monthly
	 	 	Period	 	 	 	Per RSF	 	Base Rent
	CD

	 	through
	 	Month 12
	 	$	0.00	 	 	$	0.00	 
	Month 12

	 	through
	 	Month 36
	 	$	17.50	 	 	$	16,231.25	 
	Month 37

	 	through
	 	Month 60
	 	$	18.50	 	 	$	17,158.75	 
	Month 61

	 	through
	 	Month 84
	 	$	19.50	 	 	$	18,086.25	 
	Month 85

	 	through
	 	ED
	 	$	20.50	 	 	$	19,013.75	 

CD = Commencement Date            ED = Expiration Date

     (b) Payment. All rental shall be paid in accordance with the terms and
provisions of the Lease, as modified by this First Amendment.

8. Additional Leasehold Improvements and Construction Allowance. Paragraph 3 of
the Work Letter attached as Exhibit D to the Original Lease shall be amended to provide
that the Construction Allowance shall include an additional amount not to exceed $25.00 multiplied
by the Rentable Square Footage of the First Preferential Space, toward the cost of constructing the
Landlord Work within the Premises (either or both the Original Premises and the First Preferential
Space). Such additional Construction Allowance must be utilized within the first full 48 calendar
months of the Lease Term. Modifications or supplements to the Approved Construction Documents to
accommodate construction of additional leasehold improvements in the First Preferential Space shall
be handled in accordance with Paragraph 5(A) of the Work Letter. Upon Landlord’s approval, such
additional leasehold improvements to be constructed in the First Preferential Space shall become
part of the Landlord Work.

9. Parking. Effective as of the Commencement Date, Tenant shall be entitled to an
additional 33 parking permits which allow access to unreserved spaces in Parking Facilities. Any
charges for such permits shall be abated for the initial Lease Term.

333 LEE PARKWAY / GAINSCO, INC.

 

First Amendment to Office Lease

Exhibit B — Page ii

 

 

Miscellaneous

10. Brokers. Tenant represents and warrants that it has not been represented
by any broker or agent in connection with the execution of this First Amendment. Tenant shall
indemnify and hold harmless Landlord and its designated property management, construction and
marketing firms, and their respective partners, members, affiliates and subsidiaries, and all of
their respective officers, directors, shareholders, employees, servants, partners, members,
representatives, insurers and agents from and against all claims (including costs of defense and
investigation) of any broker or agent or similar party claiming by, through or under Tenant in
connection with this First Amendment.

11. Time of the Essence. Time is of the essence with respect to Tenant’s
execution and delivery of this First Amendment to Landlord. If Tenant fails to execute and deliver
a signed copy of this First Amendment to Landlord by 5:00 p.m., June 30, 2005, this First Amendment
shall be deemed null and void and shall have no force or effect, unless otherwise agreed in writing
by Landlord. Landlord’s acceptance, execution and return of this First Amendment shall constitute
Landlord’s agreement to waive Tenant’s failure to meet such deadline.

12. Miscellaneous. This First Amendment shall become effective only upon its full
execution and delivery by Landlord and Tenant. This First Amendment contains the parties’ entire
agreement regarding the subject matter covered by it and supersedes all prior correspondence,
negotiations, and agreements, if any, whether oral or written, between the parties concerning such
subject matter. There are no contemporaneous oral agreements, and there are no representations or
warranties between the parties not contained in this First Amendment. All exhibits referenced in
this First Amendment are incorporated by reference and made a part hereof for all purposes. Except
as modified by this First Amendment, the terms and provisions of the Lease shall remain in full
force and effect, and the Lease, as modified by this First Amendment, shall be binding upon and
shall inure to the benefit of Landlord and Tenant, their successors and permitted assigns.

13. Ratification. Tenant confirms and ratifies that, as of the date hereof, (a)
the Lease is and remains in good standing and full force and effect, and (b) Tenant has no claims,
counterclaims, set-offs or defenses against Landlord arising out of the Lease or in any way
relating thereto or arising out of any other transaction between Landlord and Tenant.

[BALANCE OF PAGE INTENTIONALLY LEFT BLANK]

333 LEE PARKWAY / GAINSCO, INC.

 

First Amendment to Office Lease

Exhibit B — Page iii

 

 

LANDLORD AND TENANT enter into this First Amendment as of the Effective Date specified below
Landlord’s signature.

	 	 	 	 	 	 	 	 	 	 	 
	Tenant:	 	Landlord:
	GAINSCO, INC., a Texas
corporation	 	CRESCENT REAL ESTATE FUNDING VIII, L.P.,
	 	 	 	 	a Delaware limited partnership
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Glenn W. Anderson	 	 	 	 	 	 	 	 
	 	 	Name: Glenn W. Anderson	 	By:	 	CRE Management VIII, LLC.,
	 	 	President and CEO	 	 	 	a Delaware limited liability company,
	 	 	 	 	 	 	its general partner
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	By:	 	Crescent Real Estate Equities, Ltd.
	 	 	 	 	 	 	 	 	a Delaware corporation, its manager
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	By:
	 	/s/ Michael S. Lewis

Name: Michael S. Lewis

Title: Senior Vice President

          Leasing & Marketing
	 	 	 	 	Effective Date: July 13, 2005

[EXHIBITS OMITTED]

333 LEE PARKWAY / GAINSCO, INC.

 

First Amendment to Office Lease

Exhibit B — Page ivexv10w11

 

Exhibit 10.11

FIRST AMENDMENT TO LEASE

FIRST AMENDMENT TO LEASE, reference dated January 1, 2004, for that certain lease, reference dated
March 28, 2000, made by and between The Four Amigos, A California Limited Partnership, Lessor and
RedEnvelope, Inc., as Lessee, for the premises more commonly known as 4562 Alvarado Canyon Road,
Suites A-M, described as approximately 13, 004 square feet of industrial space. Lessor and Lessee
hereby agree to amend the following sections of said Lease effective January 1, 2004.

Paragraph 3.1 - Term: Lessor and Lessee agree that lease term shall be extended Twelve (12) months
to end March 31, 2005.

Paragraph 4.1 - Base Rent: Lessor and Lessee agree that effective April 1, 2004 base rent shall
increase to $12,353.80 per month plus operating expenses of $1,937.29 per month.

Paragraph 49 - Rent Escalations: Lessor and Lessee agree that base rent shall be adjusted annually
per paragraph 49 however, rent shall be adjusted in April of each year beginning with April of
2005.

All other terms and conditions of said Lease shall remain in full force and effect.

BY: /s/ Brian R. Caster

Lessor: The Four Amigos,

A California Limited Partnership

Date: 2/9/04

BY: /s/ Susan A. Helscher

Lessee: RedEnvelope, Inc.

Date: 1/30/04

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