Document:

exv10w8wa

Exhibit 10.8 (a)

FIRST AMENDMENT TO LEASE AGREEMENT

     THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made and entered into as of
this 1st
 day of November, 2000 by and between AETNA LIFE INSURANCE COMPANY c/o UBS
REALTY INVESTORS, LLC, a Massachusetts limited liability company (“Landlord”) and ULTA,
SALON.COSMETICS & FRAGRANCE, INC., a Delaware corporation (“Tenant”).

WITNESSETH:

     WHEREAS, Landlord and Tenant’s predecessor-in-interest, Ulta3 Cosmetics & Salon Inc. (“Ulta
3”), entered into that certain Lease Agreement dated June 22,1999 (the “Original
Lease”), pursuant to which Landlord leased to Ulta3 approximately 291,305 square feet of space
at 1135 Arbor Drive, Romeoville, Illinois as more particularly set forth in the Original Lease; and

     WHEREAS, Landlord and Tenant desire to amend the Original Lease according to the terms hereof to
modify the Base Rental and confirm other items set forth in the Lease (as amended by this
Amendment, the Original Lease is hereinafter referred to as the “Lease”);

     NOW, THEREFORE, in consideration of the mutual covenants contained herein, and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and
Tenant hereby agree as follows:

     1. Controlling Language. Insofar as the specific terms and provisions of this Amendment
purport to amend or modify or are in conflict with the specific terms, provisions and exhibits of
the Original Lease, the terms and provisions of this Amendment shall govern and control; in all
other respects, the Original Lease shall remain unmodified and in full force and effect.

     2. Base Rental. Landlord and Tenant have finally determined Construction Rent and therefore
hereby modify the Lease to specify the actual amounts of Base Rental (Carry-Over Rent plus
Construction Rent) due under the terms of the Lease. Therefore, Item 9 of the “Basic Definitions
and Lease Provisions” is hereby deleted and replaced in its entirety by Schedule 1 attached hereto.

     3. Security
Deposit. The parties to the Lease have elected not to make any change in the
amount of the Letter of Credit Landlord now holds based on the final determination of Construction
Rent.

     4. Work. Landlord and Tenant acknowledge and agree that notwithstanding the terms of the
Lease, Landlord shall have no obligation to perform any of the Second Phase Work, Mezzanine or
Elevator.

 

 

     5. Miscellaneous.

          A. Landlord and Tenant hereby agree that (i) this Amendment is incorporated into and made a part
of the Lease, (ii) any and all references to the Lease hereinafter shall include this Amendment,
(iii) the Lease and all terms, conditions and provisions of the Lease are in full force and effect
as of the date hereof, except as expressly modified and amended hereinabove, and (iv) neither
Landlord nor Tenant is in default under the terms of the Lease.

          B. All terms capitalized but not defined herein shall have the same meaning ascribed to such terms
in the Lease.

          C. This Amendment shall be governed by and construed under the laws of the State of Illinois.

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

	 	 	 	 	 
	LANDLORD: AETNA LIFE INSURANCE COMPANY	 	 
	 
	 	 	 	 
	By:

	 	UBS REALTY INVESTORS, LLC, (f/k/a

Allegis Realty Investors LLC) a Massachusetts

limited liability company, its Investment 

Advisor and Agent	 	 
	 
	 	 	 	 
	By: 

Name:

	 	/s/ Joseph E. Gaukler
 

Joseph E. Gaukler
	 	 
	Title:

	 	Director	 	 
	 
	Date:

	 	November 1, 2000	 	 
	 
	 	 	 	 
	TENANT:	 	 
	 
	 	 	 	 
	ULTA SALON.COSMETICS & FRAGRANCE, 

INC., a Delaware corporation	 	 
	 
	 	 	 	 
	By: 

Name:

	 	/s/ Matt Strall
 

Matt Strall
	 	 
	Title:

	 	V.P. Distribution	 	 
	 
	Date:.

	 	Oct 28, 2000	 	 

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Schedule 1

Rent Stream

6/21/00

Term 10/1/99-4/30/2010

	 	 	 	 	 
	Building Expansion with Soft Costs
	 	$	3,974,195	 
	Cost Capped @11% with 3% annual escalations
	 	$	437,161.41 	 1st year

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	Original Building	 	 	Expansion	 	 	Total Rent
	 	 	 	 	 	 	 	170,087 sf	 	 	121,218 sf	 	 	291,305 sf
	 	 	 	 	 	 	 	 	 	 	Rent	 	 	 	 	 	Rent	 	 	 	 	 	Rent
	Lease Period	 	Annual Rent	 	(psf)	 	Annual Rent	 	(psf)	 	Annual Rent	 	(psf)
	From	 	To	 	(Payable Monthly)	 	Annualized	 	(Payable Monthly)	 	Annualized	 	(Payable Monthly)	 	Annualized
	10/1/99
	 	 	9/30/00	 	 	$	680,000.00	 	 	$	4.00	 	 	$	437,161.41	 	 	$	3.61	 	 	$	1,117,161.41	 	 	$	3.84	 
	10/1/00
	 	 	9/30/01	 	 	$	680,000.00	 	 	$	4.00	 	 	$	450,276.25	 	 	$	3.71	 	 	$	1,130,276.25	 	 	$	3.88	 
	10/1/01
	 	 	9/30/02	 	 	$	680,000.00	 	 	$	4.00	 	 	$	463,784.54	 	 	$	3.83	 	 	$	1,143,784.54	 	 	$	3.93	 
	10/1/02
	 	 	9/30/03	 	 	$	740,208.00	 	 	$	4.35	 	 	$	477,698.07	 	 	$	3.94	 	 	$	1,217,906.07	 	 	$	4.18	 
	10/1/03
	 	 	9/30/04	 	 	$	765,000.00	 	 	$	4.50	 	 	$	492,029.02	 	 	$	4.06	 	 	$	1,257,029.02	 	 	$	4.32	 
	10/1/04
	 	 	9/30/05	 	 	$	765,000.00	 	 	$	4.50	 	 	$	506,789.89	 	 	$	4.18	 	 	$	1,271,789.89	 	 	$	4.37	 
	10/1/05
	 	 	9/30/06	 	 	$	783,063.00	 	 	$	4.60	 	 	$	521,993.58	 	 	$	4.31	 	 	$	1,305,056.58	 	 	$	4.48	 
	10/1/06
	 	 	9/30/07	 	 	$	790,500.00	 	 	$	4.65	 	 	$	537,653.39	 	 	$	4.44	 	 	$	1,328,153.39	 	 	$	4.56	 
	10/1/07
	 	 	9/30/08	 	 	$	790,500.00	 	 	$	4.65	 	 	$	553,782.99	 	 	$	4.57	 	 	$	1,344,282.99	 	 	$	4.61	 
	10/1/08
	 	 	9/30/09	 	 	$	808,563.00	 	 	$	4.75	 	 	$	570,396.48	 	 	$	4.71	 	 	$	1,378,959.48	 	 	$	4.73	 
	10/1/09
	 	 	4/30/10	 	 	$	476,000.00	 	 	$	4.80	 	 	$	342,713.22	 	 	$	4.85	 	 	$	818,713.22	 	 	$	4.82	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	TOTAL RENT	 	$	13,313,112.83exv10w8wb

Exhibit 10.8
(b)

SECOND AMENDMENT TO

OFFICE/SHOWROOM/WAREHOUSE LEASE

     THIS SECOND AMENDMENT TO OFFICE/SHOWROOM/WAREHOUSE LEASE (this “Amendment”) is made and
entered into as of this 27th day of April, 2009, by and between 1135 ARBOR DRIVE INVESTORS
LLC, a Delaware limited liability company (“Landlord”) and UTLA SALON, COSMETICS & FRAGRANCE, INC.,
a Delaware corporation (“Tenant”).

WI T N E S S E T H:

     WHEREAS, Tenant’s predecessor-in-interest, ULTA 3 Cosmetics & Salon, Inc. (“ULTA 3”),
and Landlord entered into that certain Office/Showroom/Warehouse Lease dated June 22, 1999 (the
“Base Lease”), pursuant to which ULTA 3 leased certain premises (the “Premises”)
consisting of 291,335 rentable square feet located at 1135 Arbor Drive, Romeoville, Illinois (the
“Building”), as more particularly set forth in the Base Lease;

     WHEREAS, Landlord and Tenant entered into that First Amendment to Lease dated November 1, 2000 (the
“First Amendment”; the Base Lease as amended by the First Amendment is referred to herein
as the “Current Lease”) that finalized and documented the Base Rental under the Current
Lease; and

     WHEREAS, Landlord and Tenant desire to amend the Current Lease to extend the date by which Tenant
must elect to extend the Lease Term by the Renewal Term;

     NOW THEREFORE, for and in consideration of the covenants and agreements hereinafter set forth, and
also in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby mutually
agree as follows:

     1. Controlling Language; Definitions; Deletions. Insofar as the specific terms and
provisions of this Amendment purport to amend or modify or are in conflict with the specific terms,
provisions and exhibits of the Current Lease, the terms and provisions of this Amendment shall
govern and control; in all other respects, the terms, provisions and exhibits of the Current Lease
shall remain unmodified and in full force and effect. Capitalized terms used herein without
definition shall have the meaning ascribed to such terms in the Current Lease. The Current Lease as
amended by this Amendment is herein referred to as the “Lease.”

     2. Renewal Term. Landlord and Tenant hereby agree to extend the date by which Tenant must
provide Landlord written notice to extend the Lease Term by the Renewal Term from April 30, 2009 to
May 31, 2009 and all other terms of the Renewal Option shall remain the same (including, without
limitation, the rental during the Renewal Term being at the greater of the fair market rental rate
or the Base Rental in effect at the end of the initial Lease Term).

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     3. Real Estate Broker. Tenant represents to Landlord that it has not dealt with any real
estate broker with respect to this Amendment, except for Colliers Bennett & Kahnweiler, Inc. and
Nicolson, Porter & List, Inc., and no other broker is in any way entitled to any broker’s fee or
other payment in connection with this Amendment based upon its acts. Tenant shall indemnify and
defend Landlord against any claims by any other broker or third party for any payment of any kind
in connection with this Amendment arising from a breach of the foregoing representation.

     4. Counterparts. This Amendment may be executed in counterparts, each of which shall
constitute an original, and all of which, when taken together, shall constitute one and the same
instrument.

     5. Time is of the Essence. Time is of the essence for this Amendment and each provision
hereof and thereof.

     6. Submission of Amendment. Submission of this instrument for examination shall not bind
Landlord and no duty or obligation on Landlord shall arise under this instrument until this
instrument is signed and delivered by Landlord and Tenant.

     7. Entire Agreement. This Amendment and the Current Lease contain the entire agreement
between Landlord and Tenant with respect to Tenant’s leasing of the Premises. Except for the
Current Lease and this Amendment, no prior agreements or understandings with respect to the
Premises shall be valid or of any force or effect.

     8. Severability. If any provision of this Amendment or the application thereof to any
person or circumstance is or shall be deemed illegal, invalid or unenforceable, the remaining
provisions hereof shall remain in full force and effect and this Amendment shall be interpreted as
if such legal, invalid or unenforceable provision did not exist herein.

     9. Lease In Full Force and Effect. Except as modified by this Amendment, all of the terms,
conditions, agreements, covenants, representations, warranties and indemnities contained in the
Current Lease remain in full force and effect. In the event of any conflict between the terms and
conditions of this Amendment and the terms and conditions of the Current Lease, the terms and
conditions of this Amendment shall prevail.

     10. Successors and Assigns. This Amendment is binding upon and shall inure to the benefit
of the parties hereto and their respective heirs, legal representatives, successors and assigns.

[Signatures are on next page]

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

	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	1135 ARBOR DRIVE INVESTORS LLC, a 

Delaware limited liability company	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	UBS Realty Investors LLC,

a Massachusetts limited liability company,

its manager	 	 
	 
	 	 	 	 	 	 

	 	 	 	 	 	 	 
	 

	 	By:

Name:
	 	/s/ Richard Zalatoris
 

Richard Zalatoris
	 	 
	 

	 	Title:
	 	Director	 	 
	 
	 	 	 	 	 	 

	 	 	 	 	 	 	 
	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	ULTA SALON, COSMETICS & FRAGRANCE, 

INC., a Delaware corporation	 	 
	 
	 	 	 	 	 	 
	 

	 	By:

Name:
	 	/s/ Alex J. Lelli, Jr.
 

Alex J. Lelli, Jr.
	 	 
	 

	 	Title:
	 	Senior Vice President 

Growth & Development	 	 

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