Document:

exv10w2

EXHIBIT 10.2

SECOND AMENDMENT TO LEASE

          THIS SECOND AMENDMENT TO LEASE is made as of the 17th day of March, 2008 (the
“Amendment”), by and between SOUTHWEST VALLEY PARTNERS, LLC, an Indiana limited liability
company (hereinafter referred to as “Landlord”) and ULTA SALON, COSMETICS & FRAGRANCE,
INC., a Delaware corporation (hereinafter referred to as “Tenant”), which terms “Landlord”
and “Tenant” shall include the successors and assigns of the respective parties.

WITNESSETH:

          WHEREAS, by that certain Lease dated June 21, 2007, by and between Landlord and Tenant, as
amended by that certain First Amendment to Lease dated October 23, 2007 (collectively, the
“Lease”), Landlord did lease and demise unto Tenant and Tenant did lease from Landlord
approximately 328,995 square feet of bulk distribution space (the “Premises”) located
within the bulk distribution building located or to be constructed at Riverside Business Center,
4570 West Lower Buckeye Road, Phoenix, Arizona 85034 (the “Building”), as more particularly
described in the Lease; and

          WHEREAS, the parties hereto desire to further amend the Lease as set forth herein.

          NOW, THEREFORE, in consideration of the foregoing and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto
agree as follows:

     1. Capitalized Terms. All initial capitalized terms not defined herein shall have the
meaning ascribed to them in the Lease.

     2. Lease
Term. Section 1.1 of the Lease is hereby deleted in its entirety and replaced
with the following:

     “1.1 Lease Term. In consideration of the obligation of Tenant to pay rent as herein
provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases
to Tenant, and Tenant takes from Landlord, the Premises, to have and to hold for the Lease Term,
subject to the terms, covenants and conditions of this Lease. The Lease Term shall commence on the
date that is [***] from the date of Substantial Completion of Phase II of the Premises
(the “Commencement Date”) and shall end on the date that follows the remainder of the month in
which the Commencement Date occurs plus the number of full months in the Lease Term.”

     3. Fixturing Entry Date. Landlord and Tenant hereby agree that the Fixturing Entry
Date occurred on [***]. Notwithstanding Section 1.2 of the Lease, Landlord and

 

			
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Tenant hereby further agree that Landlord shall not be liable to Tenant for any amounts
described in such Section 1.2.

     4. Early Entry Date. Section 1.3 of the Lease is hereby deleted in its entirety and
replaced with the following:

     “1.3 Early Entry Date: Landlord and Tenant hereby agree that the Premises shall be
delivered in phases as set forth on Exhibit A-3 attached hereto and made a part hereof,
with the estimated date of Substantial Completion of each such phase being also described on
Exhibit A-3. Landlord shall use commercially reasonable efforts to cause the Substantial
Completion of each phase by the estimated Substantial Completion date for such phase as set forth
in Exhibit A-3.

     Upon the delivery of each phase of the Premises to Tenant, Tenant shall have full access and
use of such phase; provided, however, Tenant acknowledges and agrees (a) that prior to Substantial
Completion of Phase III, Tenant will cause any invitee of Tenant (other than the Approved Tenant
Parties (as defined herein)) entering the Premises to execute a release agreement in form and
substance reasonably acceptable to Landlord; and (b) to ensure that none of its employees,
invitees, representatives or other agents access any other portion of the Premises other than the
Phase of such Premises that has been Substantially Completed; provided, however, that the Approved
Tenant Parties (as defined herein) shall have access to such other phases that are not yet
Substantially Completed for purposes of performing Tenant’s fixturing and other work pursuant to
Section 1.2 of the Lease and, upon prior notice and coordination with Landlord and Lauth
Construction, LLC, for inspecting the Premises and Landlord’s Work. The term “Approved Tenant
Parties” shall include the following entities and/or individuals: (i) any employee of Ulta
Salon, Cosmetics & Fragrance, Inc., (ii) any employee of Warehouse Equipment, Inc., (iii) any
employee of Factory Mutual, (iv) any employee of TAG Solutions Group, LLC, (v) any employee of
Allegiance Security, (vi) any employee of Federal Communications Group, (vii) any employee of
Technical Design Services, Inc. (d/b/a TDSi), (viii) any employee of Honeywell, (ix) any employee
of Interlink, (x) any employee of Ameritemps, (xi) any employee of Delta Diversified Electric and
(xii) any employee of Ace Conveyor.

     Tenant shall be fully responsible and shall indemnify, save and hold harmless Landlord from
any and all liabilities, costs and damages, resulting in bodily injury to or personal injury
(including death) to a Covered Tenant Party (as defined herein) or on account of damage to property
of a Covered Tenant Party (whether caused by the negligence of Landlord or its agents or
representatives or otherwise) that arises out of such Covered Tenant Party’s presence in a phase of
the Premises prior to Substantial Completion of such phase of the Premises. The term “Covered
Tenant Party” shall mean any employee, invitee or agent of Tenant (including any Approved
Tenant Party) (but not of any employee, invitee or agent of Landlord) that accesses a phase of the
Premises prior to Substantial Completion thereof.

     Except as otherwise provided in Paragraph 5 of this Amendment below, Tenant shall comply with
all of the provisions of the Lease, including Tenant’s obligation to carry the types

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and amounts of insurance required by Section 11.3 and to deposit with Landlord certificates of
such insurance required by Section 11.3 before accessing the Premises, which shall specifically
include, without limitation, certificates of such insurance of the Approved Tenant Parties.”

     5. Additional Rent; Base Rent. Notwithstanding anything to the contrary in the Lease
or this Amendment, (a) Tenant shall commence paying Additional Rent as of the date of Substantial
Completion of Phase II of the Premises; and (b) Tenant shall commence paying Base Rent as of the
date that is [***] from the date of Substantial Completion of Phase II of the Premises.

     6. Substantial Completion. The definition of “Substantial Completion” as set
forth in Section (4)a of Exhibit B to the Lease shall be amended and restated as follows:

     “Substantial Completion” shall be deemed to have occurred upon the date upon which the
Landlord obtains a temporary certificate of occupancy (or local equivalent) for the Premises (or
any portion thereof as depicted on Exhibit A-3), which shall permit Tenant to enter upon
the Premises (or any portion thereof as depicted on Exhibit A-3) and commence Tenant’s
operation of the Premises (or any portion thereof as depicted on Exhibit A-3) for the
Permitted Use.

     7. Miscellaneous.

     a. Except as modified by this Amendment, all other terms, covenants and conditions of the
Lease not specifically amended hereby shall remain in full force and effect.

     b. The Lease, as amended by this Amendment, contains the entire agreement of the parties
hereto and no representations, inducements, promises or agreements, oral or otherwise, between the
parties not embodied herein shall be of any force or effect. The Lease may be further amended only
in writing signed by both Landlord and Tenant.

     c. This Amendment may be executed in several counterparts, each of which shall be deemed to be
an original and all of which, collectively, shall be deemed to constitute one and the same
instrument.

[Signature page follows]

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     IN WITNESS WHEREOF, the Landlord and Tenant have executed this instrument as of the day and
year first above written.

	 	 	 	 	 
	 	LANDLORD:

SOUTHWEST VALLEY PARTNERS, LLC

 	 
	 	By:  	/s/ Michael S. Curless
 	 
	 	 	Michael S. Curless 	 
	 	 	Executive Vice President 	 
	 

	 	 	 	 	 
	 	TENANT:

ULTA SALON, COSMETICS & FRAGRANCE, INC.

 	 
	 	By:  	/s/ Alex.J. Lelli, Jr.
 	 
	 	 	Alex J. Lelli, Jr. 	 
	 	 	Senior Vice President, 

Growth & Development 	 
	 

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EXHIBIT A-3

DEPICTION OF PHASED DELIVERY OF PREMISES

(See attached)

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EXHIBIT A-3

DEPICTION OF PHASED DELIVERY OF PREMISES

 

			
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6exv10w3

EXHIBIT 10.3

ACCEPTANCE LETTER AND COMMENCEMENT DATE AGREEMENT

     THIS AGREEMENT (the “Agreement”) is made this 24th day of March 2008, by and between Southwest
Valley Partners, LLC (“Landlord”) and Ulta Salon, Cosmetics & Fragrance, Inc. (“Tenant”).

     WHEREAS effective as of June 21, 2007, Landlord and Tenant entered into a Lease, as amended
(the “Lease”) for the Premises consisting of approximately 328,995 sf located in the Riverside
Business Center, Phoenix, Arizona, and

     WHEREAS, Landlord and Tenant now desire to set forth the Commencement Date of the Premises and
document other acknowledgements pursuant to the Lease.

     NOW THEREFORE, in consideration of the rent reserved herein and their mutual undertakings,
Landlord and Tenant agree as follows:

	 	1.	 	Commencement Date; Term. The Commencement Date of the
Premises is [***], and the Expiration Date is [***].
	 
	 	2.	 	Additional Rent/Base Rent. Tenant shall commence paying (a)
Additional Rent (as defined in the Lease) as of [***] and (b) Base Bent (as
defined in the Lease) as of [***].
	 
	 	3.	 	Counterparts. This Agreement may be executed in several
counterparts, each of which shall be deemed to be an original and all of which,
collectively, shall be deemed to constitute one and the same instrument.

 [Signatures to Follow.]

 

			
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page has been omitted and filed separately with the Commission. Confidential treatment has been requested with respect to the omitted portions.

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Agreement on the day and year first
above written.

	 	 	 	 	 	 	 	 	 	 	 
	TENANT:	 	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	ULTA SALON, COSMETICS &	 	 	 	SOUTHWEST VALLEY PARTNERS, LLC	 	 
	FRAGRANCE, INC.	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Alex J. Lelli, Jr.
	 	 	 	By:
	 	/s/ Michael S. Curless	 	 
	 

	 	 

Alex J. Lelli, Jr.,
	 	 	 	 	 	 

Michael S. Curless,
	 	 
	 

	 	Senior Vice President,
	 	 	 	 	 	Executive Vice President	 	 
	 

	 	Growth and Development	 	 	 	 	 	 	 	 

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