Document:

exv10w19xcy

 

EXHIBIT
10.19(c)

THIRD AMENDMENT TO LEASE

 

AZTAR CORPORATION

BILTMORE FINANCIAL CENTER I

 

     THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”) is entered into for reference purposes this
4th day of August, 2003, by and between: (a) EAST CAMELBACK ROAD, INC., a Florida
corporation (“Landlord”), successor-in-interest by assignment and assumption to SFERS Real Estate S
Limited Partnership, an Arizona limited partnership (“SFERS”), as landlord; and (b) AZTAR
CORPORATION, a Delaware corporation (“Tenant”), as tenant.

RECITALS

     A. This Third Amendment is entered into in consideration of the mutual promises, covenants and
conditions set forth below, the receipt and sufficiency of which are hereby acknowledged by the
parties.

     B. SFERS and Tenant entered into that certain Lease and Exhibits A through C
thereto dated for reference purposes August 25, 1997, as amended by that certain First Amendment to
Lease dated for reference purposes May 26, 2000, and that certain Second Amendment to Lease dated
for reference purposes March 7, 2001 (collectively, the “Lease”) pertaining approximately 13,058
rentable square feet of premises identified as Suite 400 (the “Premises”), located in the office
building at 2390 East Camelback Road, Phoenix, Arizona (the “Building”), commonly known as
“Biltmore Financial Center I”.

     C. Landlord is the successor-in-interest by assignment and assumption to SFERS and has assumed all
of the rights and obligations of the landlord under the Lease.

     D. The parties now desire to extend the Term of the Lease, as more particularly set forth below,
subject to the terms and conditions set forth in the Lease, as amended and supplemented herein.

     E. Capitalized terms used in this Third Amendment without definition shall have the same meanings
given to such terms in the Lease.

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AGREEMENTS

     1. Landlord’s Address. For clarification purposes, the “LANDLORD’S ADDRESS” set forth on
the Reference Page of the Lease, as amended pursuant to Paragraph 2 of the
First Amendment and Paragraph 1 of the Second Amendment, is deleted and
replaced with the following:

	 	 	 
	     LANDLORD’S ADDRESS:

	 	c/o Transwestern Commercial Services
	 

	 	2390 East Camelback Road, Suite 204
	 

	 	Phoenix, Arizona 85016-9002
	 

	 	Attn: Property Manager
	 
	 	 
	 

	 	with a copy to:
	 
	 	 
	 

	 	Brier & Irish, P.L.C.
	 

	 	2400 East Arizona Biltmore Circle,
	 

	 	Suite 1290
	 

	 	Phoenix, Arizona 85016-2195
	 

	 	Attention: Robert N. Brier, Esq.

     2. First Extended Term. The currently scheduled “Termination Date” of the Lease, as
extended pursuant to the First Amendment, is February 15, 2004. The parties now desire to
further extend the Term of the Lease, subject to the terms and conditions set forth in the Lease
and this Third Amendment, effective as of January 1, 2004, which date precedes the currently
scheduled Termination Date by approximately one and one-half months. As such, Paragraph 3
of the First Amendment is hereby amended by advancing the “Termination Date” set forth
therein from “February 15, 2004” to
“December 31, 2003”.

     3. Second Extended Term. Effective as of midnight on December 31, 2003, (a) the “Term of
Lease” is further extended for a period of thirty-six (36) months from January 1, 2004, through
December 31, 2006, and (b) the “Termination Date” set forth on the Reference Page of the
Lease (as amended pursuant to Paragraph 3 of the First Amendment), is changed from
“December 31, 2003” to “December 31, 2006”.

     4. Rental Schedule. Effective as of January 1, 2004, the “Rental Schedule” set forth in
Article 39 of the Lease, as amended pursuant to Paragraph 5 of the First
Amendment, is deleted and replaced with the following:

	 	 	 	 	 	 	 	 	 
	 	 	Annual Rate Per Rentable	 	Monthly
	Dates	 	Square Foot of Premises	 	Installment
	 
	 	 	 	 	 	 	 	 
	01/01/04 — 03/31/04
	 	$	Ø	 	 	$	Ø	 
	04/01/04 — 12/31/06
	 	$	26.50	 	 	$	28,836.42	 

     5. Base Year. Effective as of January 1, 2004, the “Base Year (Direct Expenses)”
and the “Base Year (Taxes”) set forth on the Reference Page of the Lease, as

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amended pursuant to Paragraphs 2 and 3 of the Second Amendment, are changed
from “2001” to “2004”.

     6. Parking. Effective as of January 1, 2004, the first two sentences set forth in
Article 40 (“Parking”) of the Lease, as amended pursuant to Paragraph 6 of the
First Amendment, are deleted in their entirety and replaced with the following:

During the Term, Tenant shall have the right to use, and the obligation to pay for, a total of
twenty-eight (28) parking spaces, as follows: twenty-five (25) reserved parking spaces at $65.00
per month per space, plus applicable rental taxes; and three (3) unreserved parking spaces at
$50.00 per month per space, plus applicable rental taxes.

     7. Condition of Premises. Tenant acknowledges and agrees that the Premises continue to be
leased to Tenant in an “AS IS” condition, without representation, warranty or covenant of or from
Landlord and without any obligation of Landlord to construct or pay for any tenant improvements of
any kind or character whatsoever. Tenant acknowledges that Landlord has made no representations or
warranties, express or implied, concerning the tenant improvements presently existing at, or the
condition of, the Premises, and Tenant further acknowledges that it has had adequate opportunity to
inspect and approve, and has adequately inspected and approved, the tenant improvements presently
existing at, and the condition of, the Premises.

     8. Brokerage Commissions. Landlord and Tenant represent and warrant to each other that
there are no claims for brokerage commissions or finder’s fees in connection with this Third
Amendment, and Landlord and Tenant shall indemnify each other against and hold the other harmless
for, from and against all liabilities arising from any such claims, including any attorneys’ fees
and costs incurred by the non-breaching party in connection therewith.

     9. Lease Status. Tenant hereby represents and warrants to Landlord that there are no
offsets or credits against rentals nor have any rentals been paid in advance. Further, Tenant
agrees that there are no existing claims or causes of action against Landlord arising out of the
Lease, nor are there any existing defenses which Tenant has against the enforcement of the Lease by
Landlord.

     10. Ratification. It is understood and agreed that the Lease is ratified, affirmed and in
full force and effect, and has not been modified, supplemented or amended in any way, except as
herein provided. In the event of any inconsistency between the terms of the Lease and this Third
Amendment, the terms of this Third Amendment shall prevail. All references in the Lease to “this
Lease” shall be deemed references to the Lease, as modified by this Third Amendment.

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     11. Authority. The parties and all persons signing for the parties below
represent to each other that this Third Amendment has been fully authorized and no further
approvals are required.

     12. Successors. Subject to the provisions set forth in Article 9 of the
Lease, this Third Amendment shall be binding on, and inure to the benefit of, the parties hereto
and their respective successors in interest and assigns.

     13. Counterparts. This Third Amendment may be executed in one or more counterparts,
each of which, when taken together, shall constitute one entire agreement.

     IN WITNESS WHEREOF, the parties have duly executed this Third Amendment as of the day and
year set forth below their respective signatures.

	 	 	 	 	 
	 	LANDLORD:

EAST CAMELBACK ROAD, INC., a Florida corporation

 	 
	 	By:  	             /s/ Artlyn Fong
 	 
	 	 	Artlyn Fong 	 
	 	 	Its: Vice President 	 
	 
	 	Dated: August 25, 2003 	 
	 

	 	 	 	 	 
	 	TENANT:

AZTAR CORPORATION, a Delaware corporation

 	 
	 	By:  	/s/ Nelson W. Armstrong, Jr.
 	 
	 	 	Nelson W. Armstrong, Jr. 	 
	 	 	Its: Vice President Administration & Secretary 	 
	 
	 	Dated: August 11, 2003 	 

4exv10w19xdy

 

EXHIBIT
10.19(d)

FOURTH AMENDMENT TO

OFFICE LEASE AGREEMENT

 

AZTAR CORPORATION

BILTMORE FINANCIAL CENTER I

 

     THIS FOURTH AMENDMENT TO LEASE (this “Fourth Amendment”) is
entered into for reference purposes this 19th day of December, 2005, by and between:
(a) EAST CAMELBACK ROAD, INC., a Florida corporation, successor-in-interest by assignment and
assumption to SFERS Real Estate S Limited Partnership, an Arizona limited partnership
(“Landlord”), as landlord; and (b) AZTAR CORPORATION, a Delaware corporation (“Tenant”), as
tenant.

RECITALS

     A. This Fourth Amendment is entered into in consideration of the mutual promises, covenants
and conditions set forth below, the receipt and sufficiency of which are hereby acknowledged by
the parties.

     B. Landlord
and Tenant entered into a written Lease and Exhibits A through
C thereto
dated for reference purposes August 25, 1997, as amended by a written First Amendment to Lease
dated for reference purposes May 26, 2000, a written Second Amendment to Lease dated for reference
purposes March 7, 2001, and a written Third Amendment to Lease dated for reference purposes August
4, 2003 (collectively, the “Lease”), pertaining to approximately 13,058 rentable square feet of
premises identified as Suite 400 (the “Original Premises”), in the office building located at 2390
East Camelback Road, Phoenix, Arizona (the “Building”), commonly known as the “Biltmore Financial
Center I”.

     C. The parties now desire to extend the Term of the Lease and expand the Original Premises,
as more particularly set forth below, otherwise subject to the terms and conditions set forth in
the Lease.

     D. Capitalized terms used in this Fourth Amendment without definition shall have the same
meanings given to such terms in the Lease. Upon complete execution of this Fourth Amendment, all
of the terms and conditions hereof shall take effect as of the reference date set forth above,
unless expressly stated otherwise.

AGREEMENTS

     1. Address of Landlord for Notices. The “LANDLORD’S ADDRESS” set forth on the
Reference Page of the Lease, as previously amended, is hereby further amended by deleting
the same in its entirety and replacing it with the following:

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	 	LANDLORD’S ADDRESS:
	 	c/o Transwestern Commercial Services
	 

	 	 	 	2398 East Camelback Road, Suite 280
	 

	 	 	 	Phoenix, Arizona 85016
	 

	 	 	 	Attention: Property Manager
	 
	 	 	 	 
	 

	 	 	 	with a copy to:
	 
	 	 	 	 
	 

	 	 	 	Brier & Irish, P.L.C.
	 

	 	 	 	2400 E. Arizona Biltmore Circle, Suite 1290
	 

	 	 	 	Phoenix, Arizona 85016-2195
	 

	 	 	 	Attention: Robert N. Brier, Esq.

     2. Demise. In addition to the Original Premises, Tenant hereby leases from Landlord,
and Landlord hereby leases to Tenant, approximately 3,168 rentable square feet of premises located
adjacent to the Premises (the “Expansion Space”), subject to all of the terms and conditions set
forth in the Lease, as amended and supplemented herein. The Original Premises and the Expansion
Space are hereafter collectively referred to as the “Expanded Premises”. A copy of the floor plan
depicting the approximate location of the entire Expanded Premises is attached hereto as
Exhibit A (Revised) and incorporated herein by this reference. Landlord shall prepare the
Expanded Premises for occupancy by Tenant pursuant to the Work Letter attached hereto as
Exhibit 1 and incorporated herein by this reference. Tenant acknowledges that Landlord will
perform the Landlord Work (as defined in the Work Letter) in the Expanded Premises during business
hours and hereby waives and releases any and all claims against Landlord for inconvenience, damage
or otherwise arising out of Landlord’s completion of the Landlord Work.

     3. Term. Tenant shall have and hold the entire Expanded Premises for a Term of three
(3) full calendar years, plus any partial calendar year at the beginning of said Term (the
“Expanded Premises Term”). The Expanded Premises Term shall commence on the date (the “Expanded
Premises Commencement Date”) which is the earlier of (i) the date on which Landlord notifies Tenant
that the portion of the Landlord Work being completed in the Expansion Space is substantially
complete (as defined in the Work Letter) or would have been substantially complete but for any
delays caused by Tenant, its agents and employees, or (ii) the date Tenant first occupies the
Expansion Space or any portion thereof for the conduct of its business. Promptly following the
Expanded Premises Commencement Date, Landlord and Tenant shall enter into a written memorandum
specifying the Expanded Premises Commencement Date. The Expanded Premises Term shall end on the
last day of the thirty-sixth
(36th) full calendar month after the Expanded Premises Commencement Date (the “Expanded Premises Termination Date”), and the “Termination Date” set forth
on the Reference Page of the Lease, as previously amended, is further amended by deleting
“December 31, 2006” and replacing the same with “the last day of the thirty-sixth (36th)
full calendar month after the Expanded Premises Commencement Date, as set forth in the Fourth
Amendment to Office Lease Agreement”.

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     4. Floor Plan. Effective from and after the Expanded Premises Commencement Date: (a)
the premises leased pursuant to the Lease shall be deemed to be the entire Expanded Premises,
containing 16,226 rentable square feet in the aggregate; (b) except as otherwise specified herein,
all references in the Lease to the “Premises” shall mean the Expanded Premises; (c) Exhibit A
(Revised) shall be deemed to fully supersede and replace Exhibit A to the Lease; and
(d) all references in the Lease to Exhibit A shall mean Exhibit A (Revised).

     5. Rental Schedule. Effective as of the Expanded Premises Commencement Date, the
“Rental Schedule” set forth in Article 39 of the Lease, as previously amended, is further
amended by deleting the same in its entirety and replacing it with the following:

          39. RENTAL SCHEDULE.

	 	 	 	 	 	 	 	 	 
	 	 	Annual	 	Monthly Installment
	Months	 	Rate Per RSF	 	of Annual Rent
	1 — 12

	 	$	25.70	 	 	$	34,750.68	 
	13 — 24

	 	$	28.50	 	 	$	38,536.75	 
	25 — 36

	 	$	29.00	 	 	$	39,212.83	 

     6. Base Year. Effective as of the Expanded Premises Commencement Date, the “Base Year
(Direct Expenses)” and the “Base Year (Taxes”) set forth on the Reference Page of the
Lease, as previously amended, are further amended by deleting “2004” and replacing the same with
“2006”.

     7. Tenant’s Proportionate Share. Effective as of the Expanded Premises Commencement
Date, the “Tenant’s Proportionate Share” set forth on the Reference Page of the Lease is
amended by deleting “6.37%” and replacing the same with “7.92%”.

     8. Parking. Effective as of the Expanded Premises Commencement Date, the first two
sentences set forth in Article 40 (“Parking”) of the Lease, as previously amended, are
further amended by deleting the same in their entirety and replacing them with the following:

During the Expanded Premises Term, Tenant shall have the right to use and the obligation
to pay for a total of thirty-seven (37) parking spaces, as follows: (i) twenty-five (25)
reserved parking spaces at $55.00 per month each, plus applicable rental taxes thereon;
and, (ii) twelve (12) unreserved parking spaces at $35.00 per month each, plus applicable
rental taxes thereon.

     9. No Commissions. Landlord and Tenant represent and warrant to each other that there
are no claims for brokerage commissions or finder’s fees in connection with this Fourth Amendment.
Landlord and Tenant hereby indemnify each other against and hold each other harmless for, from and
against all liabilities arising from any such

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claims, including any attorneys’ fees and costs incurred by the non-breaching party in connection
therewith.

     10. Lease
Status. Tenant hereby represents and warrants to Landlord that there are no
offsets or credits against rentals nor have any rentals been paid in
advance. Further, Tenant
agrees that there are no existing claims or causes of action against Landlord arising out of the
Lease, nor are there any existing defenses which Tenant has against the enforcement of the Lease
by Landlord.

     11. Ratification. It is understood and agreed that the Lease is ratified, affirmed and
in full force and effect, and has not been modified, supplemented or amended in any way, except as
herein provided. In the event of any inconsistency between the terms of the Lease and this Fourth
Amendment, the terms of this Fourth Amendment shall prevail. All references in the Lease to “this
Lease” shall be deemed references to the Lease, as modified by this Fourth Amendment.

     12. Authority. The parties and all persons signing for the parties below represent to
each other that this Fourth Amendment has been fully authorized and no further approvals are
required.

     13. Successors. Subject to the provisions of Article 9 of the Lease, this
Fourth Amendment shall be binding on, and inure to the benefit of, the parties hereto and their
respective assigns and successors in interest.

     14. Counterparts. This Fourth Amendment may be executed in one or more counterparts,
each of which, when taken together, shall constitute one entire
agreement.

Remainder of Page Intentionally Left Blank

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     IN WITNESS WHEREOF, the parties have duly executed this Fourth Amendment as of the day and
year set forth below their respective signatures.

	 	 	 	 	 
	 	LANDLORD:

EAST CAMELBACK ROAD, INC., a Florida corporation

 	 
	 	By:  	/s/ Artlyn Fong
 	 
	 	 	Artlyn Fong      	 
	 	 	Its: Vice President 	 
	 
	 	Dated: January 5, 2006 	 	 
	 	 	 
	 
	 	TENANT: 

AZTAR CORPORATION, a Delaware corporation

 	 
	 	By:  	/s/ Nelson W. Armstrong, Jr.
 	 
	 	 	Nelson W. Armstrong, Jr. 	 
	 	 	Its: Vice President Administration & Secretary 	 
	 	 	 
	 	Dated:   December 23, 2005 	 	 
	 	 	 
	 	 	 

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