Document:

FIFTH ADDENDUM TO LEASE AGREEMENT WITH

OPTION TO PURCHASE

THIS FIFTH ADDENDUM TO LEASE AGREEMENT (this "Fifth Addendum"), dated this 2nd day of September, 2014, by and between VIKING PROPERTIES, LLC, an Indiana limited liability company, and LOGAN INDIANA PROPERTIES, LLC, an Indiana limited liability company (collectively "Landlord") and ACCURIDE CORPORATION, a Delaware corporation, ("Tenant").

WITNESSETH, THAT:

WHEREAS, Woodward, LLC, as the landlord, and Tenant have heretofore executed a certain Lease with Option to Purchase dated the 26th day of October, 1998, as amended by the First Addendum to Lease Agreement with Option to Purchase dated the 6th day of January, 1999, as further amended by the Second Addendum to Lease Agreement with Option to Purchase dated effective the 1st day of November, 1999, as further amended by the Third Addendum to Lease Agreement with Option to Purchase the 1st day of June, 2008, as further amended by the Fourth Addendum to Lease Agreement with Option to Purchase the 22nd day of December, 2009 (collectively the "Lease"); and

WHEREAS, the Landlord is the assignee and the successor-in-interest to the interests of Woodward, LLC, as the landlord, under the Lease; and

WHEREAS, the Landlord and Tenant desire to amend the Lease with regard to the renewal options, expansion option and certain other matters; and

NOW, THEREFORE, in consideration of the recitals and in consideration of the mutual promises and covenants hereinafter set forth, and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:

1.  Term.  The second grammatical sentence of Section 2.01 of the Lease shall be deleted in its entirety and the following shall be inserted in the Lease, in lieu thereof, as if originally part of the Lease:

"The term of the lease under this Fifth Addendum shall commence on January 1, 2015 and shall expire on December 31, 2024, subject to renewal or early termination as provided for herein below.

Tenant shall have an ongoing right to terminate the lease effective as of the thirty sixth (36th) month after term commencement date under this Fifth Addendum and continuing thereafter, which right may be exercised by providing written notice  to the Landlord at least twelve (12) months prior to the desired termination date.  In the event that Tenant exercises its early termination right, it shall pay an early termination fee to the Landlord as of the date the Lease terminates, with such fee being determined pursuant to the following schedule:

	
 

	
Termination Date

	
 

	
Termination Fee

	
 

	
After the 36th month

	
 

	
$300,000.00

	
 

	
After the 48th month

	
 

	
$250,000.00

	
 

	
After the 60th month

	
 

	
$220,000.00

	
 

	
After the 72nd month

	
 

	
$180,000.00

	
 

	
After the 84th month

	
 

	
$140,000.00

	
 

	
After the 96th month

	
 

	
$95,000.00

	
 

	
After the 108th month

	
 

	
$60,000.00"

 

 

2.  Monthly Rental.  Section 1.01 of the Lease shall be deleted in its entirety and the following provision shall be inserted in the Lease as Section 1.01, in lieu thereof, as if originally part of the Lease:

		
"1.01: MONTHLY RENTAL:

		
 

		
January 2015 through December 2016

		
The monthly rental amount shall be Thirty-One Thousand One Hundred Sixty-Six and 67/100 Dollars ($31,166.67) per month, representing an annual rate of Eleven and 00/100 Dollars ($11.00) per square foot.

		
 

		
 

		
January 2017 through December 2018

		
The monthly rental amount shall be Thirty-Two Thousand Five Hundred Eighty-Three and 33/100 Dollars ($32,583.33) per month, representing an annual rate of Eleven and 50/100 Dollars ($11.50) per square foot.

		
 

		
 

		
January 2019 through December 2020

		
The monthly rental amount shall be Thirty-Four Thousand Dollars ($34,000.00) per month, representing an annual rate of Twelve and 00/100 Dollars ($12.00) per square foot."

		
 

		
 

		
January 2021 through December 2022

		
The monthly rental amount shall be Thirty-Five Thousand Four Hundred Sixteen and 67/100 Dollars ($35,416.67) per month, representing an annual rate of Twelve and 50/100 Dollars ($12.50) per square foot."

		
 

		
 

		
January 2023 through December 2024

		
The monthly rental amount shall be Thirty-Six Thousand Eight Hundred Thirty and 33/100 Dollars ($36,833.33) per month, representing an annual rate of Thirteen and 00/100 Dollars ($13.00) per square foot."

3.  Renewal of Lease.  Section 25.01 of the Lease shall be deleted in its entirety and the following provision shall be inserted in the Lease as Section 25.01, in lieu thereof, as if originally part of the Lease:

"25.01:  RENEWAL OF LEASE:  Provided that the Tenant is not in default, at the end of the term of the Lease, which expires December 31, 2024, the Tenant shall have the right to renew and extend the term of this Lease for one (1) additional term of five (5) years.  To exercise the right to renew and extend the term of this Lease for an additional five (5) year term, Tenant shall provide written notice to the Landlord of its desire and intent to extend and renew the term of this Lease which notice must be provided not less than six (6) months prior to the end of the then current Lease term.  The rental rate for such renewal term shall be at an annual rate of the lessor of Fourteen and 50/100 Dollars ($14.50) per square foot or the current market rate."

4.  Improvements.  The following provision shall be added to the Lease:

"ADDITIONAL IMPROVEMENTS:  Landlord shall, at Landlord's sole cost and expense, provide the following improvements prior to the commencement of the Term provided in Section 1 of this Fifth Addendum or by such date as may be mutually agreed by the Tenant and Landlord:

	
·

	
Relamp all of the existing light fixtures with new bulbs to improve the office lighting.  Update interior lighting by replacing existing lamps with new 41k lamps. Landlord also agrees to increase the office lighting in the premises. The "increased office lighting" portion of this project shall have a not to exceed budget of $10,000.00.

	
·

	
Expand men's restroom located on the 2nd floor as agreed upon in the Letter of Intent executed by Tenant and Landlord on August 26, 2014.

	
·

	
Update all restrooms in the facility as agreed upon in the Letter of Intent executed by Tenant and Landlord on August 26, 2014.

	
·

	
Applying new paint throughout the interior of the facility as follows:

	
1.

	
Contractor to move furniture, apply two coats of latex enamel paint and reposition furniture.

	
2.

	
Computers and electronic equipment to be disconnected and reconnected by Tenant.

	
·

	
Improve, upgrade and repair HVAC as agreed upon in the Letter of Intent executed by Tenant and Landlord on August 26, 2014. Landlord to provide Tenant a lump sum of $40,000 to apply to HVAC improvements of the Tenant's choice.

	
·

	
Repair and replace damaged concrete in the northeast corner of the parking lot.

In addition to the repairs listed, upon execution of this Lease, Landlord, at Landlord's expense, shall provide a Tenant improvement allowance equal to Eighty Thousand Dollars ($80,000.00), which shall be subject to the prior written approval of the Landlord which approval shall not be unreasonably withheld."

5.  Certifications. The following provisions shall be added to the lease:

"Landlord certifies that the building is in compliance with the Americans With Disabilities Act of 1990 (the "ADA") and recognizes and assumes financial responsibility for compliance with the requirements of the ADA.

Landlord certifies that Building and Premises shall meet all applicable zoning and life safety laws, codes and regulations associated with Tenant's occupancy and use of office space in the applicable jurisdiction.  Landlord recognizes and assumes financial responsibility for such compliance."

6.  Non-Disturbance Agreement. The following provisions shall be added to the lease:

"Landlord shall provide Tenant with a recordable Non-Disturbance Agreement acceptable to Tenant from the Landlord's mortgage holder, First Financial Bank."

7.  Intent of the Parties.  It is the intent and desire of the parties to amend and modify the terms and conditions of the Lease in accordance with the terms of this Fifth Addendum as if the Lease originally contained such terms and conditions as set forth herein.  As amended by this Fifth Addendum, the parties hereto hereby ratify and confirm the said conditions shall remain in full force and effect.  Any other terms of the Lease referencing the Term, Rental, Termination or other rights and responsibilities of the parties as described in this Fifth Addendum will be controlled by the terms of this Fifth Addendum.  In the event any of the terms and conditions of the Lease are in conflict with the terms and conditions of this Fifth Addendum, the terms and conditions of this Fifth Addendum are paramount and this Fifth Addendum shall govern the terms of the relationship of the parties and the Lease shall be construed accordingly.

8.  Authority to Execute.  The individual(s) executing this Fifth Addendum on behalf of the Tenant represents and warrants that they are duly authorized to deliver this Fifth Addendum on behalf of the Tenant and that this Fifth Addendum is binding upon the Tenant in accordance with its terms.

9.  Tenant Representative.  Landlord acknowledges that Tenant is represented by Mohr Partners, Inc. for the purpose of the negotiation of this Lease. Upon execution of this Fifth Addendum, Landlord agrees to pay Mohr Partners, Inc. a real estate commission as outlined in the separate commission agreement between Landlord and Mohr Partners, Inc., dated as of August 12, 2014.  The commission shall be paid in full upon the final execution of this Fifth Addendum agreement by Landlord/Owners and Tenant.

     VIKING PROPERTIES, LLC

By: __/s/ Thomas B. Logan______________

     Thomas B. Logan, Manager

     LOGAN INDIANA PROPERTIES, LLC

By: __/s/ Thomas B. Logan______________

     Thomas B. Logan, Manager

"Landlord"

     ACCURIDE CORPORATION

By: __/s/ Greg Risch                                                                                                  

  

"Tenant"EX-10.1

 Exhibit 10.1 
  

 
  
 

 
 Ninth Amendment to Loan and 

Security Agreement 
  

			
	 Borrower:
	 	    Local Corporation
		 	    Krillion, Inc.
		 	    Screamin Media Group, Inc.
		
	 Date:
	 	    September 2, 2014

 THIS NINTH AMENDMENT TO LOAN DOCUMENTS is entered into between SQUARE 1 BANK (“Bank”) and the
borrower named above (“Borrower”). 
 The Parties agree to amend the Loan and Security Agreement between them, dated
August 3, 2011 (as otherwise amended, if at all, the “Loan Agreement”), as follows, effective as of the date hereof. (Capitalized terms used but not defined in this Amendment, shall have the meanings set forth in the Loan Agreement.)

 1. Modification of Definition of Advanced Billings in the Definition of Eligible Accounts. The definition of “Advanced
Billings” found in subclause (j) in the definition of “Eligible Accounts” set forth in Exhibit A to the Loan Agreement is hereby amended and restated in its entirety to read as follows: 

(j) “Advanced Billings,” i.e., Accounts, other than Eligible Unbilled Accounts, that have not yet been billed to the account debtor
or that relate to deposits (such as good faith deposits) or other property of the account debtor held by Borrower for the performance of services or delivery of goods which Borrower has not yet performed or delivered; 

2. Added Definition of Eligible Unbilled Accounts. The term “Eligible Unbilled Accounts” is hereby added to Exhibit A to the
Loan Agreement and shall read as follows: 
 “Eligible Unbilled Accounts” means Accounts that have not yet been billed to the
account debtor, if they are for services rendered within not more than 30 days prior to the date of determination, but if such Accounts are not billed within 30 days after the date the services were rendered, they will automatically cease to be
Eligible Unbilled Accounts and will cease to be Eligible Accounts. 
 3. Fee. [Omitted]. 

  
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		  		  	Square 1 Bank	  	Ninth Amendment to Loan Agreement        

 

 4. Representations True. Borrower represents and warrants to Bank that all
representations and warranties set forth in the Loan Agreement, as amended hereby, are true and correct. 
 5. General Release. In
consideration for Bank entering into this Amendment, Borrower hereby irrevocably releases and forever discharges Bank, and its successors, assigns, agents, shareholders, directors, officers, employees, agents, attorneys, parent corporations,
subsidiary corporations, affiliated corporations, affiliates, participants, and each of them (collectively, the “Releasees”), from any and all claims, debts, liabilities, demands, obligations, costs, expenses, actions and causes of action,
of every nature and description, known and unknown, which Borrower now has or at any time may hold, by reason of any matter, cause or thing occurred, done, omitted or suffered to be done prior to the date of this Amendment (collectively, the
“Released Claims”). Borrower hereby irrevocably waives the benefits of any and all statutes and rules of law to the extent the same provide in substance that a general release does not extend to claims which the creditor does not know or
suspect to exist in its favor at the time of executing the release and, without limiting the foregoing, and without limiting the stipulation to governing law in Section 10, Borrower irrevocably waives any benefits it may have under California
Civil Code Section 1542 which provides: “A general release does not extend to claims which the creditor does not know or suspect to exist in his or her favor at the time of executing the release, which if known by him or her must have
materially affected his or her settlement with the debtor.” Borrower represents and warrants that it has not assigned to any other Person any Released Claim, and agrees to indemnify Bank against any and all actions, demands, obligations, causes
of action, decrees, awards, claims, liabilities, losses and costs, including but not limited to reasonable attorneys’ fees of counsel of Bank’s choice and costs, which Bank may sustain or incur as a result of a breach or purported breach
of the foregoing representation and warranty. 
 6. No Waiver. Nothing herein constitutes a waiver of any default or Event of Default
under the Loan Agreement or any other Loan Documents, whether or not known to Bank. 
 7. Governing Law; Jurisdiction; Venue. All of
the provisions of Section 11 of the Loan Agreement shall apply to this Amendment, and the same are incorporated herein by this reference. 

8. General Provisions. Borrower hereby ratifies and confirms the continuing validity, enforceability and effectiveness of the Loan
Agreement and all other Loan Documents. This Amendment, the Loan Agreement, any prior written amendments to the Loan Agreement signed by Bank and Borrower, and the other written documents and agreements between Bank and Borrower set forth in full
all of the representations and agreements of the parties with respect to the subject matter hereof and supersede all prior discussions, representations, agreements and understandings between the parties with respect to the subject hereof. Except as
herein expressly amended, all of the terms and provisions of the Loan Agreement, and all other documents and agreements between Bank and Borrower shall continue in full force and effect and the same are hereby ratified and confirmed. This Amendment
may be executed in multiple counterparts, by different parties signing separate counterparts, and all of the same taken together shall constitute one and the same agreement. 

  
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		  		  	Square 1 Bank	  	Ninth Amendment to Loan Agreement        

 

 9. Mutual Waiver of Jury Trial. BANK AND BORROWER EACH ACKNOWLEDGE THAT THE RIGHT TO TRIAL
BY JURY IS A CONSTITUTIONAL RIGHT, BUT THAT IT MAY BE WAIVED. EACH OF THE PARTIES, AFTER CONSULTING OR HAVING HAD THE OPPORTUNITY TO CONSULT, WITH COUNSEL OF THEIR CHOICE, KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVES ANY RIGHT IT MAY HAVE TO A
TRIAL BY JURY IN ANY LITIGATION BASED UPON OR ARISING OUT OF THIS AMENDMENT OR ANY RELATED INSTRUMENT OR LOAN DOCUMENT OR ANY OF THE TRANSACTIONS CONTEMPLATED BY THIS AMENDMENT OR ANY COURSE OF CONDUCT, DEALING, STATEMENTS (WHETHER ORAL OR WRITTEN),
ACTION OR INACTION OF ANY OF THEM. THESE PROVISIONS SHALL NOT BE DEEMED TO HAVE BEEN MODIFIED IN ANY RESPECT OR RELINQUISHED BY BANK OR BORROWER, EXCEPT BY A WRITTEN INSTRUMENT EXECUTED BY EACH OF THEM. IF FOR ANY REASON THE PROVISIONS OF THIS
SECTION ARE VOID, INVALID OR UNENFORCEABLE, THE SAME SHALL NOT AFFECT ANY OTHER TERM OR PROVISION OF THIS AMENDMENT, AND ALL OTHER TERMS AND PROVISIONS OF THIS AMENDMENT SHALL BE UNAFFECTED BY THE SAME AND CONTINUE IN FULL FORCE AND EFFECT. 

[Signatures on Next Page] 

  
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		  		  	Square 1 Bank	  	Ninth Amendment to Loan Agreement        

 

							
	 Borrower:
  

LOCAL CORPORATION
	    	 Bank:
  

SQUARE 1 BANK

				
	By	  	 /s/ Kenneth S. Cragun
	    	By	  	 /s/ Kenneth S. Cragun

	Title	  	  Chief Financial Officer	    	Title	  	  Chief Financial Officer
		
	 Borrower:
  

KRILLION, INC.
	    	 Borrower:
  

SCREAMIN MEDIA GROUP, INC.

				
	By	  	 /s/ Kenneth S. Cragun
	    	By	  	 /s/ Kenneth S. Cragun

	Title	  	  Chief Financial Officer	    	Title	  	  Chief Financial Officer

 [Signature Page—Ninth Amendment to Loan Agreement] 

  
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