Document:

EX-10.74

 Exhibit 10.74 
 Amendment 
 to 

Master Agreement 
 This Amendment, made as of the 1st day of August, 1991, by and between Inter-Regional Financial Group, Inc., a Delaware corporation (“IFG”), and Brookfield
Development California Inc., a California corporation (“BDC”). 
 Recitals 

IFG and BCED Minnesota Inc. are parties to a certain Master Agreement dated as of February 6, 1989. 

BCED Minnesota Inc. has transferred the real property which is the subject of the Master Agreement to BDC and has assigned its interest
under the Master Agreement to BDC. 
 IFG and BDC desire to amend the Master Agreement as hereinafter set forth. 

Accordingly, in consideration of the mutual covenants set forth in this Amendment, IFG and BDC agree as follows: 

1.        Definitions. Defined terms used in this Amendment shall have the meanings
ascribed thereto in the Master Agreement, unless otherwise expressly provided herein. The lease contemplated by this Amendment is hereinafter referred to as the “Substitute Lease.” The premises which would be leased pursuant to the
Substitute Lease are hereinafter referred to as the “leased premises.” 

2.        Surrender of Retail Lease. IFG hereby absolutely and unconditionally
surrenders its right to lease space in the Retail Facility as contemplated by Section 7.1 of the Master Agreement. Accordingly, Section 7.1 of the Master Agreement is hereby deleted in its entirety. 

3.        Non-profit Organization Lease. In exchange for the surrender by IFG of its
right to the Retail Lease, BDC hereby agrees to lease 1000 square feet of rentable area, or less at IFG’s option, in the Retail Facility to a non-profit organization, pursuant to the Substitute Lease, upon and subject to the following terms and
conditions: 
 3.1        Tenant. The tenant shall be a
non-profit charitable organization qualified under Section S01(c)(3) of the Internal Revenue Code selected by IFG, which organization and the use to be made by it of the leased premises shall be subject to the approval of BDC, which shall not be
unreasonably 

 
withheld or delayed (as so selected and approved, the “Approved Tenant”). IFG shall make such selection and give written notice thereof to BDC within two (2) years after the date
hereof, failing which BDC and IFG shall have no further obligation or liability under this Section 3. 

3.2        Premises. The leased premises shall be at a mutually
acceptable location, suitable for the use and purposes intended by the Approved Tenant, on the concourse level (that is, lower level 1), level 3 or level 4 of the Retail Facility. BDC’s reasonable determination as to the level on which the
leased premises will be located shall be controlling. In no event shall BOC be required to offer or lease to the Approved Tenant, or IFG be permitted to require the lease of any space within the Retail Facility which has been previously leased or
committed to another tenant, or any space which in BDC’s reasonable opinion constitutes prime space within the Retail Facility. 
 3.3        BDC Right to Relocate. The Substitute Lease shall provide that if BDC determines, on a one-time-only basis, that it is necessary or desirable
that the Approved Tenant vacate the leased premises or that the leased premises be altered in connection with BDC’s expansion, reduction, removal, renovation or construction of new or existing improvements after the initial opening of the
Shopping Center, then BDC may lease to the Approved Tenant other comparable premises within the Shopping Center on the same rent, terms and conditions as those contained in the Substitute Lease for the balance of the remaining Substitute Lease term,
provided that BOC pays all reasonable costs to be incurred in relocating the Approved Tenant to such comparable premises and in improving said premises, to the extent necessary, prior to such relocation, to make the premises comparable to the leased
premises as improved just prior to such relocation. 

3.4        Form of Lease. The Substitute Lease shall be directly
between BDC and the Approved Tenant and the first negotiating draft of such lease will be prepared by BDC. Although references are made in Section 3.5 of this Amendment to BDC’s form Shopping Center Lease captions and section numbers,
nothing contained herein shall bind either party with respect to any provisions of the Substitute Lease except to the extent specifically provided in this Amendment. 

3.5        Fundamental Lease Provisions. Article 1, Fundamental Lease
Provisions, of said lease, shall be completed as follows: 
 Tenant: The name of the Approved Tenant. In no event shall
IFG have any liability or obligation under or arising in any way out of the Substitute Lease. 

  
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 dba:  The name of the Approved Tenant or, subject to the approval of BDC,
such other name under which the Approved Tenant conducts its Section S01(c) (3) activities. 
 Lease
Term:  Two (2) years, plus the lesser of (a) ninety (90) days or (b) the number of days it takes the Approved Tenant to construct its leasehold improvements and open to the public. 

Rental: None.  The space to be leased to the Approved Tenant shall be leased free of any minimum, percentage or other
rent. 
 Marketing Assessment:  None. Advertising Assessment: None. 

Security Deposit:  None. 
 Other Changes:  The Approved Lease shall include the following: 
 (a)        Articles 5 and 6 shall be deleted. 
 (b)        The permitted use under Section 7.1 shall be the specific use approved by BOC pursuant to Section 3.1 above. 

(c)        Section 16.3 shall be deleted. 

(d)        The Approved Tenant shall not be obligated to payor reimburse BOC for
any “expenses in connection with said Common Area” under Article 19, nor any “Enclosed Mall operation and maintenance expenses” under Article 20. 

(e)        The Approved Tenant shall not be obligated to pay any amounts or
participate in any activities under Article 29, provided that BOC may, to the extent reasonable and appropriate, require the Approved Tenant to participate, without expense to the Approved Tenant, in certain of the activities under Article 29 from
time to time. 
 (f)        BOC will, at BOC’s cost, deliver to the
Approved Tenant the leased premises in typical shell condition for the retail space in the Retail Facility and will provide, at BOC’s cost, sprinklering as required by the Approved Tenant’s plans. BOC will, upon commencement of the Lease
Term for the Substitute Lease, pay to the Approved Tenant an allowance for tenant improvements to the leased premises (which 

  
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will include ceiling and work above the ceiling, other than sprinklering) equal to the product of $40.00 times the square footage of such space. 

(g)        The Substitute Lease will include such other terms and conditions as
are reasonably agreed upon by the parties. 

3.6        Authorization.  The Approved Tenant shall, at the
time of delivery, provide evidence reasonably satisfactory to BDC that the Substitute Lease has been duly authorized, executed and delivered by the Approved Tenant. 
 4.        Surrender of Mechanical Floor Lease.  IFG hereby absolutely and unconditionally surrenders its right to lease space on one of the
Mechanical Floors as contemplated by Section 7.2 of the Master Agreement. Accordingly, Section 7.2 of the Master Agreement is hereby deleted in its entirety. 
 5.        Amended Completion Date Definitions.  Clause (iv) of the definition of “Completion Date” on page 2 of the Master Agreement
is hereby deleted is its entirety. 
 6.        Future Storage
Space.  In exchange for the surrender for IFG of its right to the Mechanical Floor Lease, BDC agrees to lease up to 2,500 square feet of rentable area on a Mechanical Floor to IFG, at IFG’s option, for storage purposes. Any such
lease shall be in the form of the then standard lease for a Mechanical Floor, with such changes thereto as the parties may agree, both acting reasonably and in good faith. BDC will use good faith efforts to reasonably advise IFG of any significant
changes in the availability of space. If IFG wishes to lease space pursuant to this paragraph 5 (and if the space is otherwise available and uncommitted), BDC will lease such space to IFG on market terms. 

7.        Miscellaneous.  As amended hereby, the Master Agreement shall be and
remain in full force and effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. 

In Witness Whereof, IFG and BOC have executed this Amendment as of the date first set forth above. 

 

			
	Inter-Regional Financial Group, Inc.
		
	By:	 	 /s/ Authorized Signatory

		 	 Its Sr. Vice President

  
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	Brookfield Development
	California Inc.
		
	By:	 	/s/ Authorized Signatory
		 	Its SENIOR VICE PRESIDENT
	And:	 	/s/ Authorized Signatory
		 	Its ASSISTANT SECRETARY

  
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 CONSENT 
 The Toronto-Dominion Bank, a Canadian chartered bank acting through its Grand Cayman Islands B.W.I. Branch (“Lender”), hereby consents to foregoing Amendment to Master Agreement between
Brookfield Development California Inc., and Inter-Regional Financial Group, Inc. 
  

			
	THE TORONTO-DOMINION BANK,
	Acting Through Its Grand Cayman
	Islands, B.W.I. Branch
		
	By:	 	/s/ Authorized Signatory
		 	Its MANAGING DIRECTOR-REAL ESTATE

  
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 CONSENT 
 Norwest Bank Minnesota, N.A. hereby consents to the foregoing Amendment to Master Agreement Lease of Office Space between Brookfield Development California Inc., and Inter-Regional Financial Group, Inc.
dated 8/1/91. 
  

			
	NORWEST BANK MINNESOTA,
	N.A.	 	
		
	By:	 	/s/ Authorized Signatory
		 	Its V.P.

  
 -7-EX-10.75

 Exhibit 10.75 
 SECOND AMENDMENT 
 TO 

LEASE OF OFFICE SPACE 
 BETWEEN 
 BROOKFIELD DEVELOPMENT CALIFORNIA INC., 

AS THE SUCCESSOR IN INTEREST TO BCED MINNESOTA INC., 
 AS LANDLORD AND INTER-REGIONAL FINANCIAL GROUP, INC., 
 AS TENANT 

THIS SECOND AMENDMENT is made and entered into this 23rd day of December 1991, by and between Brookfield
Development California Inc., as the successor in interest to BCED Minnesota Inc. (“Landlord”) and Inter-Regional Financial Group, Inc. (“Tenant”). 
 WITNESSETH THAT: 
 WHEREAS, BCED Minnesota Inc. (“BCED”), as Landlord
and predecessor in interest to Landlord, and Tenant, made and entered into that certain Lease of Office Space dated as of February 6, 1989 (the “Initial Lease”), covering among other things space in the Dain Bosworth Plaza located on
the parcel of land in the City of Minneapolis, Minnesota that is legally described on Exhibit A attached hereto and made a part hereof; the Initial Lease was amended by that certain First Amendment to Lease of Office Space dated as of
May 14, 1991 (the Initial Lease as so amended is referred to herein as the “Dain Plaza Lease”); and 
 WHEREAS,
BCED, as Landlord, and Tenant, made and entered into that certain Lease of Office Space (the “Old Dain Lease”) dated as of February 6, 1989, covering among other things space in the Dain Tower and Thorpe Building in the City of
Minneapolis, Minnesota; and 
 WHEREAS, concurrently herewith BCED and Tenant are entering into a First Amendment to Lease
Office Space, amending the Old Dain Lease (the “Old Dain First Amendment”); and 
 WHEREAS, simultaneously with the
execution and delivery of this Second Amendment and the Old Dain First Amendment, by Landlord and Tenant, Landlord has surrendered and is by such surrender relinquishing all rights and claims under and with respect to the IFG Letter of Credit as
described in Section 1 of that certain Master Agreement dated February 6, 1989 entered into by and between Landlord and Tenant. Simultaneously with the execution and delivery of this Second Amendment and the Old Dain First Amendment by
Landlord and Tenant, Tenant has surrendered and is by such surrender finally and fully relinquishing all rights and claims under and with respect to the Letter of Credit as described in 

 
Section 1 of said Master Agreement. Each such surrender and relinquishment is final and effective; and 
 WHEREAS, Landlord and Tenant desire to further supplement and amend the Dain Plaza Lease as hereinafter provided. 
 NOW, THEREFORE, in consideration of the premises, the mutual covenants herein contained, the execution and delivery of the Old Dain First Amendment, the final surrender and relinquishment of the IFG
Letter of Credit and the Letter of Credit, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by both Landlord and Tenant, Landlord and Tenant hereby agree that the Dain Plaza Lease is hereby
supplemented and amended as follows: 
  

	1.0	Definitions 

  

	 	1.1	Except as specifically defined herein, all captioned terms shall have the meanings given them in the Dain Plaza Lease or in the Master Agreement.

  

	2.0	Adjustments to Construction and Electrical Requirements. 

  

	 	2.1	 Attached to the Initial Lease as Schedule 2 to Exhibit D is a description of Landlord’s Work. Said Schedule 2, under the heading “Ceiling
Grid and Tile” provides, in part, that at least 8” unobstructed and clear space will be allowed above the ceiling to accommodate Tenant’s lighting. There are certain areas within the Premises, however, where the unobstructed and clear
space above the ceiling is less than eight inches (the “Reduced Clearance Areas”). Certain of said areas are as shown on Exhibit B hereto (the “The Exhibit B Reduced Clearance Areas”). Landlord and Tenant agree that, any
provision in the Lease or Master Agreement to the contrary, the Building need not provide eight inches unobstructed and clear space in the Reduced Clearance Areas. Upon request of Tenant from time to time, Landlord will, at Landlord’s expense,
and at no cost to Tenant, and with no pass through of cost to Tenant pursuant to the Dain Plaza Lease, as amended, and in reasonably prompt fashion, make all reasonably necessary spot adjustments in the Reduced Clearance areas, other than the
Exhibit B Reduced Clearance Areas, where inadequate clearance above the ceiling causes a conflict with Tenant’s plans for the installation (or relocation from time to time) of Tenant’s light fixtures. In no event will Landlord be obligated
to make spot adjustments in any of the Reduced Clearance Areas in order to provide more than eight inches 

  
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unobstructed and clear space above the ceiling or where such spot adjustments are required because of installations by Tenant. 

 

	 	2.2	Landlord and Tenant have agreed that the average Tenant load, exclusive of building loads, in watts per square foot for the Premises may not exceed a maximum of 6 watts
per usable square foot (the “Permitted Load”). Tenant acknowledges that its compliance with said Permitted Load limitation may, at Landlord’s option, be monitored by appropriate meters. Landlord agrees to share information developed
by such meters, if installed, with Tenant on a reasonable basis. 

  

	 	2.3	Landlord agrees that it will not modify the fusing and circuit breakers on the Floors without Tenant’s prior written consent, which consent shall not be
unreasonably withheld or delayed by Tenant. 

  

	 	2.4	Tenant acknowledges that the 100% redundancy described in Section 16 of the Outline Specification (relating to transformer capacity) (the “Redundancy
Standard”) has been met for the Permitted Load. H the Permitted Load is exceeded, the Redundancy Standard may not be met. 

  

	 	2.5	Tenant may from time to time reallocate electrical capacity on one or more of Tenant’s Floors, but only with the prior written consent of Landlord. Landlord agrees
to give such consent as and when provided by this paragraph 2.6. In requesting such consent from Landlord, Tenant shall at its expense prepare and submit to Landlord: 

 

	 	(i)	a load summary, showing the watts per square foot which Tenant proposes for all Floors in the Premises; 

 

	 	(ii)	plans and specifications detailing the work required to be performed in order to implement Tenant’s request prepared by a licensed electrical engineer approved by
Landlord, which approval will not be unreasonably withheld or delayed. 

 If after review of such plans and
specifications and such assurances, Landlord determines that implementation of Tenant’s request will not exceed the Permitted Load, and will not violate the other requirements and conditions stated in paragraph 2.6, Landlord will in writing
consent to Tenant’s request. All work will be performed at Tenant’s expense by an electrical contractor approved by Landlord, which approval will not be unreasonably withheld or delayed. 

  
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	3.0	Establishment of Commencement Date. 

  

	 	3.1	Landlord and Tenant agree that the Commencement Date for the Dain Plaza Lease is December 2, 1991, any provision of the Dain Plaza Lease to the contrary
notwithstanding. 

  

	4.0	Initial Computation of Occupancy Costs. 

  

	 	4.1	Tenant shall pay Occupancy Costs from and after the Commencement Date as and when provided in the Dain Plaza Lease, provided, however, that in computing
Occupancy Costs from the Commencement Date until December 31, 1991, the Landlord shall exclude costs, charges, and expenses attributable to cleaning services (and related supplies), electricity, insurance and management fees.

  

	5.0	Miscellaneous. 

  

	 	5.1	Except as hereinbefore modified, the Dain Plaza Lease remains in full force and effect. This Agreement shall be binding upon and inure to the benefit of the parties
hereto and their respective successors and assigns. 

  

	6.0	Contingency. 

  

	 	6.1	Provisions to the contrary contained in this Second Amendment notwithstanding, this Second Amendment is contingent upon the execution and delivery to Landlord and
Tenant by Toronto-Dominion Bank of the attached Consent together with the Toronto-Dominion Bank Consent attached to the Old Dain First Amendment not later than January 6, 1992. In the event that said contingency is not met and satisfied by said
contingency date, either Landlord or Tenant may cancel and terminate this Second Amendment, at any time after said contingency date, by giving written notice in the manner provided in Article 18.01 of the Old Dain Lease. In the event of such
cancellation and termination this Second Amendment shall be null and void and of no further force and effect. 

  
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 IN WITNESS WHEREOF, Landlord and Tenant have hereunto set • their hands as of the date
first above written. 
  

			
	LANDLORD:
	
	BROOKFIELD DEVELOPMENT
	 CALIFORNIA INC., as successor in
 interest to BCED Minnesota Inc.

		
	By:	 	/s/ Authorized Signatory
		 	Its    Vice President
		
	By:	 	/s/ Authorized Signatory
		 	Its    ASSISTANT SECRETARY
	
	TENANT:
	
	INTER-REGIONAL FINANCIAL
	GROUP, INC.
		
	By:	 	/s/ Authorized Signatory
		 	Its Sr. Vice President

  
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 CONSENT 
 The Toronto-Dominion Bank, a Canadian chartered bank acting through its Grand Cayman Islands B.W.I. Branch (Lender), hereby consents to the Second Amendment to Lease of Office Space between Brookfield
Development California Inc., as the successor to BCED Minnesota Inc., as Landlord, and Inter-Regional Financial Group, Inc., as Tenant. 
  

			
	THE TORONTO-DOMINION BANK,
	Acting through its Grand Cayman
	Islands, B.W.I. Branch
		
	By:	 	/s/ Authorized Signatory
		 	Its    ASSISTANT GENERAL MANAGER

  
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 EXHIBIT A 
 Parcel 1: 
 Lots 1, 2, 9 and 10, and the Northwesterly 23 feet (front and
rear) of Lots 3 and 8, all in Block 87, Town of Minneapolis, (now City of Minneapolis); also the Northwesterly  1/2 of the alley running through the center of said Block 87, from 5th Street to
6th Street (being streets in the City of Minneapolis), the
Northwesterly boundary line of which alley is parallel to and 23 feet Southeasterly from the Northwesterly line of said Lots 3 and 8, in said Block 87, it being intended hereby to embrace the Northwesterly  1/2 of said Block 87. 
 Parcel 2: 

The Northwesterly 10 feet of the following described property: 
 All that part of Block 87 in the original town of Minneapolis (now part of the City of Minneapolis) bounded and described as follows, to-wit: Commencing at the most Easterly corner of said Block 87 being
the corner formed by the intersection of the Southwesterly boundary line of Fifth Street with the Northwesterly boundary line of First Avenue South (now Marquette Avenue and formerly Minnetonka Street) in the City of Minneapolis; thence running
Southwesterly along the line dividing said Marquette Avenue from said Block 87 a distance of 165 feet, more or less, to an intersection with aline drawn through the center of said Block 87 parallel with and equally distant from the Northeasterly
boundary line of Sixth Street and the Southwesterly boundary line of Fifth Street; thence running Northwesterly along said line drawn through the center of Block 87 a distance of 165 feet; thence Northeasterly and parallel with and said
Northwesterly boundary line of said Marquette Avenue a distance of 165 feet; thence Northeasterly parallel with the said Northwesterly boundary line of said Marquette Avenue a distance of 165 feet, more or less, to the Southwesterly boundary line of
Fifth Street from said Block 87 a distance of 165 feet to the point of beginning, according to the plat thereof on file and of record in the office of the County Recorder, in and for Hennepin County, Minnesota. 

Parcel 3: 
 The Northwesterly 10 feet of the
following described Tract: 
 The Southeasterly Half front and rear of Lot 3, Block 87, Town of Minneapolis and the Southwesterly Half front and
rear of the Southeasterly Half front and rear of the vacated alley in said Block, according to the plat thereof on file and of record in the office of the Register of Deeds in and for said County. 

  
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 EXHIBIT B 
 [Plan Showing Reduced Clearance Areas Exempted from Landlord Spot Adjustment] 
  

			
	

	 	= “Exhibit B Reduced Clearance Areas”

  
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