Document:

Exhibit
10.13

 

LEASE FOR STORAGE

 

NORTHSTAR CENTER

Minneapolis, Minnesota

 

CERTAIN BASIC LEASE
PROVISIONS AND DEMISE OF LEASE

 

I.              The following are
certain basic lease provisions which, in part, comprise this Lease and may
be referred to in subsequent provisions of this Lease.

 

	
  1.1

  	
   

  	
  LANDLORD:

  	
   

  	
  T.H.S. NORTHSTAR
  ASSOCIATES LIMITED PARTNERSHIP a Minnesota Limited Partnership .

  	 

	
   

  	
   

  	
   

  	
   

  	
   

  	 

	
  1.2

  	
   

  	
  TENANT:

  	
   

  	
  FISHNET.COM, INC. A
  Minnesota Corporation

  	 

	
   

  	
   

  	
   

  	
   

  	
   

  	 

	
  1.3

  	
   

  	
  PREMISES:

  	
   

  	
  Suite #: SB-52 Floor:
  Sub-basement 840 Sq. Ft.

  	 

	
   

  	
   

  	
   

  	
   

  	
   

  	 

	
  1.4

  	
   

  	
  TENANT’S USE:

  	
   

  	
  Telecommunications and
  Internet Equipment Room and Administrative Office

  	 

	
   

  	
   

  	
   

  	
   

  	
   

  	 

	
  1.5

  	
   

  	
  RENT:

  	
   

  	
  Mos. 1-12 $350.00 per
  month; Mos. 13-24 $602.00 per month; Mos. 25-60 $700.00 per month.

  	 

	
   

  	
   

  	
   

  	
   

  	
   

  	 

	
  1.6

  	
   

  	
  TERM:

  	
   

  	
  Commencement Date:

  	
  September 1, 1996

  	 

	
   

  	
   

  	
   

  	
   

  	
  Expiration Date:

  	
  August 31, 2001

  	 

	
   

  	
   

  	
   

  
	
  1.7

  	
   

  	
  EXHIBITS (attached and
  incorporated):

  	
   

  	
  “A” – Premises

  	 

	
   

  	
   

  	
   

  	
   

  	
  “B” - Building Standard
  Lease

  	 

	
   

  	
   

  	
   

  	
   

  	
  “C” - License Agreement

  	 

										

 

Landlord leases to
Tenant and Tenant leases from Landlord the above-described Premises
(“Premises”) as shown hatched on the plan attached as Exhibit “A”, in “as-is”
condition in the Northstar Center Minneapolis, Minnesota (“Building”), on the
conditions stated in the Building Standard Lease attached as Exhibit B and
License Agreement attached as Exhibit C, incorporated by reference, except as
modified by Articles 1-12 herein.

 

	
  Dated:

  	
  July 30, 1996

  	
  .

  	
   

  	
   

  
	
   

  	
   

  
	
  LANDLORD:

  	
   

  
	
  T.H.S. NORTHSTAR
  ASSOCIATES

  	
   

  
	
  LIMITED PARTNERSHIP

  	
  TENANT:

  
	
  BY TRIZEC PROPERTIES,
  INC.

  	
  FISHNET.COM, INC.

  
	
  ITS MANAGING AGENT

  	
   

  
	
   

  	
   

  
	
  By:

  	
         /s/Robert
  S. Hovelson

  	
  .

  	
   

  	
  By:

  	
  /s/Steve Solbrack

  	
  .

  	
   

  
	
   

  	
  Robert S. Hovelson

  	
   

  
	
   

  	
  Leasing Manager

  	
  Its:

  	
  CFO

  	
  .

  	
   

  
	
   

  	
   

  
	
  Landlord’s Address for
  Notices:

  	
  Tenant’s Address for
  Notices:

  
	
   

  	
   

  
	
  725 Northstar East

  	
  10817 - 48th Avenue
  North

  
	
  608 Second Avenue South

  	
  Plymouth, MN 55442

  
	
  Minneapolis, MN. 55402

  	
  Attn: Steve Solbrack

  
	
   

  	
  612-350-1784

  
													

 

 

TENANT:

 

2. PREMISES

 

Landlord shall
deliver and Tenant shall accept the Premises in “as-is” condition and Landlord
has no obligation to alter, remodel, improve, repair or decorate any portion of
the Premises, except Landlord shall install an entrance door from the corridor
and demise the premises. Tenant shall be responsible, at its own cost, for all
improvements and modifications to the Premises, including all electrical and
HVAC work.

 

3. USE

 

Limited Use of the
Premises is a material condition of this Lease. Therefore, the Premises shall
be used only for the purposes of “Tenant’s Use” identified at Article 1.4, and
for no other purpose. Any other use of the Premises shall constitute a material
breach of this Lease, and Landlord may immediately terminate this Lease.

 

4. TERM

 

4.1 The Term shall
commence on the “Commencement Date” identified at Article 1.6. If Landlord for
any reason cannot deliver possession of the Premises to Tenant on the
Commencement Date, this Lease shall not be void or voidable, nor shall Landlord
be liable to Tenant for any loss or damage resulting from delayed delivery.

 

4.2 Tenant may
cancel this lease upon 90 days advance written notice to Landlord without
penalty, providing such termination date is after August 31, 1999.

 

5. RENT

 

Tenant shall pay
to Landlord Rent for the Premises as identified in Article 1.5, which shall be
payable in equal monthly installments in advance on the first day of the month.
Tenant shall have no obligation to pay Additional Rent as defined in Section
3.2 of Exhibit B.

 

6. SERVICES

 

Landlord shall
arrange for furnishing electricity in quantities sufficient for lighting the
Premises. Tenant shall pay charges for electricity in excess of normal storage
usage according to the Building Standard Lease. Landlord shall not be
responsible for providing any other services to the Premises, including
janitorial and HVAC.

 

7. ABNORMAL LOADING

 

Tenant shall store
only such equipment and materials in such quantity and weight as the Building
is fitted for in its present condition. Tenant agrees that in storing such
equipment and material Tenant shall not stress Building floors and supports
beyond their normal capacity.

 

2

 

8. INSURANCE

 

Tenant shall
furnish Landlord with insurance policies or a rider to existing policies
certifying liability insurance coverage of at least $2,000,000 according to the
requirements of the Building Standard Lease.

 

9. SURRENDER OF
PREMISES

 

9.1 At the
expiration of this Lease, Tenant shall surrender the Premises in the same
condition as received, ordinary wear and tear excepted.

 

9.2 If at the end
of the Term, Tenant fails to remove any of its personal property from the
Premises, the same shall be deemed abandoned or, at the option of Landlord, may
be removed by Landlord and stored for a reasonable time at Tenant’s expense.

 

10. BUILDING PLANNING

 

At any time after
the Commencement Date, Landlord may (upon at least 30 days prior notice)
substitute for the Premises other premises in the Building (the “New Premises”)
provided that the New Premises will be similar to the Premises in area and
usable for Tenant’s purpose. If Tenant is already in occupancy of the Premises,
then Landlord will also pay the reasonable expenses of Tenant’s moving from the
Premises to the New Premises and for improving the New Premises so that they
are substantially similar to the Premises. Such move will be made during
evenings, weekends or otherwise so as to incur the least inconvenience to
Tenant. Reasonable expenses include moving network utilities.

 

11. CROSS-DEFAULT

 

Default by Tenant
under the Building Standard Lease shall be deemed to be a default by Tenant
under this Lease; likewise, default by Tenant under this Lease shall be deemed
to be a default by Tenant under the Building Standard Lease.

 

12. INCORPORATION OF
BUILDING STANDARD LEASE - EXHIBIT B

 

All applicable
provisions and conditions of the Building Standard Lease, including the
“Rider”, “Exhibits” and “Rules and Regulations”, which have not been modified
or supplemented by this Lease for Storage are ratified, confirmed and
incorporated by reference in this Lease for Storage.

 

-------------------- END
OF LEASE --------------------

 

3Exhibit
10.13.1

 

1ST AMENDMENT OF LEASE FOR STORAGE

 

THIS 1ST AMENDMENT
OF LEASE FOR STORAGE (“1st Amendment”) is made on March 10, 1998, between
T.H.S. NORTHSTAR ASSOCIATES LIMITED PARTNERSHIP (“Landlord”), whose address is
450 Fisher Building, 3011 W. Grand Blvd., Detroit, Michigan 43202-3099 and
FISHNET.COM, INC., a Minnesota corporation (“Tenant”), whose address is Suite
SB-52, 625 Marquette Avenue South, Minneapolis, Minnesota 55402.

 

RECITALS

 

This 1st Amendment
is based upon the following recitals:

 

A.            Landlord and Tenant
entered into a Lease dated July 30, 1996 (“Lease”), for the premises known as
Suite SB-52 of the Northstar Building (“Building”), 625 Marquette Avenue South,
Minneapolis. MN (“Premises”).

 

B.            Landlord and Tenant
desire to amend the Lease to extend the Term and otherwise amend the Lease
accordingly.

 

THEREFORE, in
consideration of the mutual covenants and agreements stated in the Lease and
below, and for other sufficient consideration received and acknowledged by each
party, Landlord and Tenant agree to amend the Lease as follows:

 

1.             RECITALS.   All recitals are fully incorporated.

 

2.             EXTENSION OF LEASE
TERM. The Lease Term for the Premises shall be extended for a one (1)
year-seven (7) month term only, to begin September 1, 2001 and expire on March
31, 2003 (“1st Extension Term”).

 

3.             RENT. Effective
during the 1st Extension Term, Rent shall be payable in equal installments of
$700.00 per month.

 

4.             CONFLICTING
PROVISIONS. If any provisions of this 1st Amendment conflict with any of those
of the Lease, then the provisions of this 1st Amendment shall govern.

 

5.             REMAINING LEASE
PROVISIONS. Except as stated in this 1st Amendment, all other viable and
applicable provisions of the Lease shall remain unchanged and continue in full
force and effect throughout the Lease Term.

 

 

6. BINDING EFFECT.
Landlord and Tenant ratify and confirm the Lease and agree that this 1st
Amendment shall bind and inure to the benefit of the parties, and their
respective successors, assigns and representatives as of the date first stated.

 

AFFIRMING THE
ABOVE, the parties have executed this 1ST AMENDMENT OF LEASE FOR STORAGE on the
date first stated.

 

	
  WITNESSES

  	
  LANDLORD

  
	
   

  	
  T.H.S. NORTHSTAR
  ASSOCIATES

  
	
   

  	
  LIMITED PARTNERSHIP

  
	
   

  	
  By:

  	
  TrizecHahn Office
  Properties Inc.,

  
	
   

  	
   

  	
  Manager

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/Jean M. Wilson

  	
   

  	
  BY:

  	
  /s/Cynthia K. Yott

  	
  .

  	
   

  
	
   

  	
   

  	
  Cynthia K. Yott

  	
   

  
	
   

  	
   

  	
  Assistant Secretary

  	
   

  
	
   

  	
   

  
	
  /s/Peggy Sue Hennig

  	
   

  	
  BY:

  	
  /s/Antonio A. Bismonte

  	
  .

  	
   

  
	
   

  	
   

  	
  Antonio A. Bismonte

  	
   

  
	
   

  	
   

  	
  Senior Vice President

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  TENANT

  
	
   

  	
  FISHNET.COM, INC.

  
	
   

  	
   

  
	
   

  	
   

  
	
  /s/Karen Conarlatti

  	
   

  	
  BY:

  	
  /s/Steve Solbrack

  	
  ..

  	
   

  
	
   

  	
  ITS:

  	
  CFO

  	
  .

  	
   

  
	
   

  	
   

  
	
  10543B

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