Document:

EXHIBIT 10.11.1

 

BAKER
CENTER 

AMENDMENT OF LEASE

 

	
  DATE:

  	
   

  	
  December 29, 2005

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  BETWEEN:

  	
   

  	
  ST. PAUL PROPERTIES, INC.

  400 U.S Trust Building

  730 Second Avenue South

  Minneapolis, MN 55402

  	
   

  	
  (“Landlord”)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  AND:

  	
   

  	
  ESCHELON TELECOM, INC.

  900 U.S. Trust Building

  730 Second Avenue South

  Minneapolis, MN 55402

  	
   

  	
  (“Tenant”)

  

 

IN RESPECT OF PREMISES IN:
Investors, Roanoke and U.S. Trust Buildings, Minneapolis, Minnesota

 

LANDLORD AND TENANT hereby
agree as follows:

 

1.         In this Amendment of Lease:

 

(a)       “Buildings” means Investors and Roanoke Buildings located
in the city of Minneapolis.

(b)      “Premises” means the area defined as Premises under
Article 1.00 (0) of the Lease.

(c)       “Lease” means the lease between Landlord and Tenant
dated November 18, 2003; covering the Premises.

(d)      “Amendment Date” means the 29th day of December,
2005.

 

2.         Effective on the Amendment Date, Article 3.01
of the Lease is deleted, and the following is substituted therefor:

 

3.01       “Term. Notwithstanding Articles 3.02 and 3.03, the
term of this Lease shall be nine (9) years six (6) months, beginning on the
first day of the month of December, 2003 and
ending on the last day of the month of May,
2013, unless terminated earlier as provided in this Lease.

 

3.         Effective on the Amendment Date, Article 4.01
of the lease is deleted and the following substituted therefore.

 

4.01       “Annual Rent” Tenant shall pay to Landlord as Annual Rent
for the Premises the following:

 

	
  Term

  	
   

  	
  SF

  	
   

  	
  Rate

  	
   

  	
  Annual Rent

  	
   

  	
  Monthly

  Rent

  	
   

  
	
  12-1-03 – 11-30-04

  	
   

  	
  95,037

  	
   

  	
  $

  	
  5.50

  	
   

  	
  $

  	
  522,703.50

  	
   

  	
  $

  	
  43,558.63

  	
   

  
	
  12-1-04 – 11-30-05

  	
   

  	
  95,037

  	
   

  	
  $

  	
  7.50

  	
   

  	
  $

  	
  712,777.50

  	
   

  	
  $

  	
  59,398,13

  	
   

  
	
  12-1-05 – 3-31-06

  	
   

  	
  95,037

  	
   

  	
  $

  	
  7.75

  	
   

  	
  $

  	
  736,536.75

  	
   

  	
  $

  	
  61,378.06

  	
   

  
	
  04-1-06 – 11-30-06

  	
   

  	
  71,261

  	
   

  	
  $

  	
  7.75

  	
   

  	
  $

  	
  552,272.75

  	
   

  	
  $

  	
  46,022.73

  	
   

  
	
  12-1-06 – 11-30-07

  	
   

  	
  71,261

  	
   

  	
  $

  	
  8.00

  	
   

  	
  $

  	
  570,088.00

  	
   

  	
  $

  	
  47,507.33

  	
   

  
	
  12-1-07 – 11-30-08

  	
   

  	
  71,261

  	
   

  	
  $

  	
  8.25

  	
   

  	
  $

  	
  537,903.25

  	
   

  	
  $

  	
  48,991.94

  	
   

  
	
  12-1-08 – 11-30-09

  	
   

  	
  71,261

  	
   

  	
  $

  	
  8.50

  	
   

  	
  $

  	
  605,718.50

  	
   

  	
  $

  	
  50,476.54

  	
   

  
	
  12-1-09 – 11-30-10

  	
   

  	
  71,261

  	
   

  	
  $

  	
  8.75

  	
   

  	
  $

  	
  623,533.75

  	
   

  	
  $

  	
  51,961.15

  	
   

  
	
  12-1-10 – 11-30-11

  	
   

  	
  71,261

  	
   

  	
  $

  	
  9.00

  	
   

  	
  $

  	
  641,349.00

  	
   

  	
  $

  	
  53,445.75

  	
   

  
	
  12-1-11 – 5-31-13

  	
   

  	
  71.261

  	
   

  	
  $

  	
  9.25

  	
   

  	
  $

  	
  659,164.25

  	
   

  	
  $

  	
  54,930.35

  	
   

  

 

1

 

Payable in advance and
without notice in monthly installments (each equal to one-twelfth of the Annual
Rent) on the Commencement Date and on the first day of each calendar month
thereafter during the Term.

 

4.         Effective on the Amendment Date, the
following is added as Article 32.00:

 

ARTICLE 32.00 Additional Premises

 

32.01     “Additional Premises” means
the area on the eleventh floors of the Buildings as indicated on Exhibit 1
attached hereto, hereby deemed to contain 46,664 square feet. For the purpose
of calculating Occupancy Costs, 31,611 square feet of the Additional Premises
is in the Investors Building, shown on Exhibit 2 attached hereto and 15,053
square feet of the Additional Space is in the Roanoke Building, shown on
Exhibit 3 attached hereto.

 

32.02     “Term” The Term on the Additional Premises shall
commence on the “Additional Premises Commencement Date” which shall be April 1,
2006, subject to the substantial completion of Tenant Improvements set forth in
Article 33.00 of this Lease and terminate on the same day of the Premises.

 

32.03     “Rent” Tenant shall pay to Landlord as Annual Rent
for the Additional Premises, the following:

 

	
  Term

  	
   

  	
  SF

  	
   

  	
  Rate

  	
   

  	
  Annual Rent

  	
   

  	
  Monthly

  Rent

  	
   

  
	
  4-1-06 – 3-31-07

  	
   

  	
  46,664

  	
   

  	
  $

  	
  9.10

  	
   

  	
  $

  	
  424,642.40

  	
   

  	
  $

  	
   35,386.87

  	
   

  
	
  4-1-07 – 3-31-08

  	
   

  	
  46,664

  	
   

  	
  $

  	
  9.25

  	
   

  	
  $

  	
  431,642.00

  	
   

  	
  $

  	
   35,970.17

  	
   

  
	
  4-1-08 – 3-31-09

  	
   

  	
  46,664

  	
   

  	
  $

  	
   3.35

  	
   

  	
  $

  	
  436,308.40

  	
   

  	
  $

  	
   36,359.03

  	
   

  
	
  4-1-09 – 3-31-10

  	
   

  	
  46,664

  	
   

  	
  $

  	
   9.50

  	
   

  	
  $

  	
  443,308.00

  	
   

  	
  $

  	
   36,942.33

  	
   

  
	
  4-1-10 – 3-31-11

  	
   

  	
  46,664

  	
   

  	
  $

  	
   9.65

  	
   

  	
  $

  	
  450,307.60

  	
   

  	
  $

  	
   37,525.63

  	
   

  
	
  4-1-11 – 3-31-12

  	
   

  	
  46,664

  	
   

  	
  $

  	
   9.75

  	
   

  	
  $

  	
  454,974.00

  	
   

  	
  $

  	
   37,914.50

  	
   

  
	
  4-1-12 – 11-31-12

  	
   

  	
  46,664

  	
   

  	
  $

  	
   9.90

  	
   

  	
  $

  	
  461,973.60

  	
   

  	
  $

  	
   38,497.80

  	
   

  
	
  12-1-12 – 5-31-13

  	
   

  	
  46,664

  	
   

  	
  $

  	
   9.25

  	
   

  	
  $

  	
  431,642.00

  	
   

  	
  $

  	
   35,970.17

  	
   

  

 

Payable in advance and
without notice in monthly installments (each equal to one-twelfth of the Annual
Rent) on the Additional Premises Commencement Date and on the first day of each
calendar month thereafter during the Term.

 

32.04     “Occupancy
Costs” Tenant shall pay to Landlord, at the times and in the manner
provided in Article 4.06 of the Lease, the Occupancy Costs for the Additional
Premises, determined for the Building in which the Additional Premises are
located using Exhibit B-1 for Roanoke portion of Additional Premises and
Exhibit B-2 for Investors portion of Additional Premises.

 

5.         Effective on the Amendment Date the following
is added as Article 33.00 of the Lease:

 

ARTICLE 33.00 Landlord Work

 

33.01 “Landlord Work” Prior to the Additional
Premises Commencement Date, Landlord shall construct the Additional Premises in
accordance with the plans and specifications prepared by Tenant and approved by
Landlord, (“the Plans”) which when approved shall be referenced as Exhibit 4 of
this Amendment. Landlord shall contribute an amount equal to $18.00 per square
foot leased ($839,952.00) to offset the cost of the tenant improvements below
the ceiling and Tenants occupancy of the Additional Premises “Tenant
Improvement Allowance”. Landlord, at its expense, will install the ceiling to
accommodate the Plans including: a 2x2 ceiling grid, 2x2 acoustic ceiling
tiles, HVAC diffusers, sprinkler

 

2

 

heads, 2x4 parabolic light
fixtures and life, fire and safety equipment in accordance with local building
codes per the Plans.

 

6.         Effective on the Amendment Date the following
is added as Article 34.00 of the Lease:

 

ARTICLE 34.00 Rent Abatement

 

34.01     “Rent
Abatement” Provided Tenant is not in default under the Lease, Tenant
shall not be responsible for the payment of Annual Rent and Occupancy Costs on
22,888 square feet of the Additional Premises for the initial two months of the
Term.

 

7.         Effective on the Amendment Date the following
is added as Article 35.00 of the Lease:

 

ARTICLE 35.00 Partial Surrender of Premises

 

35.01     “Partial Surrender of
Premises” Tenant, effective
on May 31, 2006 – “Surrender Date” surrenders and yields up that portion of the
Premises on the eighth floor of the U.S. Trust Building, containing 23,776
square feet of space “Surrendered Premises” to Landlord from and after the
Surrender Date for the unexpired portion of the Term of the Lease, and Landlord
hereby accepts this surrender of the Lease and Surrendered Premises from and
after the Surrender Date. The “Remaining Premises” means that portion of the
Premises containing 71,261 square feet.

 

35.02     Tenant shall promptly quit and surrender
possession of the Surrendered Premises to Landlord on the Surrender Date in
good order and condition, reasonable wear and tear and damage by fire other
casualty excepted. Any property of Tenant not removed from the Surrendered
Premises on or before the Surrender Date shall be and become the property of
the Landlord absolutely.

 

35.03     The respective rights and obligations of
Landlord and Tenant with respect to the Surrendered Premises shall be preserved
and shall survive the Surrender Date as to all matters arising or accruing
prior to the Surrender Date, but no such rights or obligation will arise or
accrue to either of them on or after the Surrender Date.

 

35.04     Tenant covenants with Landlord that Tenant
has in itself the absolute right, power and authority to surrender the
Surrendered Premises as provided herein, and that Tenant has not taken any
action whereby the Surrendered Premises are or may be charged, encumbered or
assigned. Landlord hereby indemnifies and holds harmless Tenant against any
cost incurred by Tenant as a result of any claim that Landlord does not have in
itself the absolute right, power and authority to accept the surrender of the
Surrendered Premises as provided herein.

 

35.05     The terms and condition of the Lease are
confirmed and continued in full force and effect in respect of the Remaining
Premises, provided that from and after the Surrender Date the Annual Rent for
the Remaining Premises shall be as set out in Section 3 hereof.

 

35.06     This partial surrender of lease shall be
binding on the heirs, administrators, successors and assigns (as the case may
be) of the parties hereto.

 

Except as specifically
provided herein, the terms and conditions of this Lease are confirmed and
continued in full force and effect.

 

This Amendment of Lease
shall be binding on the heirs, administrators, successors and assigns (as the
case may be) of the parties hereto.

 

3

 

IN WITNESS OF THIS LEASE
Landlord and Tenant have properly executed it as of the date set out on page one.

 

 

	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  ST. PAUL PROPERTIES, INC.

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ R. William Insera

  	
   

  	
  By:

  	
  /s/ Michael A. Donahue.

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Its:

  	
  V.P.

  	
   

  	
  Its:

  	
  VP Finance & Treasurer

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  1-18-06

  	
   

  	
  Michael A. Donahue

  
	
  Date Executed

  	
  Please Print Name

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  12/30/05

  	
   

  
	
   

  	
   

  	
  Date Executed

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Witness to the signature of Tenant if not incorporated.

  
									

 

4

 

EXHIBIT 1

 

5

 

 

EXHIBIT 2

 

 

6

 

 

7EXHIBIT 10.13.7

 

5TH
AMENDMENT OF LEASE FOR STORAGE

 

THIS 5th AMENDMENT OF LEASE
FOR STORAGE (“5th Amendment”) is made on January 9, 2006, between T.H.S. Northstar Associates Limited Partnership,
a Minnesota limited partnership (“Landlord”), whose address 625 Marquette
Avenue South, Minneapolis, Minnesota 55402
and Eschelon Telecom of Minnesota, Inc.,
a Minnesota corporation (f/k/a Cady
Communications, Inc., f/k/a Fishnet.com. Inc.) (“Tenant”), whose address is 730
Second Avenue South, Suite 900, Minneapolis, Minnesota 55402.

 

RECITALS

 

This 5th Amendment is based
upon the following recitals:

 

A.              Landlord and
Fishnet.com, Inc., a Minnesota corporation (“Fishnet.com”), entered into a
Lease for Storage dated July 30,
1996 (“Lease”), for certain premises known as Suite #SB-52 (“Premises”),
containing approximately 840 rentable square feet, at the sub-basement level of
the Northstar Center (“NStar Building”), 110 Second
Avenue South, Minneapolis, Minnesota 55402.

 

B.        Landlord and Fishnet.com amended the Lease as
follows:

 

(1)   1st Amendment of Lease for Storage dated
March 10, 1998, which, among other matters, extended the Lease Term to March
31, 2003 (“1st Extension”);

 

(2)   2nd Amendment of Lease for Storage dated
March 27, 1998, which, among other matters, expanded the Premises to encompass
Suite #SB-50C (“1st Expansion Space”) at the sub-basement level of the
Northstar West Building, 625 Marquette Avenue South, Minneapolis, Minnesota
55402 (“NSWest Building”) (incorrectly identified in the 2nd Amendment as being
located in the NStar Building), containing approximately 630 rentable square
feet; and

 

(3)   3rd Amendment of Lease for Storage dated
April 30, 1999, which, among other matters, (a) further extended the Lease Term
to June 30, 2005 (“2nd Extension”) and (b) further expanded the Premises to
encompass (i) Suite #SB-50 (“2nd Expansion Space”) at the sub-basement level of
the NStar Building, containing approximately 942 rentable square feet, and (ii)
Suite #SB-50 (“3rd Expansion Space”) at the sub-basement level of the NSWest
Building, containing approximately 666 rentable square feet; and

 

(4)   4th Amendment of Lease for Storage
dated October 31, 2000, which further expanded the Premises to encompass (i)
Suite #SB-60 (“4th Expansion Space”) at the sub-basement level of the NStar
Building, containing approximately 599 rentable square feet, and (ii) Suite
#SB-64 (“5th Expansion Space”) at the sub-basement level of the NStar Building,
containing approximately 940 rentable square feet (the Lease and the 1st, 2nd,
3rd and 4th Amendments, collectively, “Lease as amended”).

 

C.        Tenant
is the successor to the tenant’s interest of Fishnet.com under the Lease as
amended by operation of law, being the surviving entity of an April 28, 2000,
merger between Fishnet.com and Cady Communications, Inc. (n/k/a Eschelon
Telecom of Minnesota, Inc.).

 

D.        Landlord and Tenant desire to further amend
the Lease as amended to further extend the Term of the Lease, modify the Rent
and otherwise amend the Lease as amended accordingly.

 

1

 

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

 

1.        RECITALS; CAPITALIZED TERMS.

 

All Recitals are fully
incorporated. Except for those terms expressly defined in this 5th Amendment,
all initially capitalized terms will have the meanings ascribed to them in the Lease
as amended.

 

2.        EXTENSION OF LEASE TERM.

 

The Lease Term
as it pertains to SB-52, NStar Building, SB-50, SB-50B, SB-50C NSWest
Building and SB-50 Nstar Building, totally approximately 3,148 rentable square
feet, and shall commence on July 1, 2005 and shall expire on June 30, 2010 (“3rd
Extension Term”), unless earlier terminated as provided in the Lease as amended.

 

3.        RENT.

 

During the 3rd
Extension Term, Rent for the Premises, shall be as follows:

 

	
  Period

  	
   

  	
  Annual

  Rent per RSF

  	
   

  	
  Rent Payable per

  Month

  	
   

  
	
  7/1/2005 to 6/30/2006

  	
   

  	
  $

  	
  18.50

  	
   

  	
  $

  	
  4,853.17

  	
   

  
	
  7/1/2006 to 6/30/2007

  	
   

  	
  $

  	
  18.75

  	
   

  	
  $

  	
  4,918.76

  	
   

  
	
  7/1/2007 to 6/30/2008

  	
   

  	
  $

  	
  19.00

  	
   

  	
  $

  	
  4,984.33

  	
   

  
	
  7/1/2008 to 6/30/2009

  	
   

  	
  $

  	
  19.25

  	
   

  	
  $

  	
  5,049.92

  	
   

  
	
  7/l/2009 to 6/30/2010

  	
   

  	
  $

  	
  19.50

  	
   

  	
  $

  	
  5,115.50

  	
   

  

 

4.        DELIVERY OF AND IMPROVEMENTS
TO THE PREMISES.

 

Tenant currently occupies
the Premises shall accept the Premises in “as-is” condition. Any other improvements to the Premises shall require Landlord’s
prior written approval.

 

5.        REMAINING LEASE PROVISIONS.

 

Except
as stated in this 5th Amendment, all other viable and applicable provisions of the Lease as amended shall remain unchanged and continue in full
force and effect throughout the 3rd Extension Term.

 

6.        BINDING EFFECT.

 

Landlord and Tenant ratify
and confirm the Lease as amended and agree that this 5th 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 5th AMENDMENT OF LEASE FOR STORAGE on the date first stated.

 

2

 

	
  Witnesses:

  	
   

  	
  Tenant:

  ESCHELON TELECOM OF MINNESOTA,

  INC., a Minnesota corporation

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ Michele Speranza-di
  Forza

  	
   

  	
   

  	
  By:

  	
  /s/ Michael A. Donahue

  	
   

  
	
  Name:

  	
  Michele Speranza-di
  Forza

  	
   

  	
   

  	
  Name:

  	
  Michael A. Donahue

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
  VP Finance &
  Treasurer

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
  Name:

  	
   

  	
   

  	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Witnesses:

  	
   

  	
  Landlord:

  T.II.S. NORTHSTAR ASSOCIATES LIMITED

  PARTNERSHIP, a Minnesota limited partnership

  By: TrizecHahn Northstar LLC, a Delaware limited 

  liability company, as sole general partner

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ Jean M. Wilson

  	
   

  	
   

  	
  By:

  	
  /s/ Cynthia K. Yott

  	
   

  
	
  Name:

  	
  Jean M. Wilson

  	
   

  	
   

  	
  Name:

  	
   

  	
  Cynthia K. Yott

  
	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
  Vice President &
  Assistant Secretary

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
   

  	
  By:

  	
  /s/ Stephen E. Budorick

  	
   

  
	
  Name:

  	
   

  	
   

  	
   

  	
  Name:

  	
   

  	
  Stephen E. Budorick 

  
	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
  Vice President

  
											

 

3

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