Document:

Exhibit 10.13.4

 

4TH
AMENDMENT OF LEASE FOR STORAGE

 

THIS
4TH AMENDMENT OF LEASE FOR STORAGE (“4th Amendment”) is made on
October 31, 2000, between T.H.S. Northstar Associates Limited Partnership,
a Minnesota limited partnership (“Landlord”), whose address 608 Second 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 608 Second Avenue South, Suite 167,
Minneapolis, Minnesota 55402.

 

RECITALS

 

This
4th 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, for a total Premises of 3,078 rentable
square feet;

 

(the
Lease and the 1st, 2nd and 3rd 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 (1) further expand the Premises, (2) modify the
Rent, (3) provide for “collocation of space” agreements, and (4) otherwise
amend the Lease as amended accordingly.

 

 

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 4th Amendment, all initially capitalized terms will have the meanings
ascribed to them in the Lease as amended.

 

2.             4TH
& 5TH EXPANSION SPACES.

 

Effective
as of July 1, 2000, the Premises shall be expanded to include two areas
known as (a) Suite #SB-60 (“4th Expansion Space”) at the sub-basement level of
the NStar Building, consisting of 599 rentable square feet, and (b) Suite
#SB-64 (“5th Expansion Space”) at the sub-basement level of the NStar Building,
consisting of 940 rentable square feet, both as indicated on the “4th and 5th
Expansion Floor Plan”, attached and incorporated as Exhibit A(4). Thereafter, the
total Premises shall encompass and be described as “Suites #SB-50, #SB-52, #SB-60,
and #SB-64 of the NStar Building and Suites #SB-50 and #SB-50C of the NSWest
Building, for a combined Premises of 4,617 rentable square feet, as follows:

 

	
  Suite #

  	
   

  	
  Building

  	
   

  	
  RSF

  	
   

  
	
  SB-52

  	
   

  	
  NStar
  Building

  	
   

  	
  840

  	
   

  
	
  SB-50C

  	
   

  	
  NSWest
  Building

  	
   

  	
  630

  	
   

  
	
  SB-50

  	
   

  	
  NSWest
  Building

  	
   

  	
  942

  	
   

  
	
  SB-50

  	
   

  	
  NStar
  Building

  	
   

  	
  666

  	
   

  
	
  SB-60

  	
   

  	
  NStar
  Building

  	
   

  	
  599

  	
   

  
	
  SB-64

  	
   

  	
  NStar
  Building

  	
   

  	
  940

  	
   

  
	
   

  	
   

  	
  TOTAL

  	
   

  	
  4,617

  	
   

  

 

3.             4TH
& 5TH EXPANSION TERM.

 

The
Lease Term as it pertains to the 4th and 5th Expansion Spaces shall commence on
July 1, 2000, and shall expire on June 30, 2005 (“4th & 5th
Expansion Term”), unless earlier terminated as provided in the Lease as
amended.

 

4.             RENT.

 

During
the 4th & 5th Expansion Term, Rent for the 4th and 5th Expansion Spaces
only, shall be as follows:

 

	
  Period

  	
   

  	
  Annual

  Amount of

  Rent per RSF

  	
   

  	
  (a)

  Monthly

  Payment

  of Rent for

  SB-64

  	
   

  	
  (b)

  Monthly

  Payment

  of Rent for

  SB-64

  	
   

  	
  (a + b)

  Total Monthly

  Payment of

  Rent for sB-60

  & SB-64

  	
   

  
	
    7/1/200 to 12/31/2000

  	
   

  	
  $

  	
  15.00

  	
   

  	
  $

  	
  748.75

  	
   

  	
  $

  	
  1,175.00

  	
   

  	
  $

  	
  1,923.75

  	
   

  
	
  1/1/2001 to 12/31/2001

  	
   

  	
  $

  	
  15.60

  	
   

  	
  $

  	
  778.70

  	
   

  	
  $

  	
  1,222.00

  	
   

  	
  $

  	
  2,000.70

  	
   

  
	
  1/1/2002 to 12/31/2002

  	
   

  	
  $

  	
  16.23

  	
   

  	
  $

  	
  810.15

  	
   

  	
  $

  	
  1,271.35

  	
   

  	
  $

  	
  2,081.50

  	
   

  
	
  1/1/2003 to 12/31/2003

  	
   

  	
  $

  	
  16.88

  	
   

  	
  $

  	
  842.59

  	
   

  	
  $

  	
  1,322.27

  	
   

  	
  $

  	
  2,164.86

  	
   

  
	
  1/1/2004 to 12/31/2004

  	
   

  	
  $

  	
  17.56

  	
   

  	
  $

  	
  876.54

  	
   

  	
  $

  	
  1,375.53

  	
   

  	
  $

  	
  2,252.07

  	
   

  
	
  1/1/2005 to  
  6/30/2005

  	
   

  	
  $

  	
  18.23

  	
   

  	
  $

  	
  909.98

  	
   

  	
  $

  	
  1,430.37

  	
   

  	
  $

  	
  2,340.35

  	
   

  

 

	
   

  	
  T

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  L

  	
   

  

 

2

 

5.             DELIVERY
OF AND IMPROVEMENTS TO THE 4TH & 5TH EXPANSION SPACES.

 

Tenant
acknowledges and agrees that Tenant will accept the 4th and 5th Expansion
Spaces in an “as is” condition and no promises to alter, remodel or improve the
4th and 5th Expansion Spaces, Premises or Building and no representations
concerning the condition of the 4th and 5th Expansion Spaces, Premises or
Building have been made by Landlord to Tenant other than as may be expressly
stated in the Lease as amended (including this 4th Amendment). Any improvements
to the 4th and 5th Expansion Spaces shall require Landlord’s prior written
approval, which shall not be unreasonably withheld or delayed.

 

6.             COLLOCATION
OF SPACE AGREEMENTS.

 

6.1          Landlord’s Consent.

Notwithstanding
any other provision of the Lease as amended but expressly subject to the
provisions of Section 6.1 of this 4th Amendment, Landlord agrees to permit
Tenant to enter into one or more license relationships with third-parties
(“Licensees”) pursuant to collocation of space agreements (“Collocation
Licenses”) with respect to the Premises. The Collocation Licenses may grant to
a Licensee a license to use and occupy a specified space in the Premises (the
“Space”) for the limited purpose of permitting the Licensee to interconnect its
telecommunications equipment, computer equipment, racks and/or cabling to the
network services of Tenant (“Permissible Use”).

 

6.2          Conditions
to Consent.

Landlord’s
consent to the use of the Premises in connection with Collocation Licenses is
expressly conditioned on the following:

 

(a)           all
Collocation Licenses shall (1) be limited to the Permissible Use in the Space
by the Licensees and (2) expressly and automatically terminate and be of no
further force or effect upon the expiration or earlier termination of the Lease
as amended;

 

(b)           Tenant’s
use of the Premises shall be restricted to (1) the Tenant’s Use as defined in
the Lease as amended and (2) the Permissible Use as defined in Section 6.1
above;

 

(c)           throughout
the Term of the Lease as amended, Tenant shall itself and cause each Licensee
to:

 

(1)           use,
occupy, operate and maintain its equipment and the Space only in a dignified,
first-class, high grade and reputable manner and in a manner which will not
detract from the character, appearance or dignity of the Building; and

 

(2)           not
at any time use or permit the use of the Space in any manner which would (i)
in-validate or increase fire, extended coverage, liability or any other
insurance on the Building or make such insurance coverage unobtainable from
reputable companies at standard rates, (ii) obstruct or interfere with the
rights of other tenants or occupants of the Building, (iii) constitute a
violation of the laws and requirements of any public authorities or the
requirements of any insurance bodies, (iv) impair the proper and economic
maintenance, repair and operation of the Building and/or its equipment,
facilities or systems, (v) cause, maintain, or permit any nuisance, public or
private, in or about the Premises, (vi) commit or permit any waste to be
committed in the Premises, (vii) overload, damage, or obstruct any utility
lines or heating or air conditioning equipment or systems providing services to
the Building or the Premises, (viii) overload the floors in the Premises or in
any way affect the structural capacity or design of the Premises or the
Building, (ix) violate any of Licensee’s other obligations under the Lease as
amended (including this 4th Amendment), (x) violate any negative covenant as to
use contained in any other license agreement, lease or similar document with
respect to any part of the Building which is in force on the date hereof or
with respect to which Tenant is hereafter notified, or (xi) fail to comply with
any written rules and regulations, together with revisions or additions
thereto, developed and given to Tenant periodically by Landlord.

 

3

 

(d)           Landlord’s
consent to Tenant’s Collocation Licenses for and the Permissible Use of the
Premises, shall not, except as expressly set forth above, be deemed to (1)
operate as a waiver of any provision or condition of the Lease as amended, or
(2) modify any provision or condition of the Lease as amended, or (3) operate
as a consent to any subsequent provision of the Lease as amended, as to which
Tenant must obtain Landlord’s further written consent.

 

6.3          Additional
Provisions.

 

(a)           Notwithstanding what is set forth
herein, Tenant expressly covenants and agrees that:

 

(1)           except
with respect to Collocation Licenses, Tenant may not enter into any lease,
sub-lease, license, concession or other agreement for use, occupancy or
utilization of the Premises with a third party unless it complies with the
assignment and subletting provisions set forth in the Lease as amended; and

 

(2)           notwithstanding
what is set forth in the Lease as amended (including this 4th Amendment),
Tenant expressly covenants and agrees not to enter into any lease, sublease,
license, concession or other agreement for use, occupancy or utilization of the
Premises which provides for rental or other payment for such use, occupancy or
utilization based in whole or in part on the net income or profits derived by
any person from the property leased, used, occupied or utilized (other than an
amount based on a fixed percentage or percentages of receipts or sales), and
that any such purported lease, sublease, license, concession or other agreement
shall be absolutely void and ineffective as a conveyance of any right or
interest in the possession, use, occupancy or utilization of any part of the
Premises.

 

(b)           Landlord
acknowledges that Tenant (1) will be receiving payments from Licensees under
the Collocation Licenses and (2) has previously entered into Collocation Licenses
with Licensees. Tenant agrees that it will promptly amend or cause to be
amended any and all such Collocation Licenses in order to comply with the terms
and conditions of Section 6.2 and, if necessary, Section 6.3(a)(2)
above. Failure of Tenant to strictly comply with each and every term and
condition of Section 6 of this 4th Amendment shall be deemed a Default by
Tenant under the Lease as amended.

 

7.             CONFLICTING
PROVISIONS.

 

If
any provisions of this 4th Amendment conflict with any of those of the Lease as
amended, then the provisions of this 4th Amendment shall govern.

 

8.             REMAINING
LEASE PROVISIONS.

 

Except
as stated in this 4th Amendment, all other viable and applicable provisions of
the Lease as amended shall remain unchanged and continue in full force and
effect throughout the Lease Term.

 

9.             BINDING
EFFECT.

 

Landlord
and Tenant ratify and confirm the Lease as amended and agree that this 4th
Amendment shall bind and inure to the benefit of the parties, and their
respective successors, assigns and representatives as of the date first stated.

 

[Signatures
begin on next page.]

 

4

 

AFFIRMING
THE ABOVE, the parties have executed this 4TH AMENDMENT OF LEASE FOR STORAGE on
the date first stated.

 

 

	
   

  	
  Witnesses:

  	
   

  	
  Tenant:

  	
   

  
	
   

  	
   

  	
   

  	
  ESCHELON TELECOM OF MINNESOTA,

  	
   

  
	
   

  	
   

  	
   

  	
  INC., a Minnesota
  corporation

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Suzy Beesley

  	
   

  	
  By:

  	
            /s/
  Steve Solbrack

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  Name:

  	
       Steve
  Solbrack

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
           CFO

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  Witnesses:

  	
   

  	
  Landlord:

  	
   

  
	
   

  	
   

  	
   

  	
  T.H.S. NORTHSTAR ASSOCIATES
  LIMITED

  PARTNERSHIP, a Minnesota limited partnership

  	
   

  
	
   

  	
   

  	
   

  	
  By:  TrizecHahn Northstar LLC, a
  Delaware limited

  liability company, as general partner

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  TrizecHahn
  Minnesota LLC, a Delaware

  Limited liability company, as general

  partner

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Jean M. Wilson

  	
   

  	
  By:

  	
         /s/
  Cynthia K. Yott

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  Name:

  	
  Cynthia
  K. Yott

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
  VicePresident
  & Assistant Secretary

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Mary Cicoafe

  	
   

  	
  By:

  	
  /s/
  Stephen E. Budorick

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  	
  Name:

  	
  Stephen
  E. Budorick

  	
   

  
	
   

  	
   

  	
   

  	
  Its:

  	
  Senior Vice President

  	
   

  
														

 

5

 

EXHIBIT
A(4)

NORTHSTAR
CENTER

4TH
EXPANSION SPACE

SUITE
#SB-60 & #SB64 AT THE

SUB-BASEMENT
LEVEL OF THE NORTHSTAR BUILDING

 

 

6Exhibit 10.13.5

 

LEASE FOR STORAGE

 

NORTHSTAR BUILDING

MINNEAPOLIS, MN

 

CERTAIN
BASIC LEASE PROVISIONS AND DEMISE OF LEASE

 

1.             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

 

1.2           TENANT:       FISHNET.COM,
INC.

 

1.3           PREMISES: Suite #:
SB-50B       Floor
Subbasement-West       SQ.FT.: 70 sq. ft.

 

1.4           TENANT’S
USE: STORAGE ONLY

 

1.5           RENT:           $
100.00 per month

 

1.6           TERM:   5 Years-3 months

Commencement
Date: April 1, 2000

Expiration
Date: June 30, 2005

 

1.7           EXHIBITS (attached and
incorporated):      “A”-Premises

 

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 West Building, Minneapolis, Minnesota (“Building”),
on the conditions stated in the “Master Lease” between the parties dated
March 10, 1998, incorporated by reference, collectively, “Master Lease”,
except as modified by Articles 1-12 (and any “RIDER” provisions which may be
attached).

 

 

	
  Dated:

  	
    MARCH 6, 2000

  	
   

  	
   

  
	
   

  	
   

  
	
  LANDLORD

  	
  TENANT

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
   /s/
  Cynthia K. Yott

  	
   

  	
  By:

  	
  /s/ Steve Solbrack

  	
   

  
	
  Cynthia K. Yott

  	
   

  
	
  Vice President and Asst. Secretary

  	
  Its:
  EVP

  
	
   

  	
   

  
	
  By:

  	
   /s/
  Stephen E. Budorick

  	
   

  	
   

  
	
  Stephen E. Budorick

  	
   

  
	
  Senior Vice President

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  Landlord’s
  Address for Notices:

  	
  Tenant’s
  Address for Notices:

  
	
  608
  Second Avenue South

  	
  608
  Second Avenue South

  
	
  Minneapolis,
  MN 55402

  	
  Suite
  167

  
	
   

  	
  Minneapolis,
  Minnesota 55402

  
								

 

 

2.             PREMISES

 

Landlord
has no obligation, and has made no promise, to alter, remodel, improve, repair,
decorate or paint any portion of the Premises.

 

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. If Tenant uses the Premises for a use other than that
consistent with Article 1.4, then Landlord, at its sole discretion, may
increase the Rent to the rental rate currently in effect under the Master
Lease.

 

4.             TERM

 

The
Term shall be Five years-three months, commencing on the “Commencement Date”
identified at Article 1.6. If the Commencement Date is other than the
first day of the month, the first month shall be a fractional month; each
subsequent month of the tenancy shall begin on the first day of the month. 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.

 

5.             RENT

 

Tenant
shall pay to Landlord Rent for the Premises as identified at Article 1.5,
which shall be payable [in equal monthly installments] in advance on the first
day of the month. If the Commencement Date is other than the first day of the
calendar month, then the monthly rent for the first and last fractional month
shall be appropriately prorated. Tenant shall have no obligation to pay Taxes
or Operating Expenses for this Premises.

 

6.             SERVICES

 

Landlord
shall arrange for furnishing electricity in quantities sufficient for lighting
the Premises. Tenant shall pay charges for electricity according to the Master
Lease.

 

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.

 

8.             INSURANCE

 

Tenant
shall furnish Landlord with insurance policies or a rider to existing policies
certifying insurance coverage according to the requirements of the Master
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.

 

	
  12278B

  	
   

  	
  T

  	
   

  
	
  Fishnet.com, Inc.

  	
   

  	
   

  	
   

  
	
  1/27/00

  	
   

  	
  L

  	
   

  

 

2

 

10.           BUILDING PLANNING

 

At
any time after the Commencement Date, Landlord may (upon at least seven (7)
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 useable for Tenant’s purpose. Landlord will also pay the
reasonable expenses of Tenant’s moving from the Premises to the New Premises.
Such move will be made during evenings, weekends, or otherwise so as to incur
the least inconvenience to Tenant.

 

11.           CROSS-DEFAULT

 

Default
by Tenant under the Master 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 Master Lease.

 

12.           INCORPORATION OF MASTER LEASE

 

All
applicable provisions and conditions of the Master Lease, including the
“Rider,” “Exhibits” and “Rules and Regulations,” which have not been modified
or supplemented by this Storage Lease are ratified, confirmed and incorporated
by reference in this Storage Lease. Termination for any reason of the Master
Lease shall automatically terminate this Storage Lease.

 

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

 

3

 

EXHIBIT A

NORTHSTAR

PLAN DELINEATING
THE PREMISES

 

 

4

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