exv10w3






Exhibit 10.3




CORESITE REALTY CORPORATION AND CORESITE, L.P.




2010 EQUITY INCENTIVE AWARD PLAN



RESTRICTED STOCK UNIT AGREEMENT



GRANT NOTICE



     Unless otherwise defined herein, the terms defined in the CoreSite Realty Corporation and
CoreSite, L.P. 2010 Equity Incentive Award Plan, as amended from time to time (the “Plan”), shall
have the same defined meanings in this Restricted Stock Unit Agreement, which includes the terms in
this Grant Notice (this “Grant Notice”) and Appendix A attached hereto (collectively the
"Agreement”).



     The holder listed below (the “Participant”) has been granted Restricted Stock Units (the
"RSUs”), subject to the terms and conditions of the Plan and this Agreement.



	 	 	 	 	 

	 
	 	 	 	 
	Participant:
	 	 	 	 
	 

	 	 

	 	 
	 
	 	 	 	 
	Grant Date:
	 	 	 	 
	 

	 	 

	 	 
	 
	 	 	 	 
	Number of RSUs:
	 	 	 	 
	 

	 	 

	 	 
	 
	 	 	 	 
	Type of Shares Issuable:

	 	Common Stock of CoreSite Realty Corporation	 	 
	 
	 	 	 	 
	Vesting Schedule:
	 	 	 	 
	 

	 	 

	 	 






     By his or her signature, and the Company’s and the Partnership’s signature below, the
Participant agrees to be bound by the terms and conditions of the Plan and this Agreement,
including this Grant Notice and Appendix A. The Participant has reviewed the Plan and this
Agreement, including this Grant Notice and Appendix A, in their entirety, has had an opportunity to
obtain the advice of counsel prior to executing this Grant Notice and fully understands all
provisions of the Plan and this Agreement, including this Grant Notice and Appendix A. The
Participant hereby agrees to accept as binding, conclusive and final all decisions or
interpretations of the Committee upon any questions arising under the Plan or relating to the RSUs.



	 	 	 	 	 	 	 	 	 	 	 

	CORESITE REALTY CORPORATION	 	PARTICIPANT	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	 	 	 	 	By:	 	 	 	 
	 

	 	 

	 	 
	 	 	 	 

	 	 
	Print Name:

	 	 	 	 	 	Print Name:	 	 	 	 
	 

	 	 

	 	 	 	 	 	 

	 	 
	Title:
	 	 	 	 	 	Address:	 	 	 	 
	 

	 	 

	 	 	 	 	 	 
	 	 
	Address:
	 	 	 	 	 		 	 
	 	 
	 

	 	 

	 	 	 	 	 	 

	 	 
	 

	 	 

	 	 	 	 	 	 

	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	CORESITE L.P.:	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:
	 	 	 	 	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 
	Print Name:
	 	 	 	 	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 
	Title:
	 	 	 	 	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 
	Address:
	 	 	 	 	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 
	 	 
	 

	 	 

	 	 	 	 	 	 
	 	 




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APPENDIX A




TO THE RESTRICTED STOCK UNIT AGREEMENT



     Pursuant to this Agreement and the Plan, the Company has awarded to the Participant the number
of RSUs set forth in the Grant Notice.



ARTICLE I.

GENERAL




     1.1 Definitions. All capitalized terms used in this Agreement without definition
shall have the meanings specified in the Plan and the Grant Notice.



     1.2 Incorporation of Terms. The RSUs and the shares of Stock issued to the
Participant hereunder (“Shares”) are subject to the terms and conditions of the Plan which is
incorporated herein by reference. In the event of any inconsistency between the Plan and this
Agreement, the terms of the Plan shall control, except as provided in Section 3.13.



ARTICLE II.




AWARD OF RESTRICTED STOCK UNITS AND DIVIDEND EQUIVALENTS



     2.1 Award of RSUs and Dividend Equivalents.



          (a) In consideration of Participant’s past and/or continued employment with or service to the
Company, the Partnership or a Subsidiary and for other good and valuable consideration, the Company
has granted to the Participant the number of RSUs set forth in the Grant Notice. Each RSU
represents the right to receive one Share at the times and subject to the conditions set forth
herein. However, unless and until the RSUs have vested, the Participant will have no right to the
payment of any Shares subject thereto. Prior to the actual delivery of any Shares, such RSUs will
represent an unsecured obligation of the Company, payable only from the general assets of the
Company.




          (b) The Company hereby grants to the Participant a Dividend Equivalents award with respect to
each RSU granted pursuant to this Agreement for all ordinary quarterly cash dividends which are
paid to all or substantially all holders of the outstanding shares of Stock between the Grant Date
and the date when the RSU is distributed or paid to the Participant or is forfeited or expires.
The Dividend Equivalents award for each RSU shall be equal to the amount of cash which is paid as a
dividend on one share of Stock. All such Dividend Equivalents shall be credited to the Participant
and be deemed to be reinvested in additional RSUs as of the date of payment of any such dividend
based on the Fair Market Value of a share of Stock on such date. Each additional RSU which results
from such deemed reinvestment of Dividend Equivalents granted hereunder shall be subject to the
same vesting, distribution or payment, adjustment and other provisions which apply to the
underlying RSU to which such additional RSU relates.




     2.2 Vesting of RSUs and Dividend Equivalents.



          (a) Subject to the Participant’s continued employment with or service to the Company, the
Partnership or a Subsidiary on each applicable vesting date and subject to the terms of this
Agreement, the RSUs shall vest in such amounts and at such times as are set forth in the Grant
Notice.






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Each additional RSU which results from deemed reinvestments of Dividend Equivalents pursuant
to Section 2.1(b) hereof shall vest whenever the underlying RSU to which such additional RSU
relates vests.




          (b) In the event the Participant incurs a Termination of Service, except as may be otherwise
provided by the Administrator or as set forth in a written agreement between the Participant and
the Company or the Partnership, the Participant shall immediately forfeit any and all RSUs and
Dividend Equivalents granted under this Agreement which have not vested or do not vest on or prior
to the date on which such Termination of Service occurs, and the Participant’s rights in any such
RSUs and Dividend Equivalents which are not so vested shall lapse and expire.




     2.3 Distribution or Payment of RSUs.



          (a) All of the Participant’s RSUs which are then vested under Section 2.2 hereof shall be
distributed in Shares (either in book-entry form or otherwise) or, at the option of the Company,
paid in cash on the earliest to occur of the following dates:




               (i) the [___] anniversary of the Grant Date;



               (ii) the date of the occurrence of a Change in Control, but only if such transaction or event
constitutes a “change in control event,” as defined in Treasury Regulation Section 1.409A-3(i)(5);
or



               (iii) subject to Section 2.3(b), the date of the Participant’s Separation from Service for any
reason.


No distribution or payment of the Participant’s vested RSUs shall be made pursuant to Section
2.3(a)(ii) above upon the occurrence of a Change in Control that does not constitute a “change in
control event,” as defined in Treasury Regulation Section 1.409A-3(i)(5). In the event that the
Company elects to make payment of the Participant’s RSUs in cash, the amount payable in cash for
each RSU shall be equal to the Fair Market Value of a share of Stock on the day immediately
preceding the applicable distribution or payment date. All distributions made in Shares shall be
made by the Company or the Partnership in the form of whole Shares, and any fractional share shall
be distributed in cash in an amount equal to the value of such fractional share determined based on
the Fair Market Value as of the date immediately prior to such distribution. Notwithstanding any
provisions of this Agreement or the Plan to the contrary, the time of distribution of the RSUs
under this Agreement may not be changed except as may be permitted by the Administrator in
accordance with Section 409A of the Code and the applicable Treasury Regulations promulgated
thereunder.




          (b) For purposes of this Agreement, the Participant’s “Separation from Service” shall mean the
Participant’s “separation from service” from the Company and the Partnership (within the meaning of
Section 409A(a)(2)(A)(i) of the Internal Revenue Code of 1986, as amended (the “Code”), and
Treasury Regulation Section 1.409A-1(h)). Notwithstanding anything to the contrary in this
Agreement, no Restricted Stock Unit shall be distributed or paid to the Participant pursuant to
Section 2.3(a)(iii) hereof during the 6-month period following the Participant’s Separation from
Service if the Company determines that paying such amounts at the time or times indicated in this
Agreement would be a prohibited distribution under Section 409A(a)(2)(B)(i) of the Code. If the
distribution or payment of any of the Participant’s RSUs is delayed as a result of the previous
sentence, then on the first business day following the end of such 6-month period (or such earlier
date upon which such amount can be paid under Section 409A of the Code without resulting in a
prohibited distribution, including as a result of the Participant’s death), such RSUs shall be
distributed in shares of Stock or, at the option of the Company, paid in cash.







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     2.4 Conditions to Issuance of Certificates.



          (a) The Company or the Partnership shall not be required to issue or deliver any certificate
or certificates for any Shares prior to the fulfillment of all of the following conditions: (A)
the admission of the Shares to listing on all stock exchanges on which such Shares are then listed,
(B) the completion of any registration or other qualification of the Shares under any state or
federal law or under rulings or regulations of the Securities and Exchange Commission or other
governmental regulatory body, which the Committee shall, in its sole and absolute discretion, deem
necessary and advisable, and (C) the obtaining of any approval or other clearance from any state or
federal governmental agency that the Committee shall, in its absolute discretion, determine to be
necessary or advisable. In the event that the Company or the Partnership delays a distribution or
payment in settlement of RSUs because it determines that the issuance of shares of Stock in
settlement of such RSUs will violate Federal securities laws or other applicable law, such
distribution or payment shall be made at the earliest date at which the Company or the Partnership
reasonably determines that the making of such distribution or payment will not cause such
violation, as required by Treasury Regulation Section 1.409A-2(b)(7)(ii). No payment shall be
delayed under this Section 2.4 if such delay will result in a violation of Section 409A of the
Code.




     2.5 Tax Withholding. Notwithstanding any other provision of this Agreement:



          (a) The Company has the authority to deduct or withhold, or require Participant to remit to
the Company, an amount sufficient to satisfy applicable federal, state, local and foreign taxes
(including any FICA obligation) required by law to be withheld with respect to any taxable event
arising pursuant to this Agreement. The Company may permit Participant to make such payment in one
or more of the forms specified below:




               (i) by cash or check made payable to the Company or the Partnership;



               (ii) by the deduction of such amount from other compensation payable to Participant;



               (iii) with respect to any withholding taxes arising as a result of the vesting or settlement
of the RSUs, by requesting that the Company or the Partnership withhold a net number of vested
shares of Stock otherwise issuable pursuant to the RSUs having a then current Fair Market Value not
exceeding the amount necessary to satisfy the withholding obligation of the Company and its
Subsidiaries based on the minimum applicable statutory withholding rates for federal, state, local
and foreign income tax and payroll tax purposes;



               (iv) with respect to any withholding taxes arising as a result of the vesting or settlement of
the RSUs, by tendering vested shares of Stock having a then current Fair Market Value not exceeding
the amount necessary to satisfy the withholding obligation of the Company and its Subsidiaries
based on the minimum applicable statutory withholding rates for federal, state, local and foreign
income tax and payroll tax purposes; or



               (v) in any combination of the foregoing.



          (b) With respect to any withholding taxes arising as a result of the vesting or settlement of
the RSUs, in the event Participant fails to provide timely payment of all sums required pursuant to
Section 2.5(a), the Company or the Partnership shall have the right and option, but not the
obligation, to treat such failure as an election by Participant to satisfy all or any portion of
Participant’s required payment obligation pursuant to Section 2.5(a)(ii) or Section 2.5(a)(iii)
above, or any combination






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of the foregoing as the Company or the Partnership may determine to be appropriate. The
Company or the Partnership shall not be obligated to deliver any certificate representing shares of
Stock issuable with respect to the RSUs to Participant or his or her legal representative unless
and until Participant or his or her legal representative shall have paid or otherwise satisfied in
full the amount of all federal, state, local and foreign taxes applicable with respect to the
taxable income of Participant resulting from the vesting or settlement of the this Award or any
other taxable event related to the RSUs.




          (c) In the event Participant’s tax withholding obligation will be satisfied under Section
2.5(a)(iii) above, then the Company or the Partnership may elect to instruct any brokerage firm
determined acceptable to the Company or the Partnership for such purpose to sell on Participant’s
behalf a whole number of shares from those shares of Stock issuable to Participant upon settlement
of the RSUs as the Company or the Partnership determines to be appropriate to generate cash
proceeds sufficient to satisfy Participant’s tax withholding obligation. Participant’s acceptance
of this Award constitutes Participant’s instruction and authorization to the Company and the
Partnership and such brokerage firm to complete the transactions described above, including the
transactions described in the previous sentence, as applicable. Any shares of Stock to be sold at
the Company’s direction through a broker-assisted sale will be sold on the day the tax withholding
obligation arises (i.e., the date Stock is delivered) or as soon thereafter as practicable. The
shares of Stock may be sold as part of a block trade with other participants of the Plan in which
all participants receive an average price. Participant will be responsible for all broker’s fees
and other costs of sale, and Participant agrees to indemnify and hold the Company and the
Partnership harmless from any losses, costs, damages, or expenses relating to any such sale. To the
extent the proceeds of such sale exceed Participant’s tax withholding obligation, the Company
agrees to pay such excess in cash to Participant as soon as practicable. Participant acknowledges
that the Company, the Partnership or their designee is under no obligation to arrange for such sale
at any particular price, and that the proceeds of any such sale may not be sufficient to satisfy
Participant’s tax withholding obligation. The Company or the Partnership may refuse to issue any
shares of Stock in settlement of the RSUs to Participant until the foregoing tax withholding
obligations are satisfied, provided that no payment shall be delayed under this Section 2.5 if such
delay will result in a violation of Section 409A of the Code..




          (d) The Participant is ultimately liable and responsible for all taxes owed in connection with
the RSUs, regardless of any action the Company, the Partnership or any Subsidiary takes with
respect to any tax withholding obligations that arise in connection with the RSUs. Neither the
Company, the Partnership nor any Subsidiary makes any representation or undertaking regarding the
treatment of any tax withholding in connection with the awarding, vesting or payment of the RSUs or
the subsequent sale of Shares. The Company, the Partnership and the Subsidiaries do not commit and
are under no obligation to structure the RSUs to reduce or eliminate the Participant’s tax
liability.




     2.6 Rights as Stockholder. Neither the Participant nor any person claiming under or
through the Participant will have any of the rights or privileges of a stockholder of the Company
in respect of any Shares deliverable hereunder unless and until certificates representing such
Shares (which may be in book entry form) will have been issued and recorded on the records of the
Company or its transfer agents or registrars, and delivered to the Participant (including through
electronic delivery to a brokerage account). Except as otherwise provided herein, after such
issuance, recordation and delivery, the Participant will have all the rights of a stockholder of
the Company with respect to the receipt of dividends and distributions on such Shares.



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ARTICLE III.

OTHER PROVISIONS




     3.1 Administration. The Committee shall have the power to interpret the Plan and this
Agreement and to adopt such rules for the administration, interpretation and application of the
Plan and this Agreement as are consistent therewith and to interpret or revoke any such rules. All
actions taken and all interpretations and determinations made by the Committee in good faith will
be final and binding upon the Participant, the Company and all other interested persons. No member
of the Committee will be personally liable for any action, determination or interpretation made in
good faith with respect to the Plan or this Agreement.



     3.2 RSUs and Dividend Equivalents Not Transferable. The RSUs and Dividend Equivalents
may not be sold, pledged, assigned or transferred in any manner other than by will or the laws of
descent and distribution, unless and until the Shares underlying the RSUs have been issued, and all
restrictions applicable to such Shares have lapsed. No RSUs or Dividend Equivalents or any
interest or right therein or part thereof shall be liable for the debts, contracts or engagements
of the Participant or his successors in interest or shall be subject to disposition by transfer,
alienation, anticipation, pledge, encumbrance, assignment or any other means whether such
disposition be voluntary or involuntary or by operation of law by judgment, levy, attachment,
garnishment or any other legal or equitable proceedings (including bankruptcy), and any attempted
disposition thereof shall be null and void and of no effect, except to the extent that such
disposition is permitted by the preceding sentence.



     3.3 Adjustments. The Participant acknowledges that the RSUs and the Shares subject to
the RSUs are subject to modification and termination in certain events as provided in this
Agreement and Section 10.1 of the Plan.



     3.4 Notices. Any notice to be given under the terms of this Agreement to the Company
or the Partnership shall be addressed to the Company in care of the Secretary of the Company at the
address given beneath the signature of the Company’s authorized officer on the Grant Notice, and
any notice to be given to Participant shall be addressed to Participant at the address given
beneath Participant’s signature on the Grant Notice. By a notice given pursuant to this Section
3.4, each party may hereafter designate a different address for notices to be given to that party.
Any notice shall be deemed duly given when sent via email or when sent by certified mail (return
receipt requested) and deposited (with postage prepaid) in a post office or branch post office
regularly maintained by the United States Postal Service.



     3.5 Titles. Titles are provided herein for convenience only and are not to serve as a
basis for interpretation or construction of this Agreement.



     3.6 Governing Law. The laws of the State of Delaware shall govern the
interpretation, validity, administration, enforcement and performance of the terms of this
Agreement regardless of the law that might be applied under principles of conflicts of laws.



     3.7 Conformity to Securities Laws. The Participant acknowledges that the Plan and
this Agreement are intended to conform to the extent necessary with all provisions of the
Securities Act and the Exchange Act, and any and all regulations and rules promulgated thereunder
by the Securities and Exchange Commission. Notwithstanding anything herein to the contrary, the
Plan shall be administered, and the RSUs are granted, only in such a manner as to conform to such
laws, rules and regulations. To the extent permitted by applicable law, the Plan and this
Agreement shall be deemed amended to the extent necessary to conform to such laws, rules and
regulations.



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     3.8 Amendment, Suspension and Termination. To the extent permitted by the Plan, this
Agreement may be wholly or partially amended or otherwise modified, suspended or terminated at any
time or from time to time by the Committee or the Board, provided, that, except as may otherwise be
provided by the Plan, no amendment, modification, suspension or termination of this Agreement shall
adversely affect the RSUs in any material way without the prior written consent of the Participant.



     3.9 Successors and Assigns. The Company and the Partnership may assign any of its
rights under this Agreement to single or multiple assignees, and this Agreement shall inure to the
benefit of the successors and assigns of the Company and the Partnership. Subject to the
restrictions on transfer herein set forth, this Agreement shall be binding upon the Participant and
his heirs, executors, administrators, successors and assigns.



     3.10 Limitations Applicable to Section 16 Persons. Notwithstanding any other
provision of the Plan or this Agreement, if Participant is subject to Section 16 of the Exchange
Act, the Plan, the RSUs and this Agreement shall be subject to any additional limitations set forth
in any applicable exemptive rule under Section 16 of the Exchange Act (including any amendment to
Rule 16b-3 of the Exchange Act) that are requirements for the application of such exemptive rule.
To the extent permitted by applicable law, this Agreement shall be deemed amended to the extent
necessary to conform to such applicable exemptive rule.



     3.11 Not a Contract of Employment. Nothing in this Agreement or in the Plan shall
confer upon the Participant any right to continue to serve as an employee or other service provider
of the Company, the Partnership or any Subsidiary.



     3.12 Entire Agreement. This Agreement, subject to the terms and conditions of the
Plan, represents the entire agreement between the parties with respect to the RSUs.



     3.13 Section 409A. The intent of the parties is that the payments and benefits under
this Agreement comply with or be exempt from Section 409A of the Internal Revenue Code of 1986, as
amended, and the regulations and guidance promulgated thereunder (collectively, “Section
409A”) and, accordingly, to the maximum extent permitted, this Agreement shall be interpreted
to be in compliance therewith.



     3.14 Agreement Severable. In the event that any provision of this Agreement is held
invalid or unenforceable, such provision will be severable from, and such invalidity or
unenforceability will not be construed to have any effect on, the remaining provisions of this
Agreement.



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