Document:

Consent to Sublease by 60 Hudson Owner LLC dated July 21, 2006

 Exhibit 10.5 
 Confidential Treatment Requested by The Telx Group, Inc. 
 60 HUDSON OWNER LLC 
 c/o Williams Real Estate Co. Inc. 
 380 Madison Avenue 
 New York, NY 10017-2513 
 July 21, 2006 
 XO Communications Services, Inc. 
 11111 Sunset
Hills Road 
 Reston, VA 20190 
         and 
 Colo Properties, Inc. 
 17 State Street, 33rd Floor 
 New
York, NY 10004 
  

	 	Re:	Agreement of lease, dated as of December 15, 1997, as thereafter amended (collectively, “Lease”), currently between 60 Hudson Owner LLC, as landlord
(“Landlord”) and XO Communications Services, Inc., as tenant (“Tenant”), covering space in Landlord’s building known as 60 Hudson Street, New York, New York (“Building”) 

 Gentlemen: 
 Landlord has received Tenant’s request for Landlord’s consent to Tenant’s sublease to Colo Properties, Inc. (“Subtenant”) of a portion (“Initial Sublease Premises”) of the 9th floor at the Building (“9th Floor”), pursuant to an agreement of sublease, dated as of July
14, 2006 (“Sublease”). Subject to the terms and conditions hereinafter set forth, Landlord hereby consents to the Sublease. 
 This consent shall have no effect on the provisions of the Lease and shall not constitute a waiver of any breach of the performance of the tenant’s obligations thereunder. 
 Tenant shall remain liable, throughout the term of the Lease, for the performance of all of the obligations of the tenant under the Lease,
including, without limitation, the payment of Fixed Rent (as defined in the Lease) and additional rent as and when due under the Lease. 
 This consent shall not, without limitation, constitute: 
 (A) Landlord’s
consent to the performance of any work in and to the Sublease Premises or Landlord’s agreement to recognize or respond to plans and specifications submitted by or on behalf of any party other than Tenant; 
 (B) Landlord’s consent to the use of the Initial Sublease Premises in any manner or for any purpose other than as expressly permitted
by the Lease and as hereinafter set forth, it being agreed that Landlord consents to the use of the Initial Sublease Premises and any Additional Sublease Premises, if applicable, solely for the purposes set forth in Section 5(a) of the
Sublease. 

 (C) Landlord’s consent to any assignment of the Lease or the
Sublease, any further sublease of all or any part of the Initial Sublease Premises or any sublease of any other premises demised by the Lease (collectively “Other Premises”), except that Landlord shall recognize Tenant’s subletting to
Subtenant of the entire balance of the space presently leased to Tenant on the 9th Floor pursuant to the Right of First Offer (“Offer Right”) set forth in Paragraph 7 of the Sublease (“Additional Sublease Premises”) upon and subject to the terms and conditions
hereinafter set forth (the Initial Sublease Premises and the Additional Sublease Premises being sometimes hereinafter collectively called the “Sublease Premises”). 
 (D) Landlord’s recognition of (i) any obligations of Landlord to Subtenant or any rights of Subtenant against Landlord under the
Lease or Sublease, or (ii) any privity of contract between Landlord and Subtenant, except with respect to the payments to be made directly by Subtenant to Landlord expressly provided for herein; 
 (E) Landlord’s agreement to accept any payment from, or performance by, Subtenant in discharge of any obligation of Tenant (except as
and to the extent set forth herein and except that, to the extent Landlord, at its option, accepts any such payment or performance by Subtenant in discharge of a Tenant obligation, then Tenant shall be discharged from such obligation to the extent
so paid or performed by Subtenant); 
 (F) Landlord’s recognition of any right of Subtenant to enforce, or participate in
the enforcement of, any rights of Tenant under the Lease; or 
 (G) A construction or an acknowledgment of the accuracy of any
provisions, statements or recitals set forth in the Sublease. 
 Notwithstanding the foregoing, if Subtenant effectively
exercises the Offer Right and thereby subleases the Additional Sublease Premises for the remainder of the term of the Sublease (“Additional Sublease Premises Term”), Landlord shall not unreasonably withhold or delay its consent to such
sublease, provided: 
 (H) The documentation pursuant to which the Additional Sublease Premises is subleased by Tenant to
Subtenant is reasonably satisfactory to Landlord; 
 (I) Subtenant is not then in default, after the giving of notice and
expiration of any applicable grace period in the performance of any of its obligations under any of the Direct Leases (as hereinafter defined); 
 (J) As consideration for Landlord waiving its rights with respect to the Additional Sublease Premises pursuant to subsections (A), (C), (D) and (E) of Section 44 of the Lease (except the
last sentence of subsection (A)), Subtenant shall pay directly to Landlord, in equal monthly installments simultaneously with each installment of Fixed Rent due under the Direct Leases and as additional rent under all of the Direct Leases, from and
after the effective date of such subleasing of the Additional Sublease Premises (“Effective Date”) and for the entire duration of the Additional Sublease Premises Term, the greater of (i) [***] per annum, or (ii) [***] of the
amount by which (a) the fair market rental value of the Additional Sublease Premises as of the Effective Date (“FMRV”), determined as hereinafter provided, exceeds (b) the pro rata Fixed Rent payable by Tenant under the Lease as
of the Effective Date for the Additional Sublease Premises (the applicable amount so payable by Subtenant being appropriately prorated for any partial month); and 
 (K) (1) The FMRV shall be the fair market rental value, as of the Effective Date, of space comparable to the Additional Sublease Premises in lower Manhattan, taking into account the special character
of the Building as a telecommunications industry specialty 
  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  

 -2- 

 
building, the then existing condition of the premises, the nature of the escalation and alternative escalation provisions set forth in this lease, which shall not be changed, as well as the
benefit to Subtenant of being able to lease space immediately adjacent to its existing space and being spared the cost, inconvenience and interruption of business operations of relocating from the Building, and all other relevant terms and
conditions of the leasing of the Additional Sublease Premises pursuant hereto, and shall be determined as hereinafter provided. 
 (2) Beginning on the Effective Date, Landlord and Subtenant shall negotiate in good faith to agree upon the FMRV. If Landlord and Subtenant cannot reach agreement within one (1) month after the
Effective Date, Landlord and Subtenant shall each select a reputable, qualified, licensed real estate broker having an office in New York County and familiar with the rentals then being charged in the Building and in comparable buildings in lower
Manhattan for the type of space represented by the premises (such brokers are referred to herein, respectively, as “Landlord’s Broker” and “Subtenant’s Broker”), who shall confer promptly after their selection by
Landlord and Subtenant and shall negotiate in good faith to agree upon the FMRV. If Landlord’s Broker and Subtenant’s Broker cannot reach agreement by two (2) months after the Effective Date, then, they shall promptly designate a
third reputable, qualified, licensed real estate broker having an office in New York County and familiar with the rentals then being charged in the Building and in comparable buildings in lower Manhattan for the type of space represented by the
premises (the “Independent Broker”). Upon the failure of Landlord’s Broker and Subtenant’s Broker timely to agree upon the designation of the Independent Broker, then the Independent Broker shall be appointed by a Justice of the
Supreme Court of the State of New York upon ten (10) days notice, or by any other court in New York County having jurisdiction and exercising functions similar to those exercised by the Supreme Court of the State of New York. Concurrently with
such appointment, Landlord’s Broker and Subtenant’s Broker shall each submit a letter to the Independent Broker, with a copy to Landlord and Subtenant, setting forth such broker’s estimate of the FMRV, taking into consideration the
factors referenced in subsection (3) of this Section (B) (respectively “Landlord’s Broker’s Letter” and “Subtenant’s Broker’s Letter”). 
 (3) If the FMRV’s set forth in Landlord’s Broker’s Letter and Subtenant’s Broker’s Letter differ by
an amount equal to $50,000.00 or less for each year during the Additional Sublease Premises Term, the FMRV shall be deemed the average of the FMRV’s set forth in Landlord’s Broker’s Letter and Subtenant’s Broker’s Letter. If
such differential is more than $50,000.00, the Independent Broker shall conduct such investigations and hearings as he or she may deem appropriate and shall, within twenty (20) days after the date of his or her designation, choose either the
FMRV set forth in Landlord’s Broker’s Letter or that set forth in Subtenant’s Broker’s Letter to be the FMRV and such choice shall be binding upon Landlord and Subtenant. Landlord and Subtenant shall each pay the fees and
expenses of its respective broker. The fees and expenses of the Independent Broker shall be shared equally by Landlord and Subtenant. 
 (4) If the Fixed Rent for the Additional Sublease Premises Term has not been determined by the first day thereof, then the amount to be paid by Subtenant to Landlord until such determination has been made
shall be [***] per month. After such determination has been made, any additional amount thereby payable by Subtenant shall be paid simultaneously with the next ensuing installment of Fixed Rent payable by Subtenant to Landlord under the Direct
Leases. Such payment by Subtenant shall constitute additional rent 
  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  

 -3- 

 
under all of Subtenant’s direct leases of space at the Building (“Direct Leases”). A default in the timely making of any such payment shall constitute a default by Subtenant under
the Direct Leases and shall not constitute a default by Tenant under the Lease or under this consent. 
 (5)
Promptly after the FMRV has been determined, Landlord and Subtenant shall execute, acknowledge and deliver an agreement setting forth the amount payable pursuant to subparagraph (J) hereinabove, provided that the failure of the parties to do so
shall not affect their respective rights and obligations under this lease. 
 Notwithstanding anything to the contrary contained
in the Sublease, Tenant and Subtenant agree that: (i) the Sublease is and shall remain subject and subordinate to the Lease and to all amendments to the Lease hereafter entered into, whether or not Subtenant consents thereto and regardless of
the content thereof (and, promptly after Landlord’s request, Tenant and Subtenant shall execute and deliver such reasonable documentation confirming such circumstances as Landlord requests); (ii) neither the Sublease nor any memorandum
thereof shall be recorded; and (iii) Subtenant shall have no right to exercise any rights of Tenant under the Lease with respect to any options to extend the term of the Lease or expand the Sublease Premises or any rights of first refusal or
first offer with respect to other space in the Building. 
 All directory listings to be furnished to Subtenant pursuant to the
Sublease shall be allocated from and among the directory listing to which Tenant is entitled pursuant to the Lease. 
 Upon the
termination of the Lease for any reason whatsoever (including, without limitation, by reason of the default of Tenant, any rejection of the Lease by virtue of the voluntary or involuntary bankruptcy or reorganization of Tenant or any agreement
between Landlord and Tenant), but expressly excluding natural expiration, Subtenant shall, promptly upon Landlord’s written request, attorn to and recognize Landlord as Subtenant’s landlord under the Sublease and execute and deliver to
Landlord such documents as Landlord may reasonably require to effectuate such attornment and recognition. Upon such attornment, the Sublease shall continue in full force and effect as a direct lease between Landlord and Subtenant, except that
Landlord shall not be (a) liable for (i) any act, omission, negligence, misrepresentation, breach of warranty or breach of any covenant or agreement of or by Tenant, or (ii) the failure by Tenant to comply with any of its obligations
under the Sublease; (b) subject to any counterclaims, defenses or offsets which Subtenant may have against Tenant; (c) obligated to perform, pay for or undertake any portion of any work obligated to be performed by Tenant under, or
recognize any rent concession provided for in, the Sublease; and/or (d) bound by any pre-payment of rent or additional rent made by Subtenant to Tenant under the Sublease. Subtenant hereby waives all rights under any present or future law to
elect, by reason of such termination of the Lease, to terminate the Sublease or surrender possession of the Sublease Premises. 
 Supplementing the provisions of Section 44 of the Lease, to induce Landlord to waive its rights pursuant to subsections (A), (C), (D) and (E) of Section 44 (except the last sentence of subsection (A)), Subtenant shall
pay directly to Landlord the annual amount of [***] (in equal monthly installments of [***], on the first day of each month during the term of the Sublease and appropriately pro rated for any partial month at the inception or end of the Sublease),
which represents the amount payable to Landlord pursuant to subsection (M) of Section 44 as a result of the consummation of the Sublease. Such payment by Subtenant shall constitute additional rent under all of Subtenant’s direct
leases of space at the Building (“Direct Leases”). A default in the timely making of any such payment shall constitute a default by Subtenant under the Direct Leases and shall not constitute a default by Tenant under the Lease or under
this consent. 
  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  

 -4- 

 Except as hereinabove provided, the provisions of Section 44 of the Lease (including,
without limitation, subsections (A), (B), (D) and (E) thereof) shall remain applicable to any proposed assignment of the Lease or other or further subletting of all or any portion of the Other Premises (whether pursuant to the First Offer
or otherwise). 
 As a material inducement to Landlord to enter into this Agreement, Subtenant covenants, on behalf of itself
and its successors and assigns, that (w) it will not hold itself out as operating a so-called Building sanctioned “meet-me room,” carrier or telecom hotel, or other similar type of interconnection facility for the telecommunications
industry which utilizes the name or address of the Building or otherwise indicates that such operation is in any manner affiliated with the Building within all or any portion of the Sublease Premises or in any space covered by any of the Direct
Leases (“Direct Lease Space”); (x) it will exercise its best efforts to avoid creating the impression within the marketplace that Subtenant’s business operations in the Sublease Premises and/or the Direct Lease Space have any
affiliation with the Building; (y) it will cause any entity hereafter subleasing, licensing or otherwise occupying or maintaining equipment in the Sublease Premises and/or any Direct Lease Space (“User”) to agree, in writing, to
comply with the covenants set forth in (w) and (x) hereinabove and use its best efforts to have existing Users act consistently with such covenants; and (z) it will recognize the validity of Landlord’s trademarks as set forth in
Exhibit E hereto and will refrain from using any of such trademarks or any other term that could be readily confused with Landlord’s trademarks. Subtenant acknowledges and agrees that the covenants and restrictions set forth in this Paragraph
are a material inducement for Landlord to enter into this Agreement with Subtenant and a default hereunder shall be deemed a material default under this Agreement (and also under each of the Direct Leases) for which Landlord shall have all of its
rights and remedies set forth in the Direct Leases and at law. Among any other remedies for any such default permitted by law or the provisions of the Direct Leases, Landlord shall be entitled to enjoin Subtenant from any violation of such covenants
and restrictions. Such covenants shall not be an obligation of Tenant under the Lease. A default by Subtenant in the performance of such obligations shall not constitute a default by Tenant under the Lease or this consent. 
 Tenant and Subtenant hereby certify that (a) neither is acting, directly or indirectly, for or on behalf of any person, group, entity
or nation named by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated National and Blocked Person” or other banned or blocked person, entity, nation or transaction pursuant to any law, order,
rule or regulation that is enforced or administered by the Office of Foreign Assets Control; and (b) neither is engaged in the Sublease, directly or indirectly on behalf of, or instigating or facilitating the Sublease, directly or indirectly on
behalf of, any such person, group, entity, or nation. Each of Tenant and Subtenant hereby agrees to defend, indemnify, and hold harmless Landlord from and against any and all loss, damage, liability, cost and expense of any nature (including
reasonable attorneys’ fees and costs) arising from or related to any breach by each of the foregoing certification. Any assignment of the Sublease or sublease of all or any portion of all or any part of the Sublease Premises shall require the
assignee or sublessee, as the case may be, to provide any certification reasonably required by Landlord which relates to the USA Patriot Act. 
  

 -5- 

 Tenant and Subtenant hereby, jointly and severally, represent and warrant to Landlord that
true and complete duplicate originals of the Sublease and all accompanying documents (other than a Joint Management Agreement, which has not yet been finalized and consummated) have been delivered to Landlord, and that there are no other agreements
between Tenant and Subtenant, oral or otherwise, of any kind or nature relating to the Lease, the Sublease or the use and occupancy of the Sublease Premises. Once finalized and consummated, Tenant and Subtenant shall furnish Landlord with a
duplicate original of such Joint Management Agreement for Landlord’s approval which shall not be unreasonably withheld or delayed. 
 Simultaneously herewith, Tenant is paying Landlord $18,500.000, in full payment of Landlord’s attorneys’ fees and disbursements pertaining to this agreement and the accompanying Subordination, Attornment and Lease
Agreement for the benefit of Subtenant. 
 Landlord’s preparation and submission of this agreement to Tenant and Subtenant
shall not constitute Landlord’s agreement to execute and exchange the same and is made subject to Landlord’s approval, execution and delivery thereof. 
 Please confirm Landlord’s, Tenant and Subtenant’s agreement to the foregoing by signing and returning copies hereof. 
  

							
	Very truly yours,
	
	60 HUDSON OWNER LLC
	By: 	 	 HUDSON TELEGRAPH ASSOCIATES,
 L.P., its managing member

			
		 	By: 	 	 Sixty Hudson Management LLC,
 general partner

				
		 		 	By:	 	/s/ Kenneth Carmel
		 		 	Name: 	 	Kenneth Carmel
		 		 		 	Manager

  

			
	AGREED TO:
	
	XO COMMUNICATIONS SERVICES, INC.
		
	By: 	 	/s/ Deborah Landesman
		 	Name: Deborah Landesman
		 	Title: VP National Real Estate
	
	COLO PROPERTIES, INC.
		
	By: 	 	/s/ Rory J. Cutaia
		 	Name: 
		 	Title: COO

  

 -6- 

 EXHIBIT E 
 LANDLORD’S TRADEMARKS 
 60 Hudson Street Meet Me Room 
 Hudson Street Meet Me Room 
 Meet Me Area at 60
Hudson Street 
 Hudson Telegraph Meet Me Room 
 The Meet Me Room at 60 Hudson Street 
 60 Hudson Street Meet Me AreaFirst Amendment of Sublease, dated January 17, 2008

 Exhibit 10.6 
 Confidential Treatment Requested by The Telx Group, Inc. 
 FIRST AMENDMENT OF SUBLEASE 
 THIS FIRST AMENDMENT OF SUBLEASE (this
“First Amendment”), made and entered into as of the 17th day of January, 2008, by and between XO COMMUNICATIONS SERVICES, INC., a Delaware corporation, with offices located at 13865 Sunrise Valley Drive, Suite 400, Herndon, Virginia 22071
(“Sublandlord”), and TELX - NEW YORK, LLC, a Delaware limited liability company (successor-in-interest to Colo Properties, Inc.), with offices located at 17 State Street, 33rd Floor, New York, New York 10004 (“Subtenant”). 
 W I T N E S S E T H: 
 WHEREAS, pursuant to an Agreement of Sublease (the “Original Sublease”), dated as of July 14, 2006, Sublandlord
subleased to Colo Properties, Inc. (“Colo”), and Colo hired and took from Sublandlord, that certain portion of the Ninth Floor Premises (as defined in the Original Sublease) located in the building (the “Building”)
known as 60 Hudson Street, New York, New York, which Ninth Floor Premises is more particularly depicted on Exhibit “A” attached hereto and made a part hereof, consisting of approximately Thirteen Thousand (13,000) square feet
of rentable area (such portion of the Ninth Floor Premises depicted on Exhibit “A” being referred to herein as the “Original Premises”; the portion of the Ninth Floor Premises totaling Seventeen Thousand
(17,000) square feet of rentable area, not being subleased to Subtenant being referred to herein as the “Retained Ninth Floor Premises”; the Original Sublease, as modified by this First Amendment, being referred to herein as
the “Sublease”); 
 WHEREAS, on September 17, 2007, Colo assigned all of its right, title and interest in
and to the Original Sublease to Subtenant and Subtenant assumed all of Colo’s obligations thereunder; and 
 WHEREAS,
Sublandlord desires to sublease to Subtenant, and Subtenant desires to hire and take from Sublandlord, the Retained Ninth Floor Premises depicted on Exhibit “A” attached hereto on the terms and conditions contained herein (the
Original Premises and the Retained Ninth Floor Premises, collectively, the “Subleased Premises”). 
 WHEREAS
Sublandlord and Subtenant wish to amend the Sublease as set forth herein. 
 NOW, THEREFORE, in consideration of the foregoing
premises and the mutual covenants and obligations herein contained, the parties hereby agree as follows: 
 1. Defined
Terms. Capitalized terms used herein and not otherwise defined shall have the respective meanings ascribed thereto in the Original Sublease. 
 2. Effective Date. The term (the “Term”) for the Retained Ninth Floor Premises commences on the date (the “Effective Date”) upon which the Consent (as defined in
Article 16 hereof) is executed by Overlandlord, Sublandlord and Subtenant, and which Term expires on May 13, 2013, unless sooner terminated as provided in the Sublease or pursuant to applicable laws. 
  

			
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 3. Premises. As of the Effective Date, Sublandlord hereby subleases the Retained
Ninth Floor Premises to Subtenant, and Subtenant hereby hires and takes the Retained Ninth Floor Premises from Sublandlord, and for all purposes under the Sublease and for the remainder of the Term of the Sublease, the Retained Ninth Floor Premises
are deemed part of the Subleased Premises, with a total of Thirty Thousand (30,000) rentable square feet. 
 4. Rent:
Taxes, Other Charges, License Fees. 
 (a) Rent. For the period from the Effective Date through May 13, 2013,
“Fixed Rent” means the following for those periods listed below (it being agreed that Subtenant shall pay the Fixed Rent for the Retained Ninth Floor Premises only from and after the Effective Date): 
  

					
	 PERIOD
	  	 MONTHLY BASE RENT
	  	 ANNUAL BASE RENT

	 5/1/07 – 4/30/08
	  	[***]	  	[***]
	 5/1/08 – 4/30/09
	  	[***]	  	[***]
	 5/1/09 – 4/30/10
	  	[***]	  	[***]
	 5/1/10 – 4/30/11
	  	[***]	  	[***]
	 5/1/11 – 4/30/12
	  	[***]	  	[***]
	 5/1/12 – 5/14/13
	  	[***]	  	[***]

 (b) Taxes.
Commencing on the Effective Date and continuing throughout the remainder of the Term, Subtenant’s Proportionate Share of taxes and all other charges payable in respect of the Subleased Premises is deemed to be One Hundred Percent (100%).

 (c) License Fees. For the period from the Effective Date through May 13, 2013, the License described in Article
11 below, and all rights and licenses granted thereunder, is at “no fee” to Sublandlord except to the extent otherwise expressly provided herein. 
 5. Use/Condition of Premises/Demising Wall/Alterations prior to the Effective Date/Cooperation/Inapplicable Provisions. 
 (a) Subtenant shall use and occupy the Retained Ninth Floor Premises solely for communications network colocation, operations and
interconnection facility, as may be limited in the Overlease and by the Consent, and in accordance with the uses permitted under applicable zoning regulations, and shall not use the Retained Ninth Floor Premises for any other purpose. Subtenant
shall not use or occupy the Retained Ninth Floor Premises for any unlawful purpose. 
 (b) Subtenant has examined the Retained
Ninth Floor Premises, is aware of the physical condition thereof, and, Subtenant agrees to take the Retained Ninth Floor Premises in its “as is” condition on the Effective Date. Subtenant acknowledges and agrees that (i) Sublandlord
has not made and does not make any representations or warranties of any kind whatsoever as to the physical condition of the Retained Ninth Floor Premises, the use to which the Premises may be put, or any other matter or thing affecting or relating
to the Retained Ninth Floor Premises, except as specifically set forth in this First Amendment; (ii) Sublandlord has no obligation whatsoever to perform any work in order to prepare the Retained Ninth Floor 
  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  

			
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 Premises for Subtenant’s occupancy thereof pursuant to this First Amendment except to deliver vacant
and exclusive possession of the Retained Ninth Floor Premises in broom clean condition on the Effective Date; (iii) in no event whatsoever is Sublandlord to be liable for any latent defects in the Retained Ninth Floor Premises or in any of its
contents; (iv) acceptance of the Retained Ninth Floor Premises by Subtenant is to be construed as recognition that the Retained Ninth Floor Premises are in a good state of repair and in sanitary condition; and (v) except for
Sublandlord’s gross negligence or willful misconduct or Sublandlord’s failure to perform its obligations under the Overlease or the Sublease, Sublandlord is not liable for any losses or damages incurred by Subtenant due to the failure by
Overlandlord to provide for or the failure of operation of the heating, cooling or other utility equipment or due to the necessity of repair of same. 
 (c) Subtenant acknowledges and agrees that the removal of the demising wall is an alteration to which the provisions of the Sublease and Overlease apply, and that Subtenant is responsible to remove the
demising wall, at its sole cost and expense, it being agreed that Sublandlord gives its consent to the removal of such wall subject to Overlandlord’s consent rights, if any, under the Overlease. Subtenant shall have the right to perform
alterations in the Subleased Premises prior to the Effective Date on the terms and conditions with respect to alterations contained in Article 6 hereof, it being agreed that if Overlandlord does not grant the Consent, then Subtenant, at its cost and
expense, shall promptly remove any such alterations and restore the applicable portion of the Subleased Premises to its condition immediately prior to the performance of such alterations, including but not limited to the replacement of the demising
wall. In connection with the performance of any such alterations: (i) Subtenant shall indemnify and hold harmless Sublandlord from and against all costs, liabilities, losses and damages in connection with such alterations, including, without
limitation, reasonable attorneys’ fees and disbursements, and (ii) Subtenant shall not adversely affect any Sublandlord equipment or property contained in the Subleased Premises in connection with the performance of any such alterations.

 (d) Sublandlord, at Subtenant’s cost and expense, shall cooperate with Subtenant in connection with obtaining the
Landmark Preservation Commission approval of the location of additional air-cooled HVAC units and any other third-party approvals required in connection with such units. 
 (e) As of the Effective Date, the following provisions in the Original Sublease are hereby deemed inapplicable to the Subleased Premises: Article 5, clauses (c), (d), (e), (f), (g), (h), (j), (k), (1),
(m), and (n) and the reference to the Joint Management Agreement in clause (e). 
 6. Subtenant Alterations.
Subtenant shall not make any alterations, installations, improvements, additions or other physical changes in or about the Subleased Premises, including but not limited to the Retained Ninth Floor Premises (“Subtenant Alterations”)
without first obtaining the written consent of Sublandlord and, to the extent required by the Overlease, of Overlandlord, with respect thereto. Sublandlord agrees to cooperate with Subtenant, at no cost to Sublandlord, in order to obtain such
consent, including, without limitation, submitting plans and specifications on behalf of Subtenant. Subtenant shall perform all Subtenant Alterations, at Subtenant’s sole cost and expense, and in accordance with the applicable provisions of the

  

			
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	  	3

 Overlease and the written consent of Sublandlord, and if applicable, Overlandlord. In the event that
Subtenant elects to move Sublandlord’s equipment from its present location to another location in the Premises, Subtenant shall perform the relocation at its sole cost and expense and under Sublandlord’s supervision, or Sublandlord can
elect to perform the move at Subtenant’s cost and expense. 
 7. Fiber Distribution Bays. Sublandlord retains the
right to use the fiber distribution bays (ditel boxes/fiber boxes/fiber troughs) (the “Fiber Distribution Bays”) that are presently located in the area outside of that area that is intended to be the caged area as more particularly
described on Exhibit “B” attached hereto and made a part hereof and the right to continue to pull Sublandlord’s own fiber through and directly into the Sublandlord’s cage at no additional fee or charge, but pursuant to
Subtenant’s standard, reasonable and non-discriminatory rules and regulations. In addition, Sublandlord has the right to install an additional four (4) four inch (4”) conduits running from the Fiber Distribution Bays to the
Building risers. 
 8. Maintenance and Repairs. 
 (a) Subtenant assumes responsibility for: 
 (i) all maintenance obligations and operations for those generators directly supporting Subtenant’s operations; 
 (ii) all repairs and maintenance of the improvements and equipment, including but not limited to, generators, power supply, fire suppression system, HVAC and common areas; 
 (iii) providing Sublandlord with all necessary support and services to ensure that Sublandlord can properly and safely operate the Node,
such support and services to be at Subtenant’s standard rates; 
 (iv) maintaining the ambient temperature of the Premises
at 72-78 degrees; and 
 (v) providing Sublandlord with 24/7/365 access to any and all of Sublandlord’s property located
within the Subleased Premises. 
 (b) Sublandlord, at its cost and expense, shall maintain and operate the Node and any DC power
plant installed by Sublandlord and the Fiber Distribution Bays described in Article 7 above, provided that Subtenant shall provide electrical service and power to the Node and any such DC power plant on the terms and conditions set forth in Article
9 below. 
 9. Electricity. As of the Effective Date, Subtenant assumes all obligations for the provision of electrical
power to the Subleased Premises, including but not limited to the provision of electrical power to the Node, and in furtherance of that assumption, Subtenant shall (a) accept, as of the Effective Date, transfer of the account and the submeter
in respect of the Premises, and (b) make available to Sublandlord in the Node, electrical power as follows: AC amps @ $30 per Amp and DC amps @ $25 per Amp. Sublandlord agrees that Subtenant shall be entitled to the entire electrical capacity
afforded Sublandlord under the Overlease with respect to 
  

			
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 the Subleased Premises. If Subtenant requires additional electrical service, then Sublandlord, at
Subtenant’s cost and expense, shall cooperate with Subtenant in working to obtain from or through Overlandlord any additional electrical capacity needed by Subtenant in the Subleased Premises. Notwithstanding any other provision of this
Original Sublease to the contrary, Subtenant shall indemnify and hold harmless Sublandlord from and against all costs, liabilities, losses and damages incurred or suffered by Sublandlord in connection with any monetary or other obligations to
Overlandlord or the electrical utility in respect of the electrical capacity afforded to the Subleased Premises. 
 10. Fuel
Tanks. Sublandlord retains the ownership of the fuel tank(s). No later than December 31, 2008, Sublandlord and Subtenant shall enter into an agreement regarding the fuel tank and fuel system, to include all necessary rights and obligations
in respect of the maintenance and repair the fuel tank, fuel pump, fuel risers and related risers and certain electrical boxes licenses, and on such terms and conditions and at such a fee rate, as the parties shall mutually agree, acting reasonably.
Such agreement, upon its completion and execution by each of Sublandlord and Subtenant, shall be deemed annexed to this First Amendment as Exhibit “C” attached hereto and made a part hereof. 
 11. License. 
 (a) Subtenant hereby licenses to Sublandlord the following licenses and rights for the remainder of the Term of the Sublease (such licenses and rights, individually and collectively, “License”): 
 (i) The right of access to, and to occupy, on an exclusive basis, approximately five hundred (500) square feet of space in the
Subleased Premises as depicted on Exhibit “B” attached hereto (“Node Space”); 
 (ii) The
non-exclusive license and right including but not limited to the right of access, and to install (including caging), operate, maintain, repair, replace and upgrade (collectively “Work”) fiber optic cable, co-axial cable, copper
wiring and any and all other transmission medium and associated equipment, including dual redundant connections (the “XO Facilities”) so as to connect to Sublandlord’s infrastructure located in and on the Building; and

 (iii) Such other rights as the parties agree, acting reasonably, are necessary to ensure that Sublandlord is able to
continue its business operations in the Building, notwithstanding that Sublandlord no longer occupies any portion of the Premises on the Ninth Floor of the Building. 
 (iv) The right to the amount of electrical power specified in Article 9 hereof. 
 (b) Sublandlord is solely responsible for all costs or expense associated with the operation of the Node in its present location, including but not limited to, caging and the securing of the Node. Subtenant is solely responsible for all
costs or expense associated with the relocation, placement and establishment of the Node in any other location than that which the Node presently occupies, including but not limited to, relocating, caging and the securing of the Node. 
  

			
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 (c) In the event that Sublandlord elects to place a DC power plant for Sublandlord’s
own use in the Subtenant’s mechanical area, then Subtenant shall, upon request from Sublandlord, provide Sublandlord with not less than one hundred (100) square feet in, or adjacent to, Subtenant’s DC Plant & Battery Room, as
depicted on Exhibit “A”. Sublandlord is solely responsible for all costs or expense associated with the placement of the DC power plant, including but not limited to, relocating, caging and the securing of the DC Power Plant.

 (d) No later than twelve (12) months prior to the date of expiration of the Sublease, Sublandlord and Subtenant shall
enter into a new license agreement, to include all of the rights and licenses set forth in clauses (a), (b) and (c) above, to be effective from the date of expiration of the Sublease, with such duration and renewal options, and on such
other terms and conditions and at such a fee rate, as the parties shall mutually agree, acting reasonably. 
 12. Sublease.
Not Assignment. Notwithstanding anything contained herein, this First Amendment shall be deemed to be a modification of a sublease for and of the Premises and not an assignment, in whole or in part, of Sublandlord’s interest in the
Overlease. 
 13. Expenses; Broker; Attorney Fees. Each party will be responsible for its own expenses in connection with
all matters relating to the transactions proposed herein and if for any reason the proposed transactions are not consummated, neither party is responsible for any of the other parties’ costs or expenses. However, Sublandlord is not responsible
for any brokers’ commissions or fees nor any attorneys fees incurred by or payable to Landlord in respect of the transactions proposed herein. 
 14. Sale and Purchase of Equipment. The parties agree to buy and sell the assets (“Assets”) described on Schedule “I” attached hereto and made a part hereof, on
the terms and conditions set forth herein. 
 (a) The purchase price of the Assets is One Million Eight Hundred Thousand Dollars
($1,800,000) (the “Purchase Price”) payable as follows: 
 (i) $200,000 on the Effective Date,

 (ii) $400,000 thirty (30) days after the Effective Date 
 (iii) The balance paid in three equal payments of $400,000 each, on April 1, 2008, August 1, 2008 and November 1, 2008.

 (iv) All payments to be made by wire transfer starting on the Effective Date, pursuant to the wiring instructions set forth
herein as Schedule II attached hereto and made a part hereof. 
 (b) Upon the Effective Date, Subtenant shall deliver to
Sublandlord: 
  

			
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 (i) the sum of Two Hundred Thousand Dollars and 00/100 Cents ($200,000.00) (the “Asset
Price”); and 
 (ii) the Bill of Sale, in the form annexed as Exhibit “D” attached hereto and made a part
hereof (the “Bill of Sale”) signed by Subtenant. 
 (c) Upon the Commencement Date, Sublandlord shall deliver
to Subtenant: 
 (i) the Bill of Sale, signed by Sublandlord; and 
 (ii) certificates of title (if any) to the Assets. 
 (d) Within a reasonable time, but no later than forty-five (45) days, following receipt of the Asset Price, Sublandlord shall: 
 (i) assign to Subtenant any and all guaranties, warranties, certificates, rights and privileges relating to the Assets, if any, and to the
extent in effect on the Closing Date; and 
 (ii) deliver to Subtenant any documentation and manuals related to the Assets; and

 (iii) pay any and all sales taxes or other transaction related taxes due in connection with the sale of the Assets to
Subtenant. 
 (e) Sublandlord conveys the Assets to Subtenant in their “as is”, “where-is” condition,
without any representation or warranty of any kind or nature whatsoever, except Sublandlord represents and warrants that it owns the Assets free and clear of all liens, charges and encumbrances and that the Bill of Sale shall transfer good and
marketable title thereto, free and clear of all liens, charges and encumbrances whatsoever. 
 (f) The parties acknowledge and
agree that the obligations set forth under Article 23 of the Sublease are deemed to have been performed, and no further actions are required by either party in respect of those provisions. 
 (g) If Subtenant fails to pay any amount as set forth in Section 14(a) (ii) above within five (5) days after any such amount
becomes due and payable, Subtenant shall pay to Sublandlord a late charge of five percent (5%) of the amount then due and unpaid. In addition, any such late payment shall bear interest from the date such amount became due and payable to the
date of payment thereof by Subtenant at the per annum interest rate listed as the base rate on corporate loans at large U.S. money center commercial banks as published from time to time under “Money Rates” in the Wall Street Journal plus
three percent (3%) but in no event greater than the maximum rate permitted by law. In the event the Wall Street Journal ceases to publish such rates, Sublandlord shall choose at Sublandlord’s sole discretion a similar nationally known and
recognized publication that publishes such rates. Such late charge and interest shall be due and payable within two (2) days after written demand from Sublandlord. Notwithstanding any other provision of the Sublease to the contrary, in the
event that Sublandlord uses the services of an attorney in order to enforce the provisions of this Section 14(g), Subtenant shall reimburse Sublandlord upon demand for any and all attorneys’ fees and expenses so incurred by Sublandlord.

  

			
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 15. Extinguishment of Right of First Offer. Article 7 of the Sublease is hereby
deleted in its entirety. 
 16. Conditions Precedent. Subtenant hereby acknowledges and agrees that this First Amendment
is subject to and conditioned upon obtaining the written consent of Overlandlord as provided in the Overlease, which consent shall be in the standard form that Overlandlord customarily delivers for its consent to a subletting in the Building (the
“Consent”), and which Consent shall otherwise be reasonably acceptable to Sublandlord and Subtenant, and Sublandlord shall reasonably cooperate with Subtenant, at Subtenant’s sole cost and expense, in the procurement of the
Consent. 
 17. Various Operating Provisions. 
 (a) Subtenant shall have the right, without obtaining Sublandlord’s consent, to place signage in the Subleased Premises identifying
Subtenant (or any of its approved subtenants, assignees or licensees) upon obtaining Overlandlord’s consent therefor to the extent required (it being agreed that if Overlandlord consents to any such signage, then Sublandlord shall be deemed to
have consented to such signage). 
 (b) Sublandlord, at Subtenant’s cost and expense, shall provide reasonable assistance
to Subtenant in connection with Subtenant’s obtaining any necessary permits and approvals in connection with Subtenant’s use of, and operation in, the Subleased Premises, including, without limitation, assistance in obtaining any approvals
required for the installation of additional air-cooled air conditioning units to be installed in the Subleased Premises. 
 18.
Broker. Each party covenants, warrants and represents to the other party that it has had no dealings, conversation or negotiation with any broker other than Williams Real Estate Co., Inc. (“Broker”) concerning the execution
and delivery of this First Amendment. Each party hereto agrees to indemnify and hold harmless the other party against and from any claims for any brokerage commissions and all costs, expenses and liabilities in connection therewith, including,
without limitation, reasonable attorneys’ fees and disbursements, arising out of its respective representations and warranties contained in this Article 18 being untrue. Subtenant shall pay any brokerage commissions due to Broker pursuant to a
separate agreement between Subtenant and Broker, and shall pay any other amounts payable under any other arrangements it has with any other parties in respect of this First Amendment and the Original Sublease. The provisions of this Article 18 shall
survive the expiration or earlier termination of the Term. 
 19. Miscellaneous. 
 (a) The address for all notices to Sublandlord is as follows: 
 (i) XO Communications, 14811 N. Kierland, Blvd, Suite 300, Scottsdale, AZ 85254 Attn: License and Access Contract Administrator; and

  

			
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 (ii) XO Communications, 13865 Sunrise Valley Drive, Suite 400, Herndon, Virginia 22071,
Attention: General Counsel. 
 (b) This First Amendment shall be governed by, and construed in accordance with, the laws of the
State of New York. 
 (c) Subtenant hereby ratifies and confirms its obligations under the Sublease and represents and warrants
to Sublandlord that it has no defenses thereto. Additionally, Subtenant further confirms and ratifies that, as of the date hereof, (i) the Sublease is and remains in good standing and full force and effect, and (ii) Subtenant has no
claims, counterclaims, set-offs or defenses against Sublandlord arising out of the Sublease or in any way relating thereto or arising out of any other transaction between Sublandlord and Subtenant. Sublandlord hereby ratifies and confirms its
obligations under the Sublease and represents and warrants to Subtenant that it has no defenses thereto. Additionally, Sublandlord further confirms and ratifies that, as of the date hereof, (i) the Sublease is and remains in good standing and
full force and effect, (ii) Sublandlord has no claims, counterclaims, set-offs or defenses against Subtenant arising out of the Original Sublease in any way relating thereto or arising out of any other transaction between Sublandlord and
Subtenant, (iii) Sublandlord has not sent notice of any claims, offsets or defenses against Overlandlord under the Overlease. 
 (d) Except as expressly amended by this First Amendment, all the terms, covenants, and conditions of the Sublease remain in full force and effect. In the event of any conflict between the provisions of this First Amendment and the Sublease,
the provisions of this First Amendment shall control. 
 IN WITNESS WHEREOF, the parties hereto have duly executed this First Amendment of
Sublease as of the day and year first above written. 
  

			
	XO COMMUNICATIONS SERVICES, INC., Sublandlord
		
	By:	 	 /s/ Deborah Landesman

	Name:	 	Deborah Landesman
	Title:	 	Vice President, National Real Estate
	
	 TELX - NEW YORK, LLC, Subtenant

		
	By:	 	 /s/ J. Todd Raymond

	Name:	 	J. Todd Raymond
	Title:	 	President

  

			
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